← Meeting record

North York Community Council

2022-06-28 · 0 stories from 64 items

The full agenda, as filed

All 64 items in the clerk’s order. Each carries the city’s own words: the staff recommendation, what the body decided, and its status. Nothing below is written by us.

Items 1 to 25 of 64Show 2550 100 all

NY33.1amended
1184 Wilson Avenue - Zoning By-law Amendment Application - Final Report
This application proposes to construct a 12-storey (36.0 metre high) residential building at 1184 Wilson Avenue. The building would have 262 residential units and 263 parking spaces, including 39 visitor parking spaces, in a two and a half level parking structure. Overall the proposal has a Gross Floor Area of 22,541.1 square metres which would result in a Floor Space Index (FSI) of 5.37 times the lot area. The proposed development is consistent with the Provincial Policy Statement (2020) and conforms with A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2020). This report reviews and recommends approval of the application to amend the Zoning By-law. The proposed building represents an appropriate level of intensification on the site and along an Avenue overlay with direct access to good public transit, and the proposal transitions appropriately to the Neighbourhoods area to the north.
North York Community Council recommends that: 1. City Council amend the former City of North York Zoning By-law 7625, as amended, for the lands at 1184 Wilson Avenue, substantially in accordance with the draft Zoning By-law Amendment in Attachment 6 to the report (May 30, 2022) from the Director, Community Planning, North York District. 2. City Council amend City of Toronto Zoning By-law 569-2013, as amended, for the lands at 1184 Wilson Avenue, substantially in accordance with the draft Zoning By-law Amendment in revised Attachment 7 to the report (May 30, 2022) from the Director, Community Planning, North York District. 3. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendments as may be required. 4. City Council authorize the City Solicitor to submit the necessary bill(s) to implement City Council's decision, provided the City Solicitor is satisfied that the appropriate legal mechanisms are in place to ensure that no building permit will be issued until such time as the Section 37 Agreement is executed and registered. 5. City Council require the owner to enter into an Agreement pursuant to Section 37 of the Planning Act, as follows: a. the community benefits recommended to be secured in the Section 37 Agreement are as follows: 1. an indexed cash contribution of $1,100,000.00 to be paid by the Owner prior to the issuance of the first above-grade building permit for the new residential building, to be allocated towards capital improvements to parkland, community facilities and/or public realm located within the vicinity of the site and/or Ward 6, provided that purpose is identified in the Toronto Official Plan and will benefit the community, to the satisfaction of the Chief Planner and Executive Director, City Planning, in consultation with the Ward Councillor; 2. the cash contribution set out in Recommendation 5.a.1. above shall be indexed upwardly in accordance with the Statistics Canada Non-Residential Construction Price Index for the Toronto Census Metropolitan Area, reported quarterly by Statistics Canada in Building Construction Price Indexes Table: 18-10-0135-01, or its successor, calculated from the date City Council adopts the zoning by-law amendment(s) to the date of paymennt; and 3. in the event the cash contribution in Recommendation 5.a.1. above has not been used for the intended purpose within three (3) years of the by-law coming into full force and effect, the cash contribution may be redirected for another purpose(s), at the discretion of the Chief Planner and Executive that the purpose is identified in the Official Plan and will benefit the community in the vicinity of the site. b. the following matters are also recommended to be secured in the Section 37 Agreement as a legal convenience to support development: 1. the Owner shall construct the development in accordance with the accepted Travel Demand Management Plan, including the provision of Pre-loaded Transit Passes, a Car-share Vehicle and Space, Bike Repair Station(s), and a Real-time Transportation Screen, to the satisfaction of the Chief Planner and Executive Director, City Planning; and 2. the Owner will construct and maintain the development of the site in accordance with Tier 1, Toronto Green Standard, and the Owner will be encouraged to achieve Tier 2, Toronto Green Standard, or higher, where appropriate, consistent with the performance standards of Toronto Green Standards applicable at the time of the site plan application for each building on the site. 6. City Council direct the Chief Planner and Executive Director, City Planning to engage the adjacent community at the Site Plan Control stage with the intent of making sure the applicant implements as many privacy measures as possible to respect the established residential neighbourhood to the north.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council amend the former City of North York Zoning By-law 7625, as amended, for the lands at 1184 Wilson Avenue, substantially in accordance with the draft Zoning By-law Amendment in Attachment 6 to this report. 2. City Council amend City of Toronto Zoning By-law 569-2013, as amended, for the lands at 1184 Wilson Avenue, substantially in accordance with the draft Zoning By-law Amendment in Revised Attachment 7 to this report. 3. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendments as may be required. 4. City Council authorize the City Solicitor to submit the necessary bill(s) to implement City Council's decision, provided the City Solicitor is satisfied that the appropriate legal mechanisms are in place to ensure that no building permit will issue until such time as the Section 37 Agreement is executed and registered. 5. City Council require the owner to enter into an Agreement pursuant to Section 37 of the Planning Act, as follows: a. the community benefits recommended to be secured in the Section 37 Agreement are as follows: 1. an indexed cash contribution of $1,100,000.00 to be paid by the Owner prior to the issuance of the first above-grade building permit for the new residential building, to be allocated towards capital improvements to parkland, community facilities and/or public realm located within the vicinity of the site and/or Ward 6, provided that purpose is identified in the Toronto Official Plan and will benefit the community, to the satisfaction of the Chief Planner and Executive Director, City Planning, in consultation with the Ward Councillor; 2. the cash contribution set out in Recommendation 5.a.1. above shall be indexed upwardly in accordance with the Statistics Canada Non-Residential Construction Price Index for the Toronto Census Metropolitan Area, reported quarterly by Statistics Canada in Building Construction Price Indexes Table: 18-10-0135-01, or its successor, calculated from the date of execution of the Section 37 Agreement to the date of payment of the cash contribution by the owner to the City; and 3. in the event the cash contribution in Recommendation 5.a.1. above has not been used for the intended purpose within three (3) years of the by-law coming into full force and effect, the cash contribution may be redirected for another purpose(s), at the discretion of the Chief Planner and Executive that the purpose is identified in the Official Plan and will benefit the community in the vicinity of the site. b. the following matters are also recommended to be secured in the Section 37 Agreement as a legal convenience to support development: 1. the Owner shall construct the development in accordance with the accepted Travel Demand Management Plan, including the provision of Pre-loaded Transit Passes, a Car-share Vehicle and Space, Bike Repair Station(s), and a Real-time Transportation Screen, to the satisfaction of the Chief Planner and Executive Director, City Planning; and 2. the Owner will construct and maintain the development of the site in accordance with Tier 1, Toronto Green Standard, and the Owner will be encouraged to achieve Tier 2, Toronto Green Standard, or higher, where appropriate, consistent with the performance standards of Toronto Green Standards applicable at the time of the site plan application for each building on the site.
NY33.2amended
2699 to 2701 Keele St - Zoning By-law Amendment Application - Final Report
This application proposes to amend the Zoning By-law to permit the construction of a mixed use building at 2699 to 2701 Keele Street. The building would be comprised of a five-storey (19.85 metre high) base building along the north, south and east portions of the built form. A 7-storey (27.05 metres high) base building component would be provided along the Keele Street frontage of the site. A nine-storey (33.60 metre high) mid-rise building component would be provided in the central southern portion of the built form, adjacent a 28-storey (90.90 metre high) tower which would be located in the southwest corner of the site close to the Highway 401 off-ramp and Keele Street, the tower height being exclusive of a 7.0 metre high mechanical penthouse. The proposal would contain a total of 372 residential units, 399 square metres of grade-related retail and 385 parking spaces in a five-level underground parking structure. An on-site parkland dedication of 608 square metres would also be provided. The proposed development would have a total gross floor area of 34,537 square metres above grade, which would result in a Floor Space Index (FSI) of 5.6 times the area of the lot. The proposed development is consistent with the Provincial Policy Statement (2020) and conforms with A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2020). This report reviews and recommends approval of the application to amend the Zoning By-law.
North York Community Council recommends that: 1. City Council amend City of Toronto Zoning By-law 569-2013, as amended, for the lands at 2699 to 2701 Keele Street substantially in accordance with the draft Zoning By-law Amendment in Attachment 6 to the report (June 2, 2022) from the Director, Community Planning, North York District. 2. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendments as may be required. 3. City Council authorize the City Solicitor to submit the necessary bills(s) to implement City Council's decision provided the City Solicitor is satisfied that the appropriate legal mechanisms are in place to ensure that no building permit will be issued until such time as the Section 37 Agreement is executed and registered. 4. City Council approve that, in accordance with Section 42 of the Planning Act, prior to the first above grade building permit, the Owner shall convey to the City, an on-site parkland dedication, having a minimum size of 608 square metres located in the northeast of the site with a frontage along George Appleton Way, to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor. 5. City Council approve the acceptance of on-site parkland dedication, subject to the owner transferring the parkland to the City free and clear, above and below grade, of all easements, encumbrances, and encroachments, in an acceptable environmental condition, all to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor. 6. City Council require the owner to enter into an Agreement pursuant to Section 37 of the Planning Act, as follows: a. the community benefits recommended to be secured in the Section 37 Agreement are as follows: 1. a cash contribution of $1,700,000.00 to be paid by the Owner prior to the issuance of the first above-grade building permit for the new residential building, to be allocated towards improvements to parks and community facilities in Ward 6, where a minimum of $250,000.00 is to be allocated toward beyond-base conditions and capital improvements for the on-site public park lands, and the balance of the cash contribution, provided that the purpose is identified in the Toronto Official Plan and will benefit the community, to the satisfaction of the Chief Planner and Executive Director, City Planning, in consultation with the Ward Councillor; 2. the cash contribution set out in Recommendation 6.a.1. above shall be indexed upwardly in accordance with the Statistics Canada Non-Residential Construction Price Index for the Toronto Census Metropolitan Area, reported quarterly by Statistics Canada in Building Construction Price Indexes Table: 18-10-0135-01, or its successor, calculated from the date City Council adopts the Zoning by-law amendment(s) to the date of payment; and 3. in the event the cash contribution in Recommendation 6.a.1. above has not been used for the intended purpose within three (3) years of the by-law coming into full force and effect, the cash contribution may be redirected for another purpose(s), at the discretion of the Chief Planner and Executive Director, City Planning that the purpose is identified in the Official Plan and will benefit the community in the vicinity of the site. b. the following matters are also recommended to be secured in the Section 37 Agreement as a legal convenience to support development: 1. the Owner shall convey to the City an on-site 608 square metre parkland dedication on terms and conditions satisfactory to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor; 2. the Owner shall construct the development in accordance with the accepted Transportation Impact Study Update, prepared by LEA (dated December 15, 2021), related to the proposed Transportation Demand Management measures including the provision of Transit Passes, Bike Repair Station(s), Real-time Transportation Screen, TDM Monitoring Program and Bike-Share, to the satisfaction of the Chief Planner and Executive Director, City Planning; 3. the Owner will construct and maintain the development of the site in accordance with Tier 1, Toronto Green Standard, and the Owner will be encouraged to achieve Tier 2, Toronto Green Standard, or higher, where appropriate, consistent with the performance standards of Toronto Green Standards applicable at the time of the site plan application for each building on the site; 4. the Owner is required to enter into the appropriate financially secured agreement(s) for the construction of the required improvements to the municipal infrastructure to support this development, according to the Functional Servicing Report accepted by the Chief Engineer and Executive Director of Engineering and Construction Services; and 5. the Owner will provide space within the development for the installation of maintenance access holes and sampling ports on the private side, as close to the property line as possible, for both the storm and sanitary service connections, in accordance with the Sewers By-law Chapter 681.10.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council amend City of Toronto Zoning By-law 569-2013, as amended, for the lands at 2699 to 2701 Keele Street substantially in accordance with the draft Zoning By-law Amendment in revised Attachment 6 to the report (June 2, 2022) from the Director, Community Planning, North York District. 2. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendments as may be required. 3. City Council authorize the City Solicitor to submit the necessary bills(s) to implement City Council's decision provided the City Solicitor is satisfied that the appropriate legal mechanisms are in place to ensure that no building permit will issue until such time as the Section 37 Agreement is executed and registered. 4. City Council approve that, in accordance with Section 42 of the Planning Act, prior to the first above grade building permit, the Owner shall convey to the City, an on-site parkland dedication, having a minimum size of 608 square metres located in the northeast of the site with a frontage along George Appleton Way, to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor. 5. City Council approve the acceptance of on-site parkland dedication, subject to the owner transferring the parkland to the City free and clear, above and below grade, of all easements, encumbrances, and encroachments, in an acceptable environmental condition, all to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor. 6. City Council require the owner to enter into an Agreement pursuant to Section 37 of the Planning Act, as follows: a. the community benefits recommended to be secured in the Section 37 Agreement are as follows: 1. a cash contribution of $1,700,000.00 to be paid by the Owner prior to the issuance of the first above-grade building permit for the new residential building, to be allocated towards improvements to parks and community facilities in Ward 6, where a minimum of $250,000.00 is to be allocated toward beyond-base conditions and capital improvements for the on-site public park lands, and the balance of the cash contribution, provided that the purpose is identified in the Toronto Official Plan and will benefit the community, to the satisfaction of the Chief Planner and Executive Director, City Planning, in consultation with the Ward Councillor; 2. the cash contribution set out in Recommendation 6.a.1. above shall be indexed upwardly in accordance with the Statistics Canada Non-Residential Construction Price Index for the Toronto Census Metropolitan Area, reported quarterly by Statistics Canada in Building Construction Price Indexes Table: 18-10-0135-01, or its successor, calculated from the date of execution of the Section 37 Agreement to the date of payment of the cash contribution by the owner to the City; and; 3. in the event the cash contribution in Recommendation 6.a.1. above has not been used for the intended purpose within three (3) years of the by-law coming into full force and effect, the cash contribution may be redirected for another purpose(s), at the discretion of the Chief Planner and Executive Director, City Planning that the purpose is identified in the Official Plan and will benefit the community in the vicinity of the site. b. the following matters are also recommended to be secured in the Section 37 Agreement as a legal convenience to support development: 1. the Owner shall convey to the City an on-site 608 square metre parkland dedication on terms and conditions satisfactory to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor; 2. the Owner shall construct the development in accordance with the accepted Transportation Impact Study Update, prepared by LEA (dated December 15, 2021), related to the proposed Transportation Demand Management measures including the provision of Transit Passes, Bike Repair Station(s), Real-time Transportation Screen, TDM Monitoring Program and Bike-Share, to the satisfaction of the Chief Planner and Executive Director, City Planning; 3. the Owner will construct and maintain the development of the site in accordance with Tier 1, Toronto Green Standard, and the Owner will be encouraged to achieve Tier 2, Toronto Green Standard, or higher, where appropriate, consistent with the performance standards of Toronto Green Standards applicable at the time of the site plan application for each building on the site; 4. the Owner is required to enter into the appropriate financially secured agreement(s) for the construction of the required improvements to the municipal infrastructure to support this development, according to the Functional Servicing Report accepted by the Chief Engineer and Executive Director of Engineering and Construction Services; and 5. the Owner will provide space within the development for the installation of maintenance access holes and sampling ports on the private side, as close to the property line as possible, for both the storm and sanitary service connections, in accordance with the Sewers By-law Chapter 681.10.
NY33.3amended
2808 to 2810 Keele Street - Zoning By-law Amendment and Rental Housing Demolition Applications - Final Report
The Zoning By-law Amendment application proposes to amend both the former City of North York By-law 7625 and the City of Toronto By-law 569-2013 to permit the redevelopment of the lands with a 13-storey (42 metres, inclusive of the mechanical penthouse) apartment building comprised of 313 dwelling units, including 54 replacement rental units, and 167 parking spaces. The total gross floor area (GFA) of the proposed development is 23,827 square metres, which represents a floor space index (FSI) of 3.66 times the lot area. The Rental Housing Demolition application proposes to demolish the existing four-storey rental apartment building (2808 Keele Street) and single-detached house (2810 Keele Street), which together contains 54 rental dwelling units, and replace all 54 rental units at similar sizes and by their respective or larger bedroom types within the proposed development. The City-approved Tenant Relocation and Assistance Plan would ensure existing tenants reserve the right to return to replacement rental units at similar rents and that they could afford alternative interim accommodation in the neighbourhood as the development is being constructed. The proposed development is consistent with the Provincial Policy Statement (2020) and conforms with A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2020). The proposal represents an appropriate level of intensification along Keele Street, and provides for an appropriate transition from Apartment Neighbourhoods to Neighbourhoods, as contemplated by the Official Plan. This report reviews and recommends approval of the applications to amend the Zoning By-laws and to demolish the 54 existing rental dwelling units on the lands.
North York Community Council recommends that: 1. City Council amend Zoning By-law 7625, as amended, for the lands at 2808 to 2810 Keele Street substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 6 to the report (May 24, 2022) from the Director, Community Planning, North York District. 2. City Council amend City of Toronto Zoning By-law 569-2013, as amended, for the lands at 2808 to 2810 Keele Street substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 7 to the report (May 24, 2022) from the Director, Community Planning, North York District. 3. City Council authorize the City Solicitor to submit the necessary bills to implement City Council's decision provided the City Solicitor is satisfied that the appropriate legal mechanisms are in place to ensure that no building permit will be issued until such time as the Section 37 Agreement is executed and registered. 4. City Council authorize the City Solicitor to make such stylistic and technical changes to the Zoning By-law Amendments as may be required. 5. City Council require the Owner to enter into an Agreement pursuant to Section 37 of the Planning Act (the "Section 37 Agreement") as follows: a. a cash contribution of one million and two-hundred thousand dollars ($1,200,000.00) towards capital improvements to parkland, community facilities, and/or the public realm within the vicinity of the development site and/or Ward 6; b. the cash contributions referred to in Recommendation 5.a. above shall be indexed upwardly in accordance with the Statistics Canada Residential or Non-Residential, as the case may be, Building Construction Price Index for the Toronto Census Metropolitan Area, as reported quarterly by Statistics Canada in Building Construction Price Indexes Table 18-10-0135-01, or its successor, calculated from the date City Council adopts the zoning by-law amendment(s) to the date of payment; and c. in the event the cash contribution referred to in Recommendation 5.a. above has not been used for the determined purpose within three years of the amending Zoning By-laws coming into full force and effect, the cash contribution may be redirected for another purpose, at the discretion of the Chief Planner and Executive Director, City Planning, in consultation with the Ward Councillor, provided the purpose is identified in the Official Plan and will benefit the community in the vicinity of the lands. 6. The following matters are also recommended to be secured in the Section 37 Agreement as a legal convenience to support development: a. a privately owned publicly-accessible spaces, having a minimum total area of approximately 1454.4 square metres at grade on the northern, western and southern portions of the site, as generally identified on Diagram 3 of Zoning By-law Amendment 569-2013, attached as Attachment 7 to this report, with the specific design of the privately owned publicly-accessible spaces and any associated easements and improvements to be determined as part of the Site Plan Approval process for this site, to the satisfaction of the Chief Planner and Executive Director, City Planning, in consultation with the Ward Councillor. The privately owned publicly-accessible spaces easement shall include provisions for rights of support if necessary, and insurance and indemnification of the City by the owner, to the satisfaction of the Chief Planner and Executive Director, City Planning, and the City Solicitor. 7. City Council approve the Rental Housing Demolition application (21 138298 NNY 06 RH) under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006 to permit the demolition of fifty-four (54) existing rental dwelling units at 2808 and 2810 Keele Street, subject to the following conditions: a. the owner shall provide and maintain fifty-four (54) replacement rental dwelling units for a period of at least 20 years beginning from the date that each replacement rental unit is first occupied. During such 20-year period, no replacement rental dwelling unit shall be registered as a condominium or any other form of ownership housing that provides a right to exclusive possession of a dwelling unit, including life-lease or co-ownership, and no application shall be made to demolish any replacement rental dwelling unit or convert any replacement rental unit to a non-residential rental purpose. The fifty-four (54) replacement rental dwelling units shall be comprised of one (1) studio unit, forty-five (45) two-bedroom units, six (6) three-bedroom units, and two (2) four-bedroom units, and shall collectively contain a total gross floor area of at least 4,514 square metres, as generally illustrated in the plans prepared by Turner Fleischer and dated May 18, 2022 and June 6, 2022, with any revision to these plans being to the satisfaction of the Chief Planner and Executive Director, City Planning; b. the owner shall provide and maintain at least two (2) four-bedroom replacement rental dwelling units, four (4) three-bedroom replacement rental units, forty-one (41) two-bedroom replacement rental units, and one (1) studio replacement rental unit at affordable rents, as currently defined in the Toronto Official Plan, and two (2) three-bedroom replacement rental units and four (4) two-bedroom replacement rental units at mid-range rents, as currently defined in the Toronto Official Plan, for a period of at least ten (10) years beginning from the date of first occupancy of each unit; c. the owner shall provide an acceptable Tenant Relocation and Assistance Plan to all Eligible Tenants of the fifty-four (54) existing rental dwelling units proposed to be demolished, addressing the right to return to occupy one of the replacement rental dwelling units at similar rents (including the right for six existing tenants of two-bedroom rental units to return to three-bedroom replacement rental units without increases in rent from moving to larger bedroom types), the provision of alternative accommodation at similar rents in the form of rent gap payments, and other assistance to mitigate hardship. The Tenant Relocation and Assistance Plan shall be developed in consultation with, and to the satisfaction of, the Chief Planner and Executive Director, City Planning; d. the owner shall provide tenants of all fifty-four (54) replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed development at no extra charge, and on the same terms and conditions as any other resident of the development, without the need to pre-book or pay a fee unless specifically required as a customary practice for private bookings; e. the owner shall provide ensuite laundry equipment in each replacement rental dwelling unit within the proposed development at no additional cost to tenants; f. the owner shall provide central air conditioning equipment in each replacement rental dwelling unit within the proposed development at no additional cost to tenants; g. the owner shall provide and make available at least twenty-five (25) vehicle parking spaces to tenants of the replacement rental units, and such vehicle parking spaces shall be made available: firstly, to returning tenants whose lease agreements for their existing rental units in the existing building included access to a vehicular parking space, at no charge; secondly, to returning tenants who did not previously rent a vehicle parking space, on the same terms and conditions as any other resident of the development, and thirdly to new tenants of the replacement rental units on the same terms and conditions as any other resident of the development; h. the owner shall provide tenants of the replacement rental dwelling units with access to all bicycle and visitor vehicular parking at no charge and on the same terms and conditions as any other resident of the development; i. the owner shall provide and make available at least twelve (12) storage lockers to tenants of the replacement rental units, and such storage lockers shall be made available: firstly, to returning tenants whose lease agreements for their existing rental units in the existing building included access to a storage locker, at no charge; secondly, to returning tenants who did not previously rent a storage locker, on the same terms and conditions as any other resident of the development; and, thirdly, to new tenants of the replacement rental units, on the same terms and conditions as any other resident of the development; j. the fifty-four (54) replacement rental dwelling units required in Recommendation 7.a. above shall be made ready and available for occupancy no later than the date by which seventy percent (70%) of the new dwelling units in the proposed development, exclusive of the replacement rental units, are made available and ready for occupancy, subject to any revisions to the satisfaction of the Chief Planner and Executive Director, City Planning; and k. the owner shall enter into, and register on title to the lands at 2808 and 2810 Keele Street, one or more agreement(s) to secure the conditions outlined in Recommendations 7.a. through 7.j. above, including an agreement pursuant to Section 37 of the Planning Act and Section 111 of the City of Toronto Act, 2006, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning. 8. City Council authorize the Chief Planner and Executive Director, City Planning to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006 for the demolition of fifty-four (54) rental dwelling units at 2808 and 2810 Keele Street after all the following have occurred: a. all conditions in Recommendation 7 above have been fully satisfied and secured; b. the Zoning By-law Amendments have come into full force and effect; c. the issuance of the Notice of Approval Conditions for site plan approval by the Chief Planner and Executive Director, City Planning or their designate pursuant to Section 114 of the City of Toronto Act, 2006; d. the issuance of excavation and shoring permits (conditional or full permits) for the approved development on the site; e. the owner has confirmed, in writing, that all existing rental dwelling units proposed to be demolished are vacant; and f. the execution and registration of agreements pursuant to Section 37 of the Planning Act and Section 111 of the City of Toronto Act, 2006 securing Recommendations 7.a. through 7.j. above and any other requirements of the Zoning By-law Amendments (if applicable). 9. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code after the Chief Planner and Executive Director, City Planning has given the Preliminary Approval referred to in Recommendation 8 above. 10. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Residential Demolition Permit under Section 33 of the Planning Act and Chapter 363 of the Toronto Municipal Code for 2808 and 2810 Keele Street after the Chief Planner and Executive Director, City Planning has given the Preliminary Approval referred to in Recommendation 8 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to section 6.2 of Chapter 363, on condition that: a. the owner removes all debris and rubble from the site immediately after demolition; b. the owner erects solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building; c. the owner erects the proposed building no later than three (3) years from the date on which the demolition of the existing rental dwelling units commences, subject to the timeframe being extended to the discretion of the Chief Planner and Executive Director, City Planning; and d. should the owner fail to complete the proposed development containing the fifty-four (54) replacement rental dwelling units within the time specified in Recommendation 10.c. above, the City Clerk shall be entitled to enter on the collector's roll, as with municipal property taxes, an amount equal to the sum of twenty thousand dollars ($20,000.00) per dwelling unit for which a demolition permit is issued, and that such amount shall, until payment, be a lien or charge upon the land for which the Residential Demolition Permit is issued. 11. City Council authorize the City Solicitor and any other City staff to take such actions as are necessary to implement City Council's decision, including execution of the Section 37 agreement and Section 111 agreement and other related agreements.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council amend Zoning By-law 7625, as amended, for the lands at 2808 to 2810 Keele Street substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 6 to the report dated May 24, 2022 from the Director, Community Planning, North York District. 2. City Council amend City of Toronto Zoning By-law 569-2013, as amended, for the lands at 2808 to 2810 Keele Street substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 7 to the report dated May 24, 2022 from the Director, Community Planning, North York District. 3. City Council authorize the City Solicitor to submit the necessary bills to implement City Council's decision provided the City Solicitor is satisfied that the appropriate legal mechanisms are in place to ensure that no building permit will issue until such time as the Section 37 Agreement is executed and registered. 4. City Council authorize the City Solicitor to make such stylistic and technical changes to the Zoning By-law Amendments as may be required. 5. City Council require the Owner to enter into an Agreement pursuant to Section 37 of the Planning Act (the "Section 37 Agreement") as follows: a. a cash contribution of one million and two-hundred thousand dollars ($1,200,000.00) towards capital improvements to parkland, community facilities, and/or the public realm within the vicinity of the development site and/or Ward 6; b. the cash contributions referred to in Recommendation 5.a. above shall be indexed upwardly in accordance with the Statistics Canada Residential or Non-Residential, as the case may be, Building Construction Price Index for the Toronto Census Metropolitan Area, as reported quarterly by Statistics Canada in Building Construction Price Indexes Table 18-10-0135-01, or its successor, from the date of the Agreement to the date of payment; and c. in the event the cash contribution referred to in Recommendation 5.a. above has not been used for the determined purpose within three years of the amending Zoning By-laws coming into full force and effect, the cash contribution may be redirected for another purpose, at the discretion of the Chief Planner and Executive Director, City Planning, in consultation with the Ward Councillor, provided the purpose is identified in the Official Plan and will benefit the community in the vicinity of the lands. 6. The following matters are also recommended to be secured in the Section 37 Agreement as a legal convenience to support development: a. a privately owned publicly-accessible spaces, having a minimum total area of approximately 1454.4 square metres at grade on the northern, western and southern portions of the site, as generally identified on Diagram 3 of Zoning By-law Amendment 569-2013, attached as Attachment 7 to this report, with the specific design of the privately owned publicly-accessible spaces and any associated easements and improvements to be determined as part of the Site Plan Approval process for this site, to the satisfaction of the Chief Planner and Executive Director, City Planning, in consultation with the Ward Councillor. The privately owned publicly-accessible spaces easement shall include provisions for rights of support if necessary, and insurance and indemnification of the City by the owner, to the satisfaction of the Chief Planner and Executive Director, City Planning, and the City Solicitor. 7. City Council approve the Rental Housing Demolition application (21 138298 NNY 06 RH) under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006 to permit the demolition of fifty-four (54) existing rental dwelling units at 2808 and 2810 Keele Street, subject to the following conditions: a. the owner shall provide and maintain fifty-four (54) replacement rental dwelling units for a period of at least 20 years beginning from the date that each replacement rental unit is first occupied. During such 20-year period, no replacement rental dwelling unit shall be registered as a condominium or any other form of ownership housing that provides a right to exclusive possession of a dwelling unit, including life-lease or co-ownership, and no application shall be made to demolish any replacement rental dwelling unit or convert any replacement rental unit to a non-residential rental purpose. The fifty-four (54) replacement rental dwelling units shall be comprised of one (1) studio unit, forty-five (45) two-bedroom units, six (6) three-bedroom units, and two (2) four-bedroom units, and shall collectively contain a total gross floor area of at least 4,514 square metres, as generally illustrated in the plans prepared by Turner Fleischer and dated May 18, 2022 and June 6, 2022, with any revision to these plans being to the satisfaction of the Chief Planner and Executive Director, City Planning; b. the owner shall provide and maintain at least two (2) four-bedroom replacement rental dwelling units, four (4) three-bedroom replacement rental units, forty-one (41) two-bedroom replacement rental units, and one (1) studio replacement rental unit at affordable rents, as currently defined in the Toronto Official Plan, and two (2) three-bedroom replacement rental units and four (4) two-bedroom replacement rental units at mid-range rents, as currently defined in the Toronto Official Plan, for a period of at least ten (10) years beginning from the date of first occupancy of each unit; c. the owner shall provide an acceptable Tenant Relocation and Assistance Plan to all Eligible Tenants of the fifty-four (54) existing rental dwelling units proposed to be demolished, addressing the right to return to occupy one of the replacement rental dwelling units at similar rents (including the right for six existing tenants of two-bedroom rental units to return to three-bedroom replacement rental units without increases in rent from moving to larger bedroom types), the provision of alternative accommodation at similar rents in the form of rent gap payments, and other assistance to mitigate hardship. The Tenant Relocation and Assistance Plan shall be developed in consultation with, and to the satisfaction of, the Chief Planner and Executive Director, City Planning; d. the owner shall provide tenants of all fifty-four (54) replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed development at no extra charge, and on the same terms and conditions as any other resident of the development, without the need to pre-book or pay a fee unless specifically required as a customary practice for private bookings; e. the owner shall provide ensuite laundry equipment in each replacement rental dwelling unit within the proposed development at no additional cost to tenants; f. the owner shall provide central air conditioning equipment in each replacement rental dwelling unit within the proposed development at no additional cost to tenants; g. the owner shall provide and make available at least twenty-five (25) vehicle parking spaces to tenants of the replacement rental units, and such vehicle parking spaces shall be made available: firstly, to returning tenants whose lease agreements for their existing rental units in the existing building included access to a vehicular parking space, at no charge; secondly, to returning tenants who did not previously rent a vehicle parking space, on the same terms and conditions as any other resident of the development, and thirdly to new tenants of the replacement rental units on the same terms and conditions as any other resident of the development; h. the owner shall provide tenants of the replacement rental dwelling units with access to all bicycle and visitor vehicular parking at no charge and on the same terms and conditions as any other resident of the development; i. the owner shall provide and make available at least twelve (12) storage lockers to tenants of the replacement rental units, and such storage lockers shall be made available: firstly, to returning tenants whose lease agreements for their existing rental units in the existing building included access to a storage locker, at no charge; secondly, to returning tenants who did not previously rent a storage locker, on the same terms and conditions as any other resident of the development; and, thirdly, to new tenants of the replacement rental units, on the same terms and conditions as any other resident of the development; j. the fifty-four (54) replacement rental dwelling units required in Recommendation 7.a. above shall be made ready and available for occupancy no later than the date by which seventy percent (70%) of the new dwelling units in the proposed development, exclusive of the replacement rental units, are made available and ready for occupancy, subject to any revisions to the satisfaction of the Chief Planner and Executive Director, City Planning; and k. the owner shall enter into, and register on title to the lands at 2808 and 2810 Keele Street, one or more agreement(s) to secure the conditions outlined in Recommendations 7.a. through 7.j. above, including an agreement pursuant to Section 37 of the Planning Act and Section 111 of the City of Toronto Act, 2006, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning. 8. City Council authorize the Chief Planner and Executive Director, City Planning to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006 for the demolition of fifty-four (54) rental dwelling units at 2808 and 2810 Keele Street after all the following have occurred: a. all conditions in Recommendation 7 above have been fully satisfied and secured; b. the Zoning By-law Amendments have come into full force and effect; c. the issuance of the Notice of Approval Conditions for site plan approval by the Chief Planner and Executive Director, City Planning or their designate pursuant to Section 114 of the City of Toronto Act, 2006; d. the issuance of excavation and shoring permits (conditional or full permits) for the approved development on the site; e. the owner has confirmed, in writing, that all existing rental dwelling units proposed to be demolished are vacant; and f. the execution and registration of agreements pursuant to Section 37 of the Planning Act and Section 111 of the City of Toronto Act, 2006 securing Recommendations 7.a. through 7.j. above and any other requirements of the Zoning By-law Amendments (if applicable). 9. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code after the Chief Planner and Executive Director, City Planning has given the Preliminary Approval referred to in Recommendation 8 above. 10. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Residential Demolition Permit under Section 33 of the Planning Act and Chapter 363 of the Toronto Municipal Code for 2808 and 2810 Keele Street after the Chief Planner and Executive Director, City Planning has given the Preliminary Approval referred to in Recommendation 8 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to section 6.2 of Chapter 363, on condition that: a. the owner removes all debris and rubble from the site immediately after demolition; b. the owner erects solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building; c. the owner erects the proposed building no later than three (3) years from the date on which the demolition of the existing rental dwelling units commences, subject to the timeframe being extended to the discretion of the Chief Planner and Executive Director, City Planning; and d. should the owner fail to complete the proposed development containing the fifty-four (54) replacement rental dwelling units within the time specified in Recommendation 10.c. above, the City Clerk shall be entitled to enter on the collector's roll, as with municipal property taxes, an amount equal to the sum of twenty thousand dollars ($20,000.00) per dwelling unit for which a demolition permit is issued, and that such amount shall, until payment, be a lien or charge upon the land for which the Residential Demolition Permit is issued. 11. City Council authorize the City Solicitor and any other City staff to take such actions as are necessary to implement City Council's decision, including execution of the Section 37 agreement and Section 111 agreement and other related agreements.
NY33.4amended
155 and 165 Elm Ridge Drive - Zoning By-Law Amendment - Final Report
This application proposes to demolish the existing one- and two-storey dwellings and redevelop the lands with a 19-storey (64.5 metre plus a 6.5 metre mechanical penthouse) residential building inclusive of a three-storey base. The building would contain 106 assisted living affordable dwelling units with indoor and outdoor amenity space, and have a total gross floor area (GFA) of 10,991 square metres, which represents a density of 9.1 times the area of the lot. A three-level underground parking garage is proposed for 33 vehicular parking spaces and 50 bicycle parking spaces for the property. The proposed development is consistent with the Provincial Policy Statement (2020) and conforms with A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2020). This report reviews and recommends approval of the application to amend the City of Toronto Zoning By-law No. 569-2013.
North York Community Council recommends that: 1. City Council amend City of Toronto Zoning By-law 569-2013, as amended, for the lands at 155 and 165 Elm Ridge Drive substantially in accordance with the draft Zoning By-law Amendment in Attachment 5 to the report (June 14, 2022) from the Director, Community Planning, North York District. 2. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendment as may be required. 3. City Council require the applicant to enter into a Site Plan Agreement under Section 41(16) of the Planning Act and Section 114 of the City of Toronto Act which shall include the following: a. prior to final Site Plan approval, the owner must enter into a mutual access agreement for the shared driveway access between the subject site and the adjacent property at 145 Elm Ridge Drive; and b. prior to final Site Plan approval, the owner shall prepare a reference plan showing, as separate parts, all parcels for which easements are required under the agreement in Recommendation 3(a) above, and deposit on title to the lands, for the purpose of providing reciprocal easements with the adjacent lands to the east known as 145 Elm Ridge Drive. 4. City Council require that the following matters be secured in the Site Plan Agreement as a legal convenience to support development: a. prior to Site Plan Approval, the applicant is required to make satisfactory arrangements with Engineering and Construction Services for two existing catch basins works within the City's right-of-way and provide financial security, submit engineering and inspection fees and provide insurance as required and proposed infrastructure improvement will have to be designed, constructed and operational to the satisfaction of the Chief Engineer and Executive Director of Engineering and Construction Services; and b. the owner shall construct and maintain the development of the site in accordance with Tier 1, Toronto Green Standard, and the owner will be encouraged to achieve Tier 2, Toronto Green Standard, or higher, where appropriate, consistent with the performance standards of Toronto Green Standards applicable at the time of the site plan application for each building on the site. 5. City Council direct the Chief Planner and Executive Director, City Planning to forward a copy of the Council approval connected with the lands at 155 and 165 Elm Ridge Drive to the Board of Directors at Toronto Community Housing Corporation for its information. 6. City Council declare, pursuant to subsection 45(1.4) of the Planning Act, R.S.O. 1990, c. P.13 for the purposes of subsection 45(1.3) of the Planning Act, R.S.O. 1990, c. P.13, that the Owner, may be permitted to apply to amend the site specific zoning by-law for the lands at 155 and 165 Elm Ridge Drive before the second anniversary of the first day on which any part of the site specific by-law comes into effect.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council amend City of Toronto Zoning By-law 569-2013, as amended, for the lands at 155 and 165 Elm Ridge Drive substantially in accordance with the draft Zoning By-law Amendment in Attachment 5 to the report (June 14, 2022) from the Director, Community Planning, North York District. 2. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendment as may be required. 3. City Council require the applicant to enter into a Site Plan Agreement under Section 41(16) of the Planning Act and Section 114 of the City of Toronto Act which shall include the following: a. prior to final Site Plan approval, the owner must enter into a mutual access agreement for the shared driveway access between the subject site and the adjacent property at 145 Elm Ridge Drive; and b. prior to final Site Plan approval, the owner shall prepare a reference plan showing, as separate parts, all parcels for which easements are required under the agreement in Recommendation 3(a) above, and deposit on title to the lands, for the purpose of providing reciprocal easements with the adjacent lands to the east known as 145 Elm Ridge Drive. 4. City Council require that the following matters be secured in the Site Plan Agreement as a legal convenience to support development: a. prior to Site Plan Approval, the applicant is required to make satisfactory arrangements with Engineering and Construction Services for two existing catch basins works within the City's right-of-way and provide financial security, submit engineering and inspection fees and provide insurance as required and proposed infrastructure improvement will have to be designed, constructed and operational to the satisfaction of the Chief Engineer and Executive Director of Engineering and Construction Services; and b. the owner shall construct and maintain the development of the site in accordance with Tier 1, Toronto Green Standard, and the owner will be encouraged to achieve Tier 2, Toronto Green Standard, or higher, where appropriate, consistent with the performance standards of Toronto Green Standards applicable at the time of the site plan application for each building on the site. 5. City Council direct the Chief Planner and Executive Director, City Planning to forward a copy of the Council approval connected with the lands at 155 and 165 Elm Ridge Drive to the Board of Directors at Toronto Community Housing Corporation for its information.
NY33.5amended
515 and 525 Chaplin Crescent - Zoning By-law Amendment and Rental Housing Demolition Applications - Final Report
At its meeting of September 30, 2015, City Council adopted the 515 and 525 Chaplin Crescent - Zoning By-law Amendment and Rental Housing Demolition Applications - Final Report from the Director, Community Planning, North York District, dated September 30, 2015 (item NY 8.44). The application proposed to amend both former City of Toronto By-law 438-86 and City-wide By-law 569-2013 to permit a new 13-storey rental apartment building addition beside an existing eight-storey rental apartment building at 515 and 525 Chaplin Crescent. The addition would cause the demolition and replacement of some of the existing rental apartment units. Following the adoption of the Final Report by City Council, the applicant proposed revisions to the application that differed from those contained in the Final Report, and requested that the amending Zoning By-laws 438-86 and 569-2013 attached to the report be held from enactment. The revisions of note include the non-integration, structurally, of the proposed new building with the existing building, and a reduction in the density, gross floor area, and number of parking spaces resulting from a reduction in the number of units. The driveway on Chaplin Crescent is also proposed to be relocated. The proposed building height would remain the same at 13 storeys (42.5 metres). The proposed overall density would reduce by 0.14 from 3.71 to 3.57 times the lot area, and the gross floor area would reduce by 1,261.69 square metres from 25,221 to 23,959.31 square metres. The overall number of units would reduce by 12 units from 290 units to 278 units. Details are discussed in the Revised Proposal and Comments sections of this Report. Staff has considered the proposed revisions and determined that a revised Final Report containing the proposed revisions would be appropriate for Council's consideration.
North York Community Council recommends that: 1. City Council amend Zoning By-law 438-86, as amended, for the lands at 515 to 525 Chaplin Crescent substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 1 to the report (May 24, 2022) from the Director, Community Planning, North York District. 2. City Council amend City of Toronto Zoning By-law 569-2013, as amended, for the lands at 515 to 525 Chaplin Crescent substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 2 to the report (May 24, 2022) from the Director, Community Planning, North York District. 3. City Council authorize the City Solicitor to submit the necessary bill(s) to implement City Council's decision provided the City Solicitor is satisfied that the appropriate legal mechanisms are in place to ensure that no building permit will be issued until such time as the Section 37 Agreement is executed and registered. 4. City Council require the owner to voluntarily enter into an Agreement pursuant to Section 37 of the Planning Act as follows: a. a voluntary cash contribution of $50,000.00 (Fifty thousand dollars) towards streetscape, and/or public realm improvements within the vicinity of the development site and/or Ward 8; b. the cash contribution referred to in Recommendation 4.a. above shall be indexed upwardly in accordance with the Statistics Canada Residential or Non-Residential, as the case may be, Building Construction Price Index for the Toronto Census Metropolitan Area, reported quarterly by Statistics Canada in Building Construction Price Indexes Table 18-10-0135-01, or its successor, calculated from the date City Council adopts the zoning by-law amendment(s) to the date of payment; c. in the event the cash contribution referred to in Recommendation 4.a. above has not been used for the determined purpose within three years of the amending Zoning By-law coming into full force and effect, the cash contribution may be redirected for another purpose, at the discretion of the Chief Planner and Executive Director, City Planning, in consultation with the Ward Councillor, provided the purpose is identified in the Official Plan and will benefit the community in the vicinity of the lands; d. the following matters are also recommended to be secured in the Section 37 Agreement as a legal convenience to support the development: 1. the owner shall agree to secure the tenure of all sixty-six (66) new dwelling units, inclusive of the rental replacement units, within the building to be constructed at 515-525 Chaplin Crescent as well as the existing 212 units on the site for a total of 278 secured rental units for not less than 20 years; 2. the owner shall continue to provide and maintain the existing two hundred and twelve (212) units at 515-525 Chaplin Crescent as rental housing, together with the new and retained associated facilities and amenities of the residential rental property, for a period of at least twenty (20) years commencing from the date the Zoning By-law Amendments come into force and effect, with no application for demolition or conversion to condominium ownership or from residential rental use during such twenty (20) year period, all to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor; 3. the owner shall provide, at its sole expense and at no cost to tenants, improvements to the existing rental housing at 515-525 Chaplin Crescent, taking into account feedback obtained through a tenant survey, as follows: 4. prior to the issuance of Notice of Approval Conditions for site plan approval: A. the owner shall submit to the City a Construction Mitigation Strategy and Tenant Communication Plan to mitigate the impacts of construction of the development on tenants of the existing rental buildings at 515-525 Chaplin Crescent, to the satisfaction of the Chief Planner and Executive Director, City Planning; prior to first occupancy of the new residential building: B. the owner shall construct a new 134.85 square metre indoor amenity space on the ground floor of 515 Chaplin Crescent for the exclusive use of all tenants in the retained units at 515-525 Chaplin Crescent, as generally illustrated in the Architecture Plans prepared by Kirkor Architects and Planners and dated January 28, 2022. Any revision to these drawings shall be to the satisfaction of the Chief Planner and Executive Director, City Planning; C. the owner shall construct an enclosed garbage collections area for the retained buildings and new development. The location, layout, and specifications of the garbage enclosure shall be developed and approved through the site plan review process, to the satisfaction of the Chief Planner and Executive Director, City Planning; D. the owner will construct or provide additional seating, in the form of benches, in the courtyard between 515 and 525 Chaplin Crescent; and E. the costs associated with the provision and maintenance of the rental housing improvements and Construction Mitigation Strategy and Tenant Communication Plan required in Recommendations 4.d.4 A. through 4.d.4.D above shall not be passed on to tenants of the existing rental buildings at 515-525 Chaplin Crescent in any form. For clarity, the owner shall agree to not apply to the Landlord and Tenant Board, or any successor tribunal with jurisdiction to hear applications made under the legislation governing residential tenancies in Ontario, for an above-guideline increase in rent to recover expenses incurred in completing the rental housing improvements in Recommendations 4.d.4.A through 4.d.4.D above. 5. City Council approve the Rental Housing Demolition application (10 121754 NNY 00 RH) under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006 to permit the demolition of nine (9) existing rental dwelling units at 515 Chaplin Crescent, subject to the following conditions: a. the owner shall provide and maintain nine (9) replacement rental dwelling units for a period of at least 20 years beginning from the date that each replacement rental unit is first occupied. During such 20-year period, no replacement rental dwelling unit shall be registered as a condominium or any other form of ownership housing that provides a right to exclusive possession of a dwelling unit, including life-lease or co-ownership, and no application shall be made to demolish any replacement rental dwelling unit or convert any replacement rental unit to a non-residential rental purpose. All nine (9) replacement rental dwelling units shall be one-bedroom units and collectively contain a total gross floor area of at least 634.8 square metres, as generally illustrated in the plans prepared by Kirkor Architects and Planners, dated May 5, 2022, with any revision to these plans being to the satisfaction of the Chief Planner and Executive Director, City Planning; b. the owner shall provide and maintain at least seven (7) one-bedroom replacement rental dwelling units at affordable rents and at least two (2) one-bedroom replacement rental dwelling units at mid-range rents, as currently defined in the Toronto Official Plan, for a period of at least ten (10) years beginning from the date of first occupancy of each unit; c. the owner shall provide an acceptable Tenant Relocation and Assistance Plan to all Eligible Tenants of the nine (9) existing rental dwelling units proposed to be demolished, addressing the right to return to occupy one of the replacement rental dwelling units at similar rents, the provision of alternative accommodation at similar rents in the form of a rent gap payment, and other assistance to mitigate hardship. The Tenant Relocation and Assistance Plan shall be developed in consultation with, and to the satisfaction of, the Chief Planner and Executive Director, City Planning; d. the owner shall provide tenants of all nine (9) replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed development at no extra charge, and on the same terms and conditions as any other resident of the development, without the need to pre-book or pay a fee unless specifically required as a customary practice for private bookings; e. the owner shall provide ensuite laundry in each replacement rental dwelling unit at no additional cost to tenants; f. the owner shall provide central air conditioning in each replacement rental dwelling unit within the proposed development at no additional cost to tenants; g. the owner shall provide and make available four (4) vehicle parking spaces to returning tenants of the replacement rental dwelling units who previously leased vehicle parking spaces, and at similar monthly parking charges that such tenants previously paid, in the existing rental buildings at 515 to 525 Chaplin Crescent. Any remaining units may be leased to other tenants of the replacement rental units and on the same terms and conditions as any other resident of the development; h. the owner shall provide tenants of the replacement rental dwelling units with access to all bicycle and visitor vehicular parking at no charge and on the same terms and conditions as any other resident of the development; i. the nine (9) replacement rental dwelling units required in Recommendation 5.a. above shall be made ready and available for occupancy no later than the date by which seventy percent (70%) of the new dwelling units in the proposed development, exclusive of the replacement rental units, are made available and ready for occupancy, subject to any revisions to the satisfaction of the Chief Planner and Executive Director, City Planning; and j. the owner shall enter into, and register on title to the lands at 515 to 525 Chaplin, one or more agreement(s) to secure the conditions outlined in Recommendations 5.a. through 5.i. above, including an agreement pursuant to Section 111 of the City of Toronto Act, 2006, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning. 6. City Council authorize the Chief Planner and Executive Director, City Planning to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006 for the demolition of nine (9) rental dwelling units at 515-525 Chaplin Crescent after all the following have occurred: a. all conditions in Recommendation 5 above have been fully satisfied and secured; b. the Zoning By-law Amendments have come into full force and effect; c. the issuance of the Notice of Approval Conditions for site plan approval by the Chief Planner and Executive Director, City Planning or their designate pursuant to Section 114 of the City of Toronto Act, 2006; d. the issuance of excavation and shoring permits (conditional or full permits) for the approved development on the site; e. the owner has confirmed, in writing, that all existing rental dwelling units proposed to be demolished are vacant; and f. the execution and registration of agreements pursuant to Section 37 of the Planning Act and Section 111 of the City of Toronto Act, 2006 securing Recommendations 5.a. through 5.j. above and any other requirements of the Zoning By-law Amendments (if applicable). 7. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code after the Chief Planner and Executive Director, City Planning has given the Preliminary Approval referred to in Recommendation 6 above. 8. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Residential Demolition Permit under Section 33 of the Planning Act and Chapter 363 of the Toronto Municipal Code for 515-525 Chaplin Crescent after the Chief Planner and Executive Director, City Planning has given the Preliminary Approval referred to in Recommendation 5 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to section 6.2 of Chapter 363, on condition that: a. the Owner removes all debris and rubble from the site immediately after demolition; b. the Owner erects solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building; c. the Owner erects the proposed building no later than three (3) years from the date on which the demolition of the existing rental dwelling units commences, subject to the timeframe being extended to the discretion of the Chief Planner and Executive Director, City Planning; and d. should the Owner fail to complete the proposed development containing the nine (9) replacement rental dwelling units within the time specified in Recommendation 8.c. above, the City Clerk shall be entitled to enter on the collector's roll, as with municipal property taxes, an amount equal to the sum of twenty thousand dollars ($20,000.00) per dwelling unit for which a demolition permit is issued, and that such amount shall, until payment, be a lien or charge upon the land for which the Residential Demolition Permit is issued. 9. City Council authorize the City Solicitor to make such stylistic and technical changes to the Zoning By-law Amendments as may be required.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council amend Zoning By-law 438-86, as amended, for the lands at 515 to 525 Chaplin Crescent substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 1 to this report. 2. City Council amend City of Toronto Zoning By-law 569-2013, as amended, for the lands at 515 to 525 Chaplin Crescent substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 2 to this report. 3. City Council authorize the City Solicitor to submit the necessary bill(s) to implement City Council's decision provided the City Solicitor is satisfied that the appropriate legal mechanisms are in place to ensure that no building permit will issue until such time as the Section 37 Agreement is executed and registered. 4. City Council require the owner to voluntarily enter into an Agreement pursuant to Section 37 of the Planning Act as follows: a. a voluntary cash contribution of $50,000.00 (Fifty thousand dollars) towards streetscape, and/or public realm improvements within the vicinity of the development site and/or Ward 8; b. the cash contributions referred to in Recommendation 4.a. above shall be indexed upwardly in accordance with the Statistics Canada Residential or Non-Residential, as the case may be, Building Construction Price Index for the Toronto Census Metropolitan Area, reported quarterly by Statistics Canada in Building Construction Price Indexes Table 18-10-0135-01, or its successor, calculated from the date of the Agreement to the date of payment; c. in the event the cash contribution referred to in Recommendation 4.a. above has not been used for the determined purpose within three years of the amending Zoning By-law coming into full force and effect, the cash contribution may be redirected for another purpose, at the discretion of the Chief Planner and Executive Director, City Planning, in consultation with the Ward Councillor, provided the purpose is identified in the Official Plan and will benefit the community in the vicinity of the lands; d. the following matters are also recommended to be secured in the Section 37 Agreement as a legal convenience to support the development: 1. the owner shall agree to secure the tenure of all sixty-six (66) new dwelling units, inclusive of the rental replacement units, within the building to be constructed at 515-525 Chaplin Crescent as well as the existing 212 units on the site for a total of 278 secured rental units for not less than 20 years; 2. the owner shall continue to provide and maintain the existing two hundred and twelve (212) units at 515-525 Chaplin Crescent as rental housing, together with the new and retained associated facilities and amenities of the residential rental property, for a period of at least twenty (20) years commencing from the date the Zoning By-law Amendments come into force and effect, with no application for demolition or conversion to condominium ownership or from residential rental use during such twenty (20) year period, all to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor; 3. the owner shall provide, at its sole expense and at no cost to tenants, improvements to the existing rental housing at 515-525 Chaplin Crescent, taking into account feedback obtained through a tenant survey, as follows: 4. prior to the issuance of Notice of Approval Conditions for site plan approval: A. the owner shall submit to the City a Construction Mitigation Strategy and Tenant Communication Plan to mitigate the impacts of construction of the development on tenants of the existing rental buildings at 515-525 Chaplin Crescent, to the satisfaction of the Chief Planner and Executive Director, City Planning; Prior to first occupancy of the new residential building: B. the owner shall construct a new 134.85 square metre indoor amenity space on the ground floor of 515 Chaplin Crescent for the exclusive use of all tenants in the retained units at 515-525 Chaplin Crescent, as generally illustrated in the Architecture Plans prepared by Kirkor Architects and Planners and dated January 28, 2022. Any revision to these drawings shall be to the satisfaction of the Chief Planner and Executive Director, City Planning; C. the owner shall construct an enclosed garbage collections area for the retained buildings and new development. The location, layout, and specifications of the garbage enclosure shall be developed and approved through the site plan review process, to the satisfaction of the Chief Planner and Executive Director, City Planning; D. the owner will construct or provide additional seating, in the form of benches, in the courtyard between 515 and 525 Chaplin Crescent; and E. the costs associated with the provision and maintenance of the rental housing improvements and Construction Mitigation Strategy and Tenant Communication Plan required in Recommendations 4.d.4.A. through 4.d.4.D above shall not be passed on to tenants of the existing rental buildings at 515-525 Chaplin Crescent in any form. For clarity, the owner shall agree to not apply to the Landlord and Tenant Board, or any successor tribunal with jurisdiction to hear applications made under the legislation governing residential tenancies in Ontario, for an above-guideline increase in rent to recover expenses incurred in completing the rental housing improvements in Recommendations 4.d.4.A through 4.d.4.D above. 5. City Council approve the Rental Housing Demolition application (10 121754 NNY 00 RH) under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006 to permit the demolition of nine (9) existing rental dwelling units at 515 Chaplin Crescent, subject to the following conditions: a. the owner shall provide and maintain nine (9) replacement rental dwelling units for a period of at least 20 years beginning from the date that each replacement rental unit is first occupied. During such 20-year period, no replacement rental dwelling unit shall be registered as a condominium or any other form of ownership housing that provides a right to exclusive possession of a dwelling unit, including life-lease or co-ownership, and no application shall be made to demolish any replacement rental dwelling unit or convert any replacement rental unit to a non-residential rental purpose. All nine (9) replacement rental dwelling units shall be one-bedroom units and collectively contain a total gross floor area of at least 634.8 square metres, as generally illustrated in the plans prepared by Kirkor Architects and Planners, dated May 5, 2022, with any revision to these plans being to the satisfaction of the Chief Planner and Executive Director, City Planning; b. the owner shall provide and maintain at least seven (7) one-bedroom replacement rental dwelling units at affordable rents and at least two (2) one-bedroom replacement rental dwelling units at mid-range rents, as currently defined in the Toronto Official Plan, for a period of at least ten (10) years beginning from the date of first occupancy of each unit; c. the owner shall provide an acceptable Tenant Relocation and Assistance Plan to all Eligible Tenants of the nine (9) existing rental dwelling units proposed to be demolished, addressing the right to return to occupy one of the replacement rental dwelling units at similar rents, the provision of alternative accommodation at similar rents in the form of a rent gap payment, and other assistance to mitigate hardship. The Tenant Relocation and Assistance Plan shall be developed in consultation with, and to the satisfaction of, the Chief Planner and Executive Director, City Planning; d. the owner shall provide tenants of all nine (9) replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed development at no extra charge, and on the same terms and conditions as any other resident of the development, without the need to pre-book or pay a fee unless specifically required as a customary practice for private bookings; e. the owner shall provide ensuite laundry in each replacement rental dwelling unit at no additional cost to tenants; f. the owner shall provide central air conditioning in each replacement rental dwelling unit within the proposed development at no additional cost to tenants; g. the owner shall provide and make available four (4) vehicle parking spaces to returning tenants of the replacement rental dwelling units who previously leased vehicle parking spaces, and at similar monthly parking charges that such tenants previously paid, in the existing rental buildings at 515 to 525 Chaplin Crescent. Any remaining units may be leased to other tenants of the replacement rental units and on the same terms and conditions as any other resident of the development; h. the owner shall provide tenants of the replacement rental dwelling units with access to all bicycle and visitor vehicular parking at no charge and on the same terms and conditions as any other resident of the development; i. the nine (9) replacement rental dwelling units required in Recommendation 5.a. above shall be made ready and available for occupancy no later than the date by which seventy percent (70 percent) of the new dwelling units in the proposed development, exclusive of the replacement rental units, are made available and ready for occupancy, subject to any revisions to the satisfaction of the Chief Planner and Executive Director, City Planning; and j. the owner shall enter into, and register on title to the lands at 515 to 525 Chaplin, one or more agreement(s) to secure the conditions outlined in Recommendations 5.a. through 5.i. above, including an agreement pursuant to Section 111 of the City of Toronto Act, 2006, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning. 6. City Council authorize the Chief Planner and Executive Director, City Planning to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006 for the demolition of nine (9) rental dwelling units at 515-525 Chaplin Crescent after all the following have occurred: a. all conditions in Recommendation 5 above have been fully satisfied and secured; b. the Zoning By-law Amendments have come into full force and effect; c. the issuance of the Notice of Approval Conditions for site plan approval by the Chief Planner and Executive Director, City Planning or their designate pursuant to Section 114 of the City of Toronto Act, 2006; d. the issuance of excavation and shoring permits (conditional or full permits) for the approved development on the site; e. the owner has confirmed, in writing, that all existing rental dwelling units proposed to be demolished are vacant; and f. the execution and registration of agreements pursuant to Section 37 of the Planning Act and Section 111 of the City of Toronto Act, 2006 securing Recommendations 5.a. through 5.j. above and any other requirements of the Zoning By-law Amendments (if applicable). 7. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code after the Chief Planner and Executive Director, City Planning has given the Preliminary Approval referred to in Recommendation 6 above. 8. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Residential Demolition Permit under Section 33 of the Planning Act and Chapter 363 of the Toronto Municipal Code for 515-525 Chaplin Crescent after the Chief Planner and Executive Director, City Planning has given the Preliminary Approval referred to in Recommendation 5 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to section 6.2 of Chapter 363, on condition that: a. the Owner removes all debris and rubble from the site immediately after demolition; b. the Owner erects solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building; c. the Owner erects the proposed building no later than three (3) years from the date on which the demolition of the existing rental dwelling units commences, subject to the timeframe being extended to the discretion of the Chief Planner and Executive Director, City Planning; and d. should the Owner fail to complete the proposed development containing the nine (9) replacement rental dwelling units within the time specified in Recommendation 8.c. above, the City Clerk shall be entitled to enter on the collector's roll, as with municipal property taxes, an amount equal to the sum of twenty thousand dollars ($20,000.00) per dwelling unit for which a demolition permit is issued, and that such amount shall, until payment, be a lien or charge upon the land for which the Residential Demolition Permit is issued. 9. City Council authorize the City Solicitor to make such stylistic and technical changes to the Zoning By-law Amendments as may be required.
NY33.6amended
2674, 2676, 2678, and 2704 Yonge Street - Zoning By-law Amendment, and Rental Housing Demolition Applications - Final Report
The rental demolition application propose to demolish the existing three-storey building containing 31 rental dwelling units and ground-oriented commercial and retail uses facing Yonge Street at 2674, 2676, and 2678 Yonge Street. These lands will be consolidated with an adjacent vacant lot at 2704 Yonge Street, upon which an application to amend the Zoning By-law is proposed. The Zoning By-law Amendment application proposes a nine-storey (31.18 metres high plus 3.5 metres high mechanical equipment) mixed use building with ground-oriented non-residential uses along Yonge Street on the lands. The proposal is comprised of 91 dwelling units, of which 31 will be replacement rental units. The proposed development is consistent with the Provincial Policy Statement (2020) and conforms with A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2020) and conforms with intent of the Official Plan and Yonge-Eglinton Secondary Plan. This report reviews and recommends approval of the application to amend the Zoning By-law
North York Community Council recommends that: 1. City Council amend City of Toronto Zoning By-law 569-2013, as amended, for the lands at 2674, 2676, 2678, 2704 Yonge Street substantially in accordance with the draft Zoning By-law Amendment in Attachment 7 to the report (June 13, 2022) from the Director, Community Planning, North York District, with Attachment 7 amended by replacing Diagram 3 with the Diagram in the Attachment to Motion 1 by Councillor Mike Colle. 2. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendment as may be required. 3. City Council approve the Rental Housing Demolition application (20 194151 NNY 08 RH) under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006 to permit the demolition of thirty-one (31) existing rental dwelling units at 2674, 2676, and 2678 Yonge Street, subject to the following conditions: a. the Owner shall provide and maintain thirty-one (31) replacement rental dwelling units for a period of at least 20 years beginning from the date that each replacement rental unit is first occupied. During such 20-year period, no replacement rental dwelling unit shall be registered as a condominium or any other form of ownership housing that provides a right to exclusive possession of a dwelling unit, including life-lease or co-ownership, and no application shall be made to demolish any replacement rental dwelling unit or convert any replacement rental unit to a non-residential rental purpose. The thirty-one (31) replacement rental dwelling units shall be comprised of twenty-three (23) one-bedroom units and eight (8) two-bedroom units and collectively contain a total gross floor area of at least 2,090.5 square metres, as generally illustrated in the plans prepared by Studio JCI and dated April 11 and 26, 2022, with any revision to these plans being to the satisfaction of the Chief Planner and Executive Director, City Planning; b. the Owner shall provide and maintain at least eighteen (18) one-bedroom replacement rental dwelling units and one (1) two-bedroom replacement rental unit at affordable rents, as currently defined in the Toronto Official Plan, and the remaining five (5) one-bedroom replacement rental units and seven (7) two-bedroom replacement rental units at mid-range rents, as currently defined in the Toronto Official Plan, for a period of at least ten (10) years beginning from the date of first occupancy of each unit; c. the Owner shall provide an acceptable Tenant Relocation and Assistance Plan to all Eligible Tenants of the thirty-one (31) existing rental dwelling units proposed to be demolished, addressing the right to return to occupy one of the replacement rental dwelling units at similar rents, the provision of alternative accommodation at similar rents in the form of rent gap payments, and other assistance to mitigate hardship. The Tenant Relocation and Assistance Plan shall be developed in consultation with, and to the satisfaction of, the Chief Planner and Executive Director, City Planning; d. the Owner shall provide tenants of all thirty-one (31) replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed development at no extra charge, and on the same terms and conditions as any other resident of the development, without the need to pre-book or pay a fee unless specifically required as a customary practice for private bookings; e. the Owner shall provide ensuite laundry in each replacement rental dwelling unit within the proposed development at no additional cost to tenants; f. the Owner shall provide central air conditioning in each replacement rental dwelling unit within the proposed development at no additional cost to tenants; g. the Owner shall provide tenants of the replacement rental dwelling units with access to all bicycle and visitor vehicular parking on the same terms and conditions as any other resident of the development; h. the thirty-one (31) replacement rental dwelling units required in Recommendation 3.a. above shall be made ready and available for occupancy no later than the date by which seventy percent (70 percent) of the new dwelling units in the proposed development, exclusive of the replacement rental units, are made available and ready for occupancy, subject to any revisions to the satisfaction of the Chief Planner and Executive Director, City Planning; and i. the owner shall enter into, and register on title to the lands at 2674, 2676, 2678, and 2704 Yonge Street, one or more agreement(s) to secure the conditions outlined in Recommendation 3.a.to 3.h. above, including an agreement pursuant to Section 111 of the City of Toronto Act, 2006, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning. 4. City Council authorize the Chief Planner and Executive Director, City Planning to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006 for the demolition of thirty-one (31) rental dwelling units at 2674, 2676, and 2678 Yonge Street after all the following have occurred: a. all conditions in Recommendations 3.a. to 3.h. above have been secured through one or more agreements under Recommendation 3.i. above; b. the Zoning By-law Amendments have come into full force and effect; c. the issuance of the Notice of Approval Conditions for site plan approval by the Chief Planner and Executive Director, City Planning or their designate pursuant to Section 114 of the City of Toronto Act, 2006; d. the issuance of excavation and shoring permits (conditional or full permits) for the approved development on the site; e. the Owner has confirmed, in writing, that all existing rental dwelling units proposed to be demolished are vacant; and f. the execution of agreements pursuant to Section 37 of the Planning Act and Section 111 of the City of Toronto Act, 2006 securing Recommendations 3.a. to 3.h. above and any other requirements of the Zoning By-law Amendments (if applicable). 5. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code after the Chief Planner and Executive Director, City Planning has given the Preliminary Approval referred to in Recommendation 4 above. 6. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Residential Demolition Permit under Section 33 of the Planning Act and Chapter 363 of the Toronto Municipal Code for 2674, 2676, and 2678 Yonge Street after the Chief Planner and Executive Director, City Planning has given the Preliminary Approval referred to in Recommendation 4 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to section 6.2 of Chapter 363, on condition that: a. the Owner removes all debris and rubble from the site immediately after demolition; b. the Owner erects solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building; c. the Owner erects the proposed building no later than three (3) years from the date on which the demolition of the existing rental dwelling units commences, subject to the timeframe being extended to the discretion of the Chief Planner and Executive Director, City Planning; and d. should the Owner fail to complete the proposed development containing the thirty-one (31) replacement rental dwelling units within the time specified in Recommendation 6.c. above, the City Clerk shall be entitled to enter on the collector's roll, as with municipal property taxes, an amount equal to the sum of twenty thousand dollars ($20,000.00) per dwelling unit for which a demolition permit is issued, and that such amount shall, until payment, be a lien or charge upon the land for which the Residential Demolition Permit is issued. 7. City Council approve that prior to the first above grade building permit, the Owner shall convey an onsite parkland dedication having an area of approximately 127.2 square metres (located along the southern edge of the property with frontage on Yonge Street adjacent to Snider Parkette) with the remaining 103.54 square metres satisfied through a cash-in-lieu payment under Section 42 of the Planning Act and the City's parkland dedication By-law (as reflected in Chapter 415 of the City's Municipal Code) all to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor. The value of the residual cash-in-lieu will be appraised through Real Estate Services, upon the submission of an application for the first above grade building permit, and is valid for six months. 8. City Council approve that the parkland dedication shall be conveyed to the City in base park condition, free and clear, above and below grade, of all easements, encumbrances, and encroachments, in an acceptable environmental condition. The Owner may propose the exception of encumbrances of tiebacks, where such an encumbrance is deemed acceptable by the General Manager, Parks, Forestry and Recreation, in consultation with the City Solicitor; and such an encumbrance will be subject to the payment of compensation to the City, in an amount as determined by the General Manager, Parks, Forestry and Recreation and the Executive Director, Corporate Real Estate Management. 9. City Council require the owner to enter into an Agreement pursuant to Section 37 of the Planning Act as follows: a. prior to the issuance of the first above-grade building permit, , the owner shall pay to the City, a cash contribution in the amount of three hundred thousand dollars ($300,000.00) to be allocated at the discretion of the Chief Planner and Executive Director, City Planning in consultation with the Ward Councillor, for the following matters: 1. public park improvements; 2. public art; and/or 3. streetscape improvements within proximity of the lands in the Ward. Any streetscape improvements will be designed to comply with the Streetscape Manual or are to the satisfaction of the Chief Planner and Executive Director, City Planning; b. the cash contribution referred to in Recommendation 9.a. above shall be indexed upwardly in accordance with the Statistics Canada Residential or Non-Residential, as the case may be, Building Construction Price Index for the Toronto Census Metropolitan Area, reported quarterly by Statistics Canada in Building Construction Price Indexes Table 18-10-0135-01, or its successor, calculated from the date City Council adopts the zoning by-law amendment(s) to the date of payment; c. in the event the cash contribution referred to in Recommendation 9.a. above has not been used for the intended purpose(s) within three (3) years of this By-law coming into full force and effect, the cash contribution may be redirected for another purpose, at the discretion of the Chief Planner and Executive Director of City Planning, in consultation with the local Ward Councillor, provided that the purpose(s) is/are identified in the Toronto Official Plan and will benefit the community in the vicinity of the lands; d. prior to issuance of Notice of Approval Conditions in a site plan control application(s), the owner shall submit plans and materials sufficient to show the cost, location, configuration, and design of the reconstruction and restoration of the historic gates and columns located at the northwest and southwest corners of the intersection of Alexandra Boulevard and Yonge Street ("Gate Restoration"), to the satisfaction of the Chief Planner and Executive Director, City Planning, and the General Manager of Transportation Services, in consultation with the Ward Councillor and the Lytton Park Residents' Organization. The Owner shall post an irrevocable Letter of Credit in the amount of 120 percent of the cost of the Gate Restoration, to the satisfaction of the Chief Planner and Executive Director of City Planning and the City Solicitor; and e. prior to the earlier of any non-residential or residential use or occupancy, and the registration of the first condominium on the lands, the owner shall demonstrate that the Gate Restoration has been undertaken and completed in accordance with the plans and materials submitted and approved in the context of site plan approval, to the satisfaction of the Chief Planner and Executive Director, City Planning, and the General Manager, Transportation Services. 10. City Council also direct that the following matters be secured in the Section 37 Agreement as a legal convenience to support development: a. the Owner will construct and maintain the development of the site in accordance with Tier 1, Toronto Green Standard, and the Owner will be encouraged to achieve Tier 2, Toronto Green Standard, or higher, where appropriate, consistent with the performance standards of Toronto Green Standards applicable at the time of the site plan application for each building on the site; b. prior to the issuance of Notice of Approval Conditions in a site plan control application(s), the owner will demonstrate substantial compliance with the wind comfort conditions of the sensor locations shown in pedestrian level wind study dated August 31, 2020 by Gradient Wind, to the satisfaction of the Chief Planner and Executive Director of City Planning. The owner will endeavour to achieve ideal wind comfort conditions for the various location types of the site and adjacent public areas; c. the owner shall construct and maintain to the satisfaction of the Chief Planner and Executive Director, City Planning, an area of not less than 482 square metres at grade for use by the general public as publicly accessible, privately-owned open space, in a location generally identified in the Zoning By-law Amendment, with the location configuration and design of the privately-owned open space to be determined in the context of site plan approval to the satisfaction of the Chief Planner and Executive Director, City Planning, and secured in a Site Plan Agreement with the City; d. prior to the earlier of any non-residential or residential use or occupancy and registration of the first condominium on the lands, the owner shall have completed construction of the privately-owned open space referred to in Recommendation 10.c. above and shall prepare all documents and convey to the satisfaction of the Chief Planner and Executive Director, City Planning, and the City Solicitor, a public access easement in perpetuity in favour of the City over the privately-owned open space, including rights of support as applicable, on such terms and conditions as are set out in the Section 37 agreement and the Zoning By-law Amendment, including provision for insurance and indemnification associated with public access easements; e. prior to the issuance of the first above grade building permit, the Owner shall satisfy the parkland dedication requirement for the development as set out in Recommendations 7 and 8 above; and f. prior to the issuance of the first building permit or first below-grade building permit, the owner shall demonstrate a minimum distance of 3 metres between the building, including all below and above grade structures, to all Toronto Transit Commission infrastructure, to the satisfaction of the Chief Planner and Executive Director, City Planning, in consultation with the Toronto Transit Commission. 11. City Council authorize the appropriate City Officials to take such actions as are necessary to implement City Council's decision, including execution of the Section 111 agreement, Section 37 Agreement, and other related agreement(s). 12. City Council authorize the City Solicitor to submit the necessary bill(s) to implement City Council's decision provided the City Solicitor is satisfied that the appropriate legal mechanisms are in place to ensure that no building permit will be issued until such time as the Section 37 Agreement is executed and registered.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council amend City of Toronto Zoning By-law 569-2013, as amended, for the lands at 2674, 2676, 2678, 2704 Yonge Street substantially in accordance with the draft Zoning By-law Amendment in Attachment 7 to the report June 13, 2022 from the Director, Community Planning, North York District. 2. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendment as may be required. 3. City Council approve the Rental Housing Demolition application (20 194151 NNY 08 RH) under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006 to permit the demolition of thirty-one (31) existing rental dwelling units at 2674, 2676, and 2678 Yonge Street, subject to the following conditions: a. the Owner shall provide and maintain thirty-one (31) replacement rental dwelling units for a period of at least 20 years beginning from the date that each replacement rental unit is first occupied. During such 20-year period, no replacement rental dwelling unit shall be registered as a condominium or any other form of ownership housing that provides a right to exclusive possession of a dwelling unit, including life-lease or co-ownership, and no application shall be made to demolish any replacement rental dwelling unit or convert any replacement rental unit to a non-residential rental purpose. The thirty-one (31) replacement rental dwelling units shall be comprised of twenty-three (23) one-bedroom units and eight (8) two-bedroom units and collectively contain a total gross floor area of at least 2,090.5 square metres, as generally illustrated in the plans prepared by Studio JCI and dated April 11 and 26, 2022, with any revision to these plans being to the satisfaction of the Chief Planner and Executive Director, City Planning; b. the Owner shall provide and maintain at least eighteen (18) one-bedroom replacement rental dwelling units and one (1) two-bedroom replacement rental unit at affordable rents, as currently defined in the Toronto Official Plan, and the remaining five (5) one-bedroom replacement rental units and seven (7) two-bedroom replacement rental units at mid-range rents, as currently defined in the Toronto Official Plan, for a period of at least ten (10) years beginning from the date of first occupancy of each unit; c. the Owner shall provide an acceptable Tenant Relocation and Assistance Plan to all Eligible Tenants of the thirty-one (31) existing rental dwelling units proposed to be demolished, addressing the right to return to occupy one of the replacement rental dwelling units at similar rents, the provision of alternative accommodation at similar rents in the form of rent gap payments, and other assistance to mitigate hardship. The Tenant Relocation and Assistance Plan shall be developed in consultation with, and to the satisfaction of, the Chief Planner and Executive Director, City Planning; d. the Owner shall provide tenants of all thirty-one (31) replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed development at no extra charge, and on the same terms and conditions as any other resident of the development, without the need to pre-book or pay a fee unless specifically required as a customary practice for private bookings; e. the Owner shall provide ensuite laundry in each replacement rental dwelling unit within the proposed development at no additional cost to tenants; f. the Owner shall provide central air conditioning in each replacement rental dwelling unit within the proposed development at no additional cost to tenants; g. the Owner shall provide tenants of the replacement rental dwelling units with access to all bicycle and visitor vehicular parking on the same terms and conditions as any other resident of the development; h. the thirty-one (31) replacement rental dwelling units required in Recommendation 3.a. above shall be made ready and available for occupancy no later than the date by which seventy percent (70 percent) of the new dwelling units in the proposed development, exclusive of the replacement rental units, are made available and ready for occupancy, subject to any revisions to the satisfaction of the Chief Planner and Executive Director, City Planning; and i. the owner shall enter into, and register on title to the lands at 2674, 2676, 2678, and 2704 Yonge Street, one or more agreement(s) to secure the conditions outlined in Recommendation 3.a.to 3.h. above, including an agreement pursuant to Section 111 of the City of Toronto Act, 2006, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning. 4. City Council authorize the Chief Planner and Executive Director, City Planning to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006 for the demolition of thirty-one (31) rental dwelling units at 2674, 2676, and 2678 Yonge Street after all the following have occurred: a. all conditions in Recommendations 3.a. to 3.h. above have been secured through one or more agreements under Recommendation 3.i. above; b. the Zoning By-law Amendments have come into full force and effect; c. the issuance of the Notice of Approval Conditions for site plan approval by the Chief Planner and Executive Director, City Planning or their designate pursuant to Section 114 of the City of Toronto Act, 2006; d. the issuance of excavation and shoring permits (conditional or full permits) for the approved development on the site; e. the Owner has confirmed, in writing, that all existing rental dwelling units proposed to be demolished are vacant; and f. the execution of agreements pursuant to Section 37 of the Planning Act and Section 111 of the City of Toronto Act, 2006 securing Recommendations 3.a. to 3.h. above and any other requirements of the Zoning By-law Amendments (if applicable). 5. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code after the Chief Planner and Executive Director, City Planning has given the Preliminary Approval referred to in Recommendation 4 above. 6. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Residential Demolition Permit under Section 33 of the Planning Act and Chapter 363 of the Toronto Municipal Code for 2674, 2676, and 2678 Yonge Street after the Chief Planner and Executive Director, City Planning has given the Preliminary Approval referred to in Recommendation 4 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to section 6.2 of Chapter 363, on condition that: a. the Owner removes all debris and rubble from the site immediately after demolition; b. the Owner erects solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building; c. the Owner erects the proposed building no later than three (3) years from the date on which the demolition of the existing rental dwelling units commences, subject to the timeframe being extended to the discretion of the Chief Planner and Executive Director, City Planning; and d. should the Owner fail to complete the proposed development containing the thirty-one (31) replacement rental dwelling units within the time specified in Recommendation 6.c. above, the City Clerk shall be entitled to enter on the collector's roll, as with municipal property taxes, an amount equal to the sum of twenty thousand dollars ($20,000.00) per dwelling unit for which a demolition permit is issued, and that such amount shall, until payment, be a lien or charge upon the land for which the Residential Demolition Permit is issued. 7. City Council approve that prior to the first above grade building permit, the Owner shall convey an onsite parkland dedication having an area of approximately 127.2 square metres (located along the southern edge of the property with frontage on Yonge Street adjacent to Snider Parkette) with the remaining 103.54 square metres satisfied through a cash-in-lieu payment under Section 42 of the Planning Act and the City's parkland dedication By-law (as reflected in Chapter 415 of the City's Municipal Code) all to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor. The value of the residual cash-in-lieu will be appraised through Real Estate Services, upon the submission of an application for the first above grade building permit, and is valid for six months. 8. City Council approve that the parkland dedication shall be conveyed to the City in base park condition, free and clear, above and below grade, of all easements, encumbrances, and encroachments, in an acceptable environmental condition. The Owner may propose the exception of encumbrances of tiebacks, where such an encumbrance is deemed acceptable by the General Manager, Parks, Forestry and Recreation, in consultation with the City Solicitor; and such an encumbrance will be subject to the payment of compensation to the City, in an amount as determined by the General Manager, Parks, Forestry and Recreation and the Executive Director, Corporate Real Estate Management. 9. City Council require the owner to enter into an Agreement pursuant to Section 37 of the Planning Act as follows: a. prior to the issuance of the first above-grade building permit, , the owner shall pay to the City, a cash contribution in the amount of three hundred thousand dollars ($300,000.00) to be allocated at the discretion of the Chief Planner and Executive Director, City Planning in consultation with the Ward Councillor, for the following matters: 1. public park improvements; 2. public art; and/or 3. streetscape improvements within proximity of the lands in the Ward. Any streetscape improvements will be designed to comply with the Streetscape Manual or are to the satisfaction of the Chief Planner and Executive Director, City Planning; b. the cash contribution referenced in Recommendation 9.a. is to be indexed upwardly in accordance with the Statistics Canada Non-Residential Building Construction Price Index for Toronto for the period from the date of the registration of the Section 37 Agreement to the date of payment; c. in the event the cash contribution referred to in Recommendation 9.a. has not been used for the intended purpose(s) within three (3) years of this By-law coming into full force and effect, the cash contribution may be redirected for another purpose, at the discretion of the Chief Planner and Executive Director of City Planning, in consultation with the local Ward Councillor, provided that the purpose(s) is/are identified in the Toronto Official Plan and will benefit the community in the vicinity of the lands; d. prior to issuance of Notice of Approval Conditions in a site plan control application(s), the owner shall submit plans and materials sufficient to show the cost, location, configuration, and design of the reconstruction and restoration of the historic gates and columns located at the northwest and southwest corners of the intersection of Alexandra Boulevard and Yonge Street ("Gate Restoration"), to the satisfaction of the Chief Planner and Executive Director, City Planning, and the General Manager of Transportation Services, in consultation with the Ward Councillor and the Lytton Park Residents' Organization. The Owner shall post an irrevocable Letter of Credit in the amount of 120 percent of the cost of the Gate Restoration, to the satisfaction of the Chief Planner and Executive Director of City Planning and the City Solicitor; and e. prior to the earlier of any non-residential or residential use or occupancy, and the registration of the first condominium on the lands, the owner shall demonstrate that the Gate Restoration has been undertaken and completed in accordance with the plans and materials submitted and approved in the context of site plan approval, to the satisfaction of the Chief Planner and Executive Director, City Planning, and the General Manager, Transportation Services. 10. City Council also direct that the following matters be secured in the Section 37 Agreement as a legal convenience to support development: a. the Owner will construct and maintain the development of the site in accordance with Tier 1, Toronto Green Standard, and the Owner will be encouraged to achieve Tier 2, Toronto Green Standard, or higher, where appropriate, consistent with the performance standards of Toronto Green Standards applicable at the time of the site plan application for each building on the site; b. prior to the issuance of Notice of Approval Conditions in a site plan control application(s), the owner will demonstrate substantial compliance with the wind comfort conditions of the sensor locations shown in pedestrian level wind study dated August 31, 2020 by Gradient Wind, to the satisfaction of the Chief Planner and Executive Director of City Planning. The owner will endeavour to achieve ideal wind comfort conditions for the various location types of the site and adjacent public areas; c. the owner shall construct and maintain to the satisfaction of the Chief Planner and Executive Director, City Planning, an area of not less than 482 square metres at grade for use by the general public as publicly accessible, privately-owned open space, in a location generally identified in the Zoning By-law Amendment, with the location configuration and design of the privately-owned open space to be determined in the context of site plan approval to the satisfaction of the Chief Planner and Executive Director, City Planning, and secured in a Site Plan Agreement with the City; d. prior to the earlier of any non-residential or residential use or occupancy and registration of the first condominium on the lands, the owner shall have completed construction of the privately-owned open space referred to in Recommendation 10.c. above and shall prepare all documents and convey to the satisfaction of the Chief Planner and Executive Director, City Planning, and the City Solicitor, a public access easement in perpetuity in favour of the City over the privately-owned open space, including rights of support as applicable, on such terms and conditions as are set out in the Section 37 agreement and the Zoning By-law Amendment, including provision for insurance and indemnification associated with public access easements; e. prior to the issuance of the first above grade building permit, the Owner shall satisfy the parkland dedication requirement for the development as set out in Recommendations 7 and 8 above; and f. prior to the issuance of the first building permit or first below-grade building permit, the owner shall demonstrate a minimum distance of 3 metres between the building, including all below and above grade structures, to all Toronto Transit Commission infrastructure, to the satisfaction of the Chief Planner and Executive Director, City Planning, in consultation with the Toronto Transit Commission. 11. City Council authorize the appropriate City Officials to take such actions as are necessary to implement City Council's decision, including execution of the Section 111 agreement, Section 37 Agreement, and other related agreement(s). 12. City Council authorize the City Solicitor to submit the necessary bill(s) to implement City Council's decision provided the City Solicitor is satisfied that the appropriate legal mechanisms are in place to ensure that no building permit, will be issued until such time as the Section 37 Agreement is executed and registered.
NY33.7adopted
241 Redpath Avenue - Rental Housing Demolition Application - Final Report
The application proposes to demolish a 12-storey apartment buliding containing 46 rental units located at 241 Redpath Avenue. The 46 rental units are proposed to be replaced as part of the new 38-storey building comprised of 362 dwelling units. The properties are also the subject of a Zoning By-law Amendment application (20 151705 NNY 15 OZ), which was appealed to the Ontario Land Tribunal (OLT). The OLT issued an oral decision on May 12, 2022, approving the Zoning By-law Amendement in principle, with the final Order being withheld until all outstanding matters, including the necessary agreements with the City, are secured, including the rental housing matters. This report recommends approval of the Rental Housing Demolition application under Chapter 667 of the Toronto Municipal Code and the Residential Demolition Permit under Chapter 363 of the Toronto Municipal Code, subject to conditions.
North York Community Council recommends that: 1. City Council approve the Rental Housing Demolition application (20 151708 NNY 15 RH) under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006 to permit the demolition of forty-six (46) existing rental dwelling units at 241 Redpath Avenue, subject to the following conditions: a. the owner shall provide and maintain forty-six (46) replacement rental dwelling units for a period of at least 20 years beginning from the date that each replacement rental unit is first occupied. During such 20-year period, no replacement rental unit shall be registered as a condominium or any other form of ownership housing that provides a right to exclusive possession of a dwelling unit, including life-lease or co-ownership, and no application shall be made to demolish any replacement rental unit or convert any replacement rental unit to a non-residential rental purpose. The forty-six (46) replacement rental units shall collectively contain a total gross floor area of 2,847 square metres and be comprised of thirty-four (34) one-bedroom units and twelve (12) two-bedroom units, as generally illustrated in the plans submitted to the City Planning dated April 12, 2022. Any revision to these plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning; b. the owner shall provide and maintain at least twenty-three (23) one-bedroom and seven (7) two-bedroom replacement rental dwelling units at affordable rents, as currently defined in the Toronto Official Plan, and eleven (11) one-bedroom and five (5) two-bedroom replacement rental units at mid-range rents, as defined in the Toronto Official Plan, for a period of at least ten (10) years beginning from the date of first occupancy of each unit; c. the owner shall provide an acceptable Tenant Relocation and Assistance Plan to all Eligible Tenants of the forty-six (46) existing rental dwelling units proposed to be demolished, addressing the right to return to occupy one of the replacement rental dwelling units at similar rents and other assistance, including rent gap payments, to mitigate hardship. The Tenant Relocation and Assistance Plan shall be developed in consultation with, and to the satisfaction of, the Chief Planner and Executive Director, City Planning; d. the owner shall provide tenants of all forty-six (46) replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed development at no extra charge, and on the same terms and conditions as any other resident of the development, without the need to pre-book or pay a fee unless specifically required as a customary practice for private bookings; e. the owner shall provide ensuite laundry in each replacement rental dwelling unit within the proposed development at no additional cost to tenants; f. the owner shall provide central air conditioning in each replacement rental dwelling unit within the proposed development at no additional cost to tenants; g. the owner shall provide and make available for rent at least nine (9) vehicular parking spaces to tenants of the replacement rental dwelling units at a monthly parking charge that is no greater than the monthly charge offered to residents of the non-replacement rental dwelling units and on a first come-first serve basis; h. the owner shall provide tenants of the replacement rental dwelling units with access to visitor vehicular parking at no charge and on the same terms and conditions as it is offered to any other resident of the proposed development; i. the owner shall provide tenants of the replacement rental dwelling units with access to all bicycle and visitor vehicular parking at no charge and on the same terms and conditions as any other resident of the proposed development. j. the owner shall provide and make available for rent at least forty-six (46) storage lockers to tenants of the replacement rental dwelling units at a similar monthly charge as tenants currently pay; and k. the forty-six (46) replacement rental dwelling units required in Recommendation 1.a. shall be made ready and available for occupancy no later than the date by which seventy percent (70%) of the new dwelling units in the proposed development, exclusive of the replacement rental units, are made available and ready for occupancy; and l. the owner shall enter into, and register on title to the lands at 241 Redpath Avenue, one or more agreement(s) to secure the conditions outlined in Recommendations 1.a. through 1.k. above, including an agreement pursuant to Section 111 of the City of Toronto Act, 2006, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning. 2. City Council authorize the Chief Planner and Executive Director, City Planning to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006 for the demolition of the forty-six (46) existing rental dwelling units at 241 Redpath after all the following have occurred: a. all conditions in Recommendation 1 above have been fully satisfied and secured; b. the Zoning By-law Amendment has come into full force and effect; c. the issuance of the Notice of Approval Conditions for site plan approval by the Chief Planner and Executive Director, City Planning or their designate pursuant to Section 114 of the City of Toronto Act, 2006; d. the issuance of excavation and shoring permits (conditional or full permits) for the approved development on the site; e. the owner has confirmed, in writing, that all existing rental dwelling units proposed to be demolished are vacant; and f. the execution and registration of agreements pursuant to Section 37 of the Planning Act and Section 111 of the City of Toronto Act, 2006 securing Recommendations 1.a. through 1.l above and any other requirements of the Zoning-Bylaw Amendments (if applicable). 3. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 2 above. 4. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Residential Demolition Permit under Section 33 of the Planning Act and Chapter 363 of the Toronto Municipal Code for 241 Redpath Avenue after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 2 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to section 6.2 of Chapter 363, on condition that: a. the owner removes all debris and rubble from the site immediately after demolition; b. the owner erects solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building; c. the owner erects the proposed building no later than three (3) years from the date on which the demolition of the existing buildings commences, subject to the timeframe being extended to the discretion of the Chief Planner and Executive Director, City Planning; and d. should the owner fail to complete the proposed development containing the forty-six (46) replacement rental dwelling units within the time specified in Recommendation 4.c. above, the City Clerk shall be entitled to enter on the collector's roll, as with municipal property taxes, an amount equal to the sum of twenty thousand dollars ($20,000.00) per dwelling unit for which a demolition permit is issued, and that such amount shall, until payment, be a lien or charge upon the land for which the Residential Demolition Permit is issued. 5. City Council authorize the appropriate City Officials to take such actions as are necessary to implement City Council's decision, including execution of the Section 111 agreement and other related agreements.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council approve the Rental Housing Demolition application (20 151708 NNY 15 RH) under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006 to permit the demolition of forty-six (46) existing rental dwelling units at 241 Redpath Avenue, subject to the following conditions: a. the owner shall provide and maintain forty-six (46) replacement rental dwelling units for a period of at least 20 years beginning from the date that each replacement rental unit is first occupied. During such 20-year period, no replacement rental unit shall be registered as a condominium or any other form of ownership housing that provides a right to exclusive possession of a dwelling unit, including life-lease or co-ownership, and no application shall be made to demolish any replacement rental unit or convert any replacement rental unit to a non-residential rental purpose. The forty-six (46) replacement rental units shall collectively contain a total gross floor area of 2,847 square metres and be comprised of thirty-four (34) one-bedroom units and twelve (12) two-bedroom units, as generally illustrated in the plans submitted to the City Planning dated April 12, 2022. Any revision to these plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning; b. the owner shall provide and maintain at least twenty-three (23) one-bedroom and seven (7) two-bedroom replacement rental dwelling units at affordable rents, as currently defined in the Toronto Official Plan, and eleven (11) one-bedroom and five (5) two-bedroom replacement rental units at mid-range rents, as defined in the Toronto Official Plan, for a period of at least ten (10) years beginning from the date of first occupancy of each unit; c. the owner shall provide an acceptable Tenant Relocation and Assistance Plan to all Eligible Tenants of the forty-six (46) existing rental dwelling units proposed to be demolished, addressing the right to return to occupy one of the replacement rental dwelling units at similar rents and other assistance, including rent gap payments, to mitigate hardship. The Tenant Relocation and Assistance Plan shall be developed in consultation with, and to the satisfaction of, the Chief Planner and Executive Director, City Planning; d. the owner shall provide tenants of all forty-six (46) replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed development at no extra charge, and on the same terms and conditions as any other resident of the development, without the need to pre-book or pay a fee unless specifically required as a customary practice for private bookings; e. the owner shall provide ensuite laundry in each replacement rental dwelling unit within the proposed development at no additional cost to tenants; f. the owner shall provide central air conditioning in each replacement rental dwelling unit within the proposed development at no additional cost to tenants; g. the owner shall provide and make available for rent at least nine (9) vehicular parking spaces to tenants of the replacement rental dwelling units at a monthly parking charge that is no greater than the monthly charge offered to residents of the non-replacement rental dwelling units and on a first come-first serve basis; h. the owner shall provide tenants of the replacement rental dwelling units with access to visitor vehicular parking at no charge and on the same terms and conditions as it is offered to any other resident of the proposed development; i. the owner shall provide tenants of the replacement rental dwelling units with access to all bicycle and visitor vehicular parking at no charge and on the same terms and conditions as any other resident of the proposed development. j. the owner shall provide and make available for rent at least forty-six (46) storage lockers to tenants of the replacement rental dwelling units at a similar monthly charge as tenants currently pay; and k. the forty-six (46) replacement rental dwelling units required in Recommendation 1.a shall be made ready and available for occupancy no later than the date by which seventy percent (70%) of the new dwelling units in the proposed development, exclusive of the replacement rental units, are made available and ready for occupancy; and l. the owner shall enter into, and register on title to the lands at 241 Redpath Avenue, one or more agreement(s) to secure the conditions outlined in Recommendations 1.a. through 1.k. above, including an agreement pursuant to Section 111 of the City of Toronto Act, 2006, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning. 2. City Council authorize the Chief Planner and Executive Director, City Planning to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006 for the demolition of the forty-six (46) existing rental dwelling units at 241 Redpath after all the following have occurred: a. all conditions in Recommendation 1 above have been fully satisfied and secured; b. the Zoning By-law Amendment has come into full force and effect; c. the issuance of the Notice of Approval Conditions for site plan approval by the Chief Planner and Executive Director, City Planning or their designate pursuant to Section 114 of the City of Toronto Act, 2006; d. the issuance of excavation and shoring permits (conditional or full permits) for the approved development on the site; e. the owner has confirmed, in writing, that all existing rental dwelling units proposed to be demolished are vacant; and f. the execution and registration of agreements pursuant to Section 37 of the Planning Act and Section 111 of the City of Toronto Act, 2006 securing Recommendations 1.a. through 1.l above and any other requirements of the Zoning-Bylaw Amendments (if applicable). 3. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 2 above. 4. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Residential Demolition Permit under Section 33 of the Planning Act and Chapter 363 of the Toronto Municipal Code for 241 Redpath Avenue after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 2 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to section 6.2 of Chapter 363, on condition that: a. the owner removes all debris and rubble from the site immediately after demolition; b. the owner erects solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building; c. the owner erects the proposed building no later than three (3) years from the date on which the demolition of the existing buildings commences, subject to the timeframe being extended to the discretion of the Chief Planner and Executive Director, City Planning; and d. should the owner fail to complete the proposed development containing the forty-six (46) replacement rental dwelling units within the time specified in Recommendation 4.c. above, the City Clerk shall be entitled to enter on the collector's roll, as with municipal property taxes, an amount equal to the sum of twenty thousand dollars ($20,000.00) per dwelling unit for which a demolition permit is issued, and that such amount shall, until payment, be a lien or charge upon the land for which the Residential Demolition Permit is issued. 5. City Council authorize the appropriate City Officials to take such actions as are necessary to implement City Council's decision, including execution of the Section 111 agreement and other related agreements.
NY33.8amended
31 Finch Avenue East and 32, 36 and 38 Olive Avenue - Official Plan Amendment and Zoning Amendment Applications - Final Report
This application proposes to amend the Official Plan and Zoning By-law to permit a 29-storey (98.6 metres including mechanical penthouse) residential building with a total residential gross floor area ("GFA") of 22,811 square metres. The existing building on the site occupied by a Bell Canada telephone switching station has a GFA of 4,140 square metres and is proposed to be retained. The total GFA would be 26,951 square metres, resulting in a Floor Space Index ("FSI") of 5.32. The new building would have 350 residential units, 113 vehicular parking spaces and 263 bicycle parking spaces. The application also proposes an off-site parkland dedication with a size of 1654 square metres at the lands municipally known as of the date of this report as 15 to 21 Holmes Avenue and shown as Parts 3, 6 and 9 on Reference Plan 66R-32436 (see Attachment 5). The proposed development is consistent with the Provincial Policy Statement (2020) and conforms with A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2020). This report reviews and recommends approval of the application to amend the Official Plan and Zoning By-law. The proposed building represents an appropriate level of intensification given the site's proximity to rapid transit, and adheres to the vision and density provisions of the North York Centre Secondary Plan while providing appropriate transition to the lower scale neighbourhood to the east.
North York Community Council recommends that: 1. City Council amend the Official Plan for the lands at 31 Finch Avenue East and 32, 36 and 38 Olive Avenue substantially in accordance with the draft Official Plan Amendment in Attachment 6 to the report (June 8, 2022) from the Director, Community Planning, North York District. 2. City Council amend former City of North York Zoning By-law 7625, as amended, for the lands at 31 Finch Avenue East and 32, 36 and 38 Olive Avenue substantially in accordance with the draft Zoning By-law Amendment in Attachment 7 to the report (June 8, 2022) from the Director, Community Planning, North York District. 3. City Council authorize the City Solicitor to submit the necessary bill(s) to implement City Council's decision provided the City Solicitor is satisfied that the appropriate legal mechanisms are in place to ensure that no building permit will be issued until such time as the Section 37 Agreement is executed and registered. 4. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment and draft Zoning By-law Amendment as may be required. 5. City Council direct that prior to the issuance of the first above grade building permit, the Owner shall convey to the City an off-site parkland dedication, having a minimum size of 1654 square metres, composed of the lands shown as Parts 3, 6 and 9 on Reference Plan 66R-32436 to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor. 6. City Council approve the acceptance of the off-site parkland dedication, subject to the owner transferring the parkland to the City free and clear, above and below grade, of all easements, encumbrances, and encroachments, in an acceptable environmental condition to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor. 7. City Council authorize a development charge credit against the Parks and Recreation component of the Development Charges for the design and construction by the owner of the Above Base Park Improvements to the satisfaction of the General Manager, Parks, Forestry and Recreation; the development charge credit shall be in an amount that is the lesser of the cost to the owner of designing and constructing the Above Base Park Improvements, as approved by the General Manager, Parks, Forestry and Recreation and the Parks and Recreation component of development charges payable for the development in accordance with the City's Development Charges By-law, as may be amended from time to time; the owner is required to submit a design and cost estimate to be approved by the General Manager, Parks, Forestry and Recreation and a letter of credit equal to 120 percent of the Parks and Recreation Development Charges payable for the development; and the design, cost estimate and letter of credit will be required prior to the issuance of the first building permit. 8. City Council authorize the City Solicitor to enter into an Agreement pursuant to Section 37 of the Planning Act and to have it executed and registered on title to the satisfaction of the City Solicitor, as follows: a. the community benefits recommended to be secured in the Section 37 Agreement are as follows: 1. prior to the issuance of the first above-grade building permit for the proposed development, the Owner shall make an upwardly indexed financial contribution to the City of $1,740,611.13 to be allocated to local area improvements within the vicinity of the subject site, to the satisfaction of the Chief Planner and Executive Director City Planning, in consultation with the local Ward Councillor; 2. the cash contribution referred to in Recommendation 8.a.1. above will be indexed upwardly in accordance with Statistics Canada Residential Building Construction Price Index for the Toronto Census Metropolitan Area, reported quarterly by Statistics Canada in Building Construction Price Indexes Table 18-10-0135-01, or its successor, calculated from the date City Council adopts the Zoning by-law amendment(s) to the date of payment; 3. in the event that the cash contribution in Recommendation 8.a.1. above has not been used for the determined purposed within three years of the amending zoning by-law coming into full force and effect, the cash contribution may be redirected for another purpose, at the discretion of the Chief Planner and Executive Director, City Planning in consultation with the Ward Councillor, provided the purpose is identified in the Official Plan and will benefit the community in the vicinity of the lands; and 4. indoor residential recreational amenity space at a size of not less than 1.5 square metres per dwelling unit, eligible as a density incentive in accordance with Section 3.3 of the North York Centre Secondary Plan. b. the following matters are also recommended to be secured in the Section 37 Agreement as a legal convenience to support development: 1. the Owner shall convey to the City as off-site parkland dedication the lands shown as Parts 3, 6 and 9 on Reference Plan 66R-32436, in Attachment 5 to the report (June 8, 2022) from the Director, Community Planning, North York District, to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor; 2. the Owner shall make a contribution in the amount of $50,000 to be allocated toward the City of Toronto Bike Share program for investment in the expansion of the program in the Willowdale area; and 3. the Owner will construct and maintain the development of the site in accordance with Tier 1, Toronto Green Standard and the Owner will be encouraged to achieve Tier 2, Toronto Green Standard, or higher, where appropriate, consistent with the performance standards of Toronto Green Standards applicable at the time of the Site Plan Control application.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council amend the Official Plan for the lands at 31 Finch Avenue East and 32, 36 and 38 Olive Avenue substantially in accordance with the draft Official Plan Amendment in Attachment 6 to this report. 2. City Council amend former City of North York Zoning By-law 7625, as amended, for the lands at 31 Finch Avenue East and 32, 36 and 38 Olive Avenue substantially in accordance with the draft Zoning By-law Amendment in Attachment 7 to this report. 3. City Council authorize the City Solicitor to submit the necessary bill(s) to implement the foregoing recommendation(s) provided the City Solicitor is satisfied that the appropriate legal mechanisms are in place to ensure that no building permit will issue until such time as the Section 37 Agreement is executed and registered. 4. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment and draft Zoning By-law Amendment as may be required. 5. City Council direct that prior to the issuance of the first above grade building permit, the Owner shall convey to the City an off-site parkland dedication, having a minimum size of 1654 square metres, composed of the lands shown as Parts 3, 6 and 9 on Reference Plan 66R-32436 to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor. 6. City Council approve the acceptance of the off-site parkland dedication, subject to the owner transferring the parkland to the City free and clear, above and below grade, of all easements, encumbrances, and encroachments, in an acceptable environmental condition to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor. 7. City Council authorize a development charge credit against the Parks and Recreation component of the Development Charges for the design and construction by the owner of the Above Base Park Improvements to the satisfaction of the General Manager, Parks, Forestry and Recreation; the development charge credit shall be in an amount that is the lesser of the cost to the owner of designing and constructing the Above Base Park Improvements, as approved by the General Manager, Parks, Forestry and Recreation and the Parks and Recreation component of development charges payable for the development in accordance with the City's Development Charges By-law, as may be amended from time to time; the owner is required to submit a design and cost estimate to be approved by the General Manager, Parks, Forestry and Recreation and a letter of credit equal to 120 percent of the Parks and Recreation Development Charges payable for the development; and the design, cost estimate and letter of credit will be required prior to the issuance of the first building permit. 8. City Council authorize the City Solicitor to enter into an Agreement pursuant to Section 37 of the Planning Act and to have it executed and registered on title to the satisfaction of the City Solicitor, as follows: a. the community benefits recommended to be secured in the Section 37 Agreement are as follows: 1. prior to the issuance of the first above-grade building permit for the proposed development, the Owner shall make an upwardly indexed financial contribution to the City of $1,740,611.13 to be allocated to local area improvements within the vicinity of the subject site, to the satisfaction of the Chief Planner and Executive Director City Planning, in consultation with the local Ward Councillor; 2. the amount in 8.a.1. above will be indexed upwardly in accordance with Statistics Canada Residential Building Construction Price Index for the Toronto Census Metropolitan Area, reported quarterly by Statistics Canada in Building Construction Price Indexes Table 18-10-0135-01, or its successor, calculated from the date of the execution of the Agreement to the date of payment; 3. in the event that the cash contribution in 8.a.1. above has not been used for the determined purposed within three years of the amending zoning by-law coming into full force and effect, the cash contribution may be redirected for another purpose, at the discretion of the Chief Planner and Executive Director, City Planning in consultation with the Ward Councillor, provided the purpose is identified in the Official Plan and will benefit the community in the vicinity of the lands; and 4. indoor residential recreational amenity space at a size of not less than 1.5 square metres per dwelling unit, eligible as a density incentive in accordance with Section 3.3 of the North York Centre Secondary Plan. b. the following matters are also recommended to be secured in the Section 37 Agreement as a legal convenience to support development: 1. the Owner shall convey to the City as off-site parkland dedication the lands shown as Parts 3, 6 and 9 on Reference Plan 66R-32436, in Attachment 5 to this report, to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor; 2. the Owner shall make a contribution in the amount of $50,000 to be allocated toward the City of Toronto Bike Share program for investment in the expansion of the program in the Willowdale area; and 3. the Owner will construct and maintain the development of the site in accordance with Tier 1, Toronto Green Standard and the Owner will be encouraged to achieve Tier 2, Toronto Green Standard, or higher, where appropriate, consistent with the performance standards of Toronto Green Standards applicable at the time of the Site Plan Control application.
NY33.9adopted
228 to 232 Finch Avenue West - Zoning By-law Amendment Application - Final Report
This application proposes to amend the former City of North York Zoning By-law 7625 to permit a four-storey stacked residential townhouse building (measuring 12.95 metres in height) with 36 residential units at 228, 230, and 232 Finch Avenue West. A one-level underground garage is proposed with 46 parking spaces, which includes 7 visitor spaces. The proposed development is in keeping with the objectives of the Central Finch Area Secondary Plan to encourage redevelopment along the Central Finch Area, while providing transition to the abutting lower density neighbourhood to the north and improving the streetscape along Finch Avenue West. The proposed development is consistent with the Provincial Policy Statement (2020) and conforms with A Plan to Grow: Growth Plan for the Greater Golden Horseshoe (2020). This report reviews and recommends approval of the application to amend the Zoning By-law.
North York Community Council recommends that: 1. City Council amend the former City of North York Zoning By-law 7625, as amended, for the lands at 228, 230, and 232 Finch Avenue West, substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 5 to the report (June 6, 2022) from the Director, Community Planning, North York District. 2. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendments as may be required.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council amend the former City of North York Zoning By-law 7625, as amended, for the lands at 228, 230, and 232 Finch Avenue West, substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 5 to this report. 2. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendments as may be required.
NY33.10adopted
1 to 87 Bredonhill Court, Phase 1E, Block 2 - Part Lot Control Exemption Application - Final Report
The Part Lot Control Exemption Application (the "Application") applies to the lands identified as Blocks 1 and 2 on Plan 66M-2577 and known as Phase 1E of the Lawrence Heights Revitalization Project (Attachment 4) (related Site Plan Application No: 17 222387 NNY 15 SA). The Application proposes to permit the creation of the following: - parcels intended to be future Parcels of Tied Lands (POTL) for 36 market freehold townhouses being Parts 1 to 36 on the draft R-Plan attached as Attachment 3 and associated common elements intended for a future common element condominium being Parts 37 to 39, 45 and 50; - parcels intended for the creation of 18 three-storey back-to-back stacked townhouses being Part 40 and associated outdoor space being Part 41 intended to be a future standard condominium; - parcels intended for 27 rental back-to-back townhouses being Parts 42, 44 and 47 and associated outdoor space being Parts 43, 48 and 49) retained by Toronto Community Housing Corporation (TCHC); and - various easements to be created over Parts 37, 38, 39, 41, 43, 45, 46, 48, 49, 50, 51, including over a private lane in the form of a future common elements road being Part 39. The proposed development is consistent with the Provincial Policy Statement (2020), conforms to the Growth Plan for the Greater Golden Horseshoe (2020) and conforms to the Official Plan. The lifting of Part Lot Control is appropriate for the orderly development of these lands. A Common Elements Condominium application to create a common elements condominium over the private lane and other common elements, being Parts 1 to 36, and to tie the Market Freehold Townhouses as POTLs to the private lane, starting at the northeastern portion of the block and ending at the southeastern and eastern portions of the block as well as other common elements (including Parts 37, 38, 45 and 50) will be submitted in the future. The applicant recently made a resubmission of additional information in support of this application on March 10, 2022. The owner and TCHC both require a Part Lot Control Exemption and the applicant has provided a draft R-Plan and colour coded draft R-Plan (Attachment 3) delineating the parts that will be subject to various easements within the Phase 1E lands, being Block 1 and Block 2 on Plan 66M-2577. This report reviews and recommends approval of the Part Lot Control Exemption By-law. In addition, this report recommends that the owner of the lands be required to register a Section 118 Restriction under the Land Titles Act against the subject lands, described in Schedule "A" in attachment 6 to this report, whereby the owner agrees not to convey or mortgage any part of the lands without prior consent of the Chief Planner or his designate.
North York Community Council recommends that: 1. City Council enact a Part Lot Control Exemption By-law with respect to the subject lands at 1 to 87 Bredonhill Court, being Blocks 1 and 2 on 66M-2577 as generally illustrated on Attachments 1 and 2 to the report (June 3, 2022) from the Director, Community Planning, North York District, to be prepared to the satisfaction of the City Solicitor and to expire two years following enactment by City Council. 2. Prior to the introduction of the Part Lot Control Exemption Bill, City Council require the owner to: a. provide proof of payment of all current property taxes for the subject lands to the satisfaction of the City Solicitor; and b. register, to the satisfaction of the City Solicitor, a Section 118 Restriction under the Land Titles Act agreeing not to transfer or charge any part of the subject lands described in Schedule "A" in Attachment 6 to this report, without the written consent of the Chief Planner or his/her designate. 3. City Council authorize the City Solicitor to take the necessary steps to release, partially release, or provide consent to charge or convey under, the Section 118 Restriction from all or any portion of the lands in the City Solicitor's sole discretion after consulting with the Chief Planner and Executive Director, City Planning and authorize and direct the City Solicitor, in consultation with the Chief Planner and Executive Director, City Planning to release the Section 118 Restriction from title to portions of the subject lands that become subject to a registered plan of condominium. 4. City Council authorize and direct the City Solicitor to register the Part Lot Control Exemption By-law on title to the lands. 5. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Part Lot Control Exemption By-law as may be required.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council enact a Part Lot Control Exemption By-law with respect to the subject lands at 1 to 87 Bredonhill Court, being Blocks 1 and 2 on 66M-2577 as generally illustrated on Attachments 1 and 2 to this report, to be prepared to the satisfaction of the City Solicitor and to expire two years following enactment by City Council. 2. Prior to the introduction of the Part Lot Control Exemption Bill, City Council require the owner to: a. provide proof of payment of all current property taxes for the subject lands to the satisfaction of the City Solicitor; and b. register, to the satisfaction of the City Solicitor, a Section 118 Restriction under the Land Titles Act agreeing not to transfer or charge any part of the subject lands described in Schedule "A" in Attachment 6 to this report, without the written consent of the Chief Planner or his/her designate. 3. City Council authorize the City Solicitor to take the necessary steps to release, partially release, or provide consent to charge or convey under, the Section 118 Restriction from all or any portion of the lands in the City Solicitor's sole discretion after consulting with the Chief Planner and Executive Director, City Planning and authorize and direct the City Solicitor, in consultation with the Chief Planner and Executive Director, City Planning to release the Section 118 Restriction from title to portions of the subject lands that become subject to a registered plan of condominium. 4. City Council authorize and direct the City Solicitor to register the Part Lot Control Exemption By-law on title to the lands. 5. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Part Lot Control Exemption By-law as may be required.
NY33.11adopted
2932, 2934, 2936, 2940 and 2942 Bayview Ave - Part Lot Control Exemption Application - Final Report
This application requests exemption from the Part Lot Control provisions of the Planning Act on the lands municipally known at 2932, 2934, 2936, 2940 and 2942 Bayview Avenue (the "Subject Lands") to facilitate the sale of two detached dwellings and sixteen, 3-storey townhouses, arranged in two blocks and facing Bayview Avenue. The proposed exemption from the part lot control provisions of the Planning Act has been requested by the owner to permit the division of the lands into a number of parcels that will enable the applicant to transfer or mortgage title for portions of the lands. This report reviews and recommends approval of a Part Lot Control Exemption by-law to be enacted for a period of up to 2 years on the Subject Lands. In addition, this report recommends that the owner of the Subject Lands be required to register a Section 118 Restriction under the Land Titles Act agreeing not to convey or charge any part of the Subject Lands without prior consent of the Chief Planner and Executive Director or their designate. The proposed development is consistent with the Provincial Policy Statement (2020), conforms with the Growth Plan for the Greater Golden Horseshoe (2020), and conforms to the Official Plan. The lifting of Part Lot Control is appropriate for the orderly development of these lands.
North York Community Council recommends that: 1. City Council enact a Part Lot Control Exemption By-law with respect to the subject lands at 2932, 2934, 2936, 2940 and 2942 Bayview Ave as generally illustrated on Attachment 2 to the report (June 9, 2022) from the Director, Community Planning, North York District, to be prepared to the satisfaction of the City Solicitor and to expire two years following enactment by City Council. 2. Prior to the introduction of the Part-Lot Control Exemption Bill for enactment, City Council require the owner to: a. provide proof of payment of all current property taxes for the subject lands to the satisfaction of the City Solicitor; b. register, to the satisfaction of the City Solicitor, a Section 118 Restriction under the Land Titles Act agreeing not to transfer or charge any part of the subject lands described in Schedule "A" to this report, without the written consent of the Chief Planner or his/her designate; and c. the Ontario Land Tribunal issues its final Order bringing the Zoning by-law Amendment into full force and effect. 3. City Council authorize the City Solicitor to take the necessary steps to release the Section 118 Restriction from the two future parcels of land consisting of Parts 1, 2, 3, 4, and 5, that will contain detached dwellings as soon as the parcels are created, and to release the Section 118 from the future common element condominium lands in the City Solicitor's sole discretion after consulting with the Chief Planner and Executive Director, City Planning at such a time as confirmation is received that a Common Elements Condominium has been registered to the satisfaction of the Chief Planner and Executive Director. 4 City Council authorize and direct the City Solicitor to register the Part-Lot Control Exemption By-law on title to the lands or any portion thereof against which the Section 118 Restriction under the Land Titles Act has been registered. 5. City Council authorize and direct the City Solicitor to register the Part Lot Control Exemption By-law on title. 6. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Part Lot Control Exemption By-law as may be required.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council enact a Part Lot Control Exemption By-law with respect to the subject lands at 2932, 2934, 2936, 2940 and 2942 Bayview Ave as generally illustrated on Attachment 2 to the report dated June 9, 2022, to be prepared to the satisfaction of the City Solicitor and to expire two years following enactment by City Council. 2. Prior to the introduction of the Part-Lot Control Exemption Bill for enactment, City Council require the owner to: a. provide proof of payment of all current property taxes for the subject lands to the satisfaction of the City Solicitor; b. register, to the satisfaction of the City Solicitor, a Section 118 Restriction under the Land Titles Act agreeing not to transfer or charge any part of the subject lands described in Schedule "A" to this report, without the written consent of the Chief Planner or his/her designate; and c. the Ontario Land Tribunal issues its final Order bringing the Zoning by-law Amendment into full force and effect. 3. City Council authorize the City Solicitor to take the necessary steps to release the Section 118 Restriction from the two future parcels of land consisting of Parts 1, 2, 3, 4, and 5, that will contain detached dwellings as soon as the parcels are created, and to release the Section 118 from the future common element condominium lands in the City Solicitor's sole discretion after consulting with the Chief Planner and Executive Director, City Planning at such a time as confirmation is received that a Common Elements Condominium has been registered to the satisfaction of the Chief Planner and Executive Director. 4 City Council authorize and direct the City Solicitor to register the Part-Lot Control Exemption By-law on title to the lands or any portion thereof against which the Section 118 Restriction under the Land Titles Act has been registered. 5. City Council authorize and direct the City Solicitor to register the Part Lot Control Exemption By-law on title. 6. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Part Lot Control Exemption By-law as may be required.
NY33.12adopted
110 and 112 Sheppard Avenue West - Zoning By-law Amendment: Removal of the Holding (H) Symbol - Final Report
This application proposes to remove the Holding (H) symbol for the lands municipally known as 110 and 112 Sheppard Avenue West. Removal of the Holding (H) symbol would allow for the development of a 6-storey residential building containing 30 units to proceed on the site. The existing site-specific Zoning By-laws contain a Holding (H) symbol due to existing sanitary capacity issues on Sheppard Avenue West. A solution for the sanitary capacity issues that does not rely on municipal infrastructure improvements has been identified and accepted. The Chief Engineer and Executive Director, Engineering and Construction Services, the City Solicitor, and the Director, Community Planning, North York District are satisfied that the Holding (H) symbol can be removed. This report reviews and recommends approval of the application to remove the Holding (H) symbol for the lands at 110 and 112 Sheppard Avenue West. The proposed development is consistent with the Provincial Policy Statement (2020) and conforms with A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2020). By removing the Holding (H) symbol, the City Council-approved development can proceed.
North York Community Council recommends that: 1. City Council amend Zoning By-law 569-2013, as amended by By-law 926-2019, for the lands at 110 and 112 Sheppard Avenue West, substantially in accordance with the draft Zoning By-law Amendment in Attachment 6 to the report (June 1, 2022) from the Director, Community Planning, North York District. 2. City Council amend Zoning By-law 7625, as amended by By-law 927-2019, for the lands at 110 and 112 Sheppard Avenue West, substantially in accordance with the draft Zoning By-law Amendment in Attachment 7 to the report (June 1, 2022) from the Director, Community Planning, North York District. 3. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendments as may be required.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council amend Zoning By-law 569-2013, as amended by By-law 926-2019, for the lands at 110 and 112 Sheppard Avenue West, substantially in accordance with the draft Zoning By-law Amendment in Attachment 6 to this report. 2. City Council amend Zoning By-law 7625, as amended by By-law 927-2019, for the lands at 110 and 112 Sheppard Avenue West, substantially in accordance with the draft Zoning By-law Amendment in Attachment 7 to this report. 3. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendments as may be required.
NY33.13adopted
2450 Victoria Park Avenue - Class 4 Noise Area Classification (NPC-300)
The report recommends City Council classify the site at 2450 Victoria Park Avenue as a Class 4 Noise Area under Provincial Noise Guidelines (NPC-300) as administered by the Ministry of Environment, Conservation and Parks (MECP). A Class 4 Noise Area classification allows for higher daytime and nighttime sound level limits than would otherwise be permitted in relation to a noise sensitive land use such as residential dwellings and associated outdoor living areas. The impact of such higher levels is mitigated by specified noise control measures. An Environmental Noise Feasibility Study was prepared in support of the development (the "Noise Study"), and a third party peer review of the Noise Study was undertaken. The Noise Study confirms that the site at 2450 Victoria Park Avenue can be appropriately considered for a Class 4 Area classification. A Class 4 Noise Area classification would allow the existing commercial/industrial uses close to the subject site to rely on this noise classification and related sound level limits in applications for required provincial approvals including operating certificates.
North York Community Council recommends that: 1. City Council classify the lands municipally known as 2450 Victoria Park Avenue, currently subject to Zoning By-law Amendment Application (File 17 255293 NNY 33 OZ), Draft Plan of Subdivision Application (File 21 220581 NNY 17 SB), and Site Plan Application (File 21 220587 NNY 17 SA), as a Class 4 Noise Area pursuant to Publication NPC-300 (Ministry of Environment and Climate Change Environmental Noise Guideline - Stationary and Transportation Sources - Approval and Planning). 2. City Council direct the Chief Planner and Executive Director, City Planning or their designate to forward a copy of City Council's decision to the Ministry of Environment Conservation and Parks.
Staff recommendation as filed
The City Planning Division recommends that: 1.City Council classify the lands municipally known as 2450 Victoria Park Avenue, currently subject to Zoning By-law Amendment Application (File No. 17 255293 NNY 33 OZ), Draft Plan of Subdivision Application (File No. 21 220581 NNY 17 SB), and Site Plan Application (File No. 21 220587 NNY 17 SA), as a Class 4 Noise Area pursuant to Publication NPC-300 (Ministry of Environment and Climate Change Environmental Noise Guideline - Stationary and Transportation Sources - Approval and Planning). 2. City Council direct the Chief Planner and Executive Director, City Planning or their designate to forward a copy of City Council's decision to the Ministry of Environment Conservation and Parks.
NY33.14adopted
1 to 3 Concorde Gate and 10 to 12 Concorde Place - Zoning By-law Amendment and Plan of Subdivision Applications - Request for Directions
On July 15, 2021, a Zoning By-law Amendment application was submitted to permit the redevelopment of the lands with five residential buildings consisting of nine towers ranging in height from 40 to 52 storeys. A total of 4,086 dwelling units are proposed. The proposal also includes some non-residential uses at grade. Two public parks and 437 square metres pf community space are also proposed as part of the development. The proposal has an overall density of 9.95 for the lands. On July 15, 2021, a Plan of Subdivision application was submitted in order to create the development blocks and the new public infrastructure, including two new public parks located at the north and south ends of the site fronting onto Concorde Place, which will have a combined area of 3,690 square metres, and a new L-shaped public street that is proposed to bisect the 10-12 Concorde Place property in a north-south direction. On January 28, 2022, the Applicant appealed both the Zoning By-law Amendment and Plan of Subdivision applications to the Ontario Land Tribunal ("OLT") due to Council not making a decision within the 120-day time frame in the Planning Act (OLT Lead Case No: OLT-22-002185). This report recommends that the City Solicitor with the appropriate City staff attend the OLT hearing to oppose the application in its current form and to continue discussions with the Applicant to resolve outstanding issues.
North York Community Council recommends that: 1. City Council direct the City Solicitor and appropriate City staff to attend the Ontario Land Tribunal in opposition to the current Application regarding the Zoning By-law Amendment appeal and the Draft Plan of Subdivision Approval appeal for the lands at 1 to 3 Concorde Gate and 10 to 12 Concorde Place and to continue discussions with the Applicant in an attempt to resolve outstanding issues. 2. In the event that the Ontario Land Tribunal allows the appeals in whole or in part, City Council authorize the City Solicitor to request that the issuance of any final Orders be withheld until such time as the City Solicitor advises that: a. the final form and content of the draft Zoning By-laws are to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning; b. where applicable community benefits and other matters in support of the development are to be secured in a Section 37 Agreement executed by the owner and registered on title to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor; c. the City has advised that any building envelope changes to address the findings of the wind tunnel study have been made to the satisfaction of the Chief Planner and Executive Director, City Planning; d. the City has confirmation of water, sanitary and stormwater capacity from the Chief Engineer and Executive Director, Engineering and Construction Services, or the determination of whether holding provisions are required in the Zoning By-law Amendment; and e. the Conditions of Draft Plan Approval respecting the proposed Plan of Subdivision are in a form and content acceptable to the Chief Planner and Executive Director, City Planning, prepared in consultation with the City Solicitor and appropriate City Divisions. 3. City Council authorize the City Solicitor and City staff to take any necessary steps to implement City Council's decision.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council direct the City Solicitor and appropriate City staff to attend the Ontario Land Tribunal in opposition to the current Application regarding the Zoning By-law Amendment appeal and the Draft Plan of Subdivision Approval appeal for the lands at 1 to 3 Concorde Gate and 10 to 12 Concorde Place and to continue discussions with the Applicant in an attempt to resolve outstanding issues. 2. In the event that the Ontario Land Tribunal allows the appeals in whole or in part, City Council authorize the City Solicitor to request that the issuance of any final Orders be withheld until such time as the City Solicitor advises that: a. the final form and content of the draft Zoning By-laws are to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning; b. where applicable community benefits and other matters in support of the development are to be secured in a Section 37 Agreement executed by the owner and registered on title to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor; c. the City has advised that any building envelope changes to address the findings of the wind tunnel study have been made to the satisfaction of the Chief Planner and Executive Director, City Planning Division; d. the City has confirmation of water, sanitary and stormwater capacity from the Chief Engineer and Executive Director, Engineering and Construction Services, or the determination of whether holding provisions are required in the Zoning By-law Amendment; and e. the Conditions of Draft Plan Approval respecting the proposed Plan of Subdivision are in a form and content acceptable to the Chief Planner and Executive Director, City Planning, prepared in consultation with the City Solicitor and appropriate City Divisions. 3. City Council authorize the City Solicitor and City staff to take any necessary steps to implement City Council's decision.
NY33.15adopted
175 Wynford Drive - Zoning By-law Amendment Application - Request for Directions
On September 25, 2020, a Zoning By-law Amendment application was submitted to permit the redevelopment of the lands with four residential and mixed-use buildings ranging from 45 to 54 storeys in height, containing 2,750 dwelling units, 10,082 square metres of non residential floorspace for a hotel, retail uses and a daycare centre. A total of 1,558 parking spaces were proposed to be accommodated within 6 levels of underground parking. On June 20, 2021 the applicant submitted a revised proposal to permit the redevelopment of the lands with three residential and mixed-use buildings with heights of 55, 59 and 65 storeys. The proposal includes a total of 2,500 dwelling units, 1,791 square metres of retail space, hotel and a daycare centre. The proposal has an overall proposed density of 12.4 times the area of the lot. On July 30, 2021, the Applicant appealed the revised Zoning By-law Amendment application to the Ontario Land Tribunal ("OLT") due to Council not making a decision within the 120-day time frame in the Planning Act (OLT Case No: OLT-21-001257). This report recommends that the City Solicitor with the appropriate City staff attend the OLT hearing to oppose the application in its current form and to continue discussions with the Applicant to resolve outstanding issues.
North York Community Council recommends that: 1. City Council direct the City Solicitor and appropriate City staff to attend the Ontario Land Tribunal in opposition to the current Application regarding the Zoning By-law Amendment appeal for the lands at 175 Wynford Drive and to continue discussions with the Applicant in an attempt to resolve outstanding issues. 2. In the event that the Ontario Land Tribunal allows the appeals in whole or in part, City Council authorize the City Solicitor to request that the issuance of any final Orders be withheld until such time as the City Solicitor advises that: a. the final form and content of the draft Zoning By-laws are to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning; b. where applicable, community benefits and other matters in support of the development are secured in a Section 37 Agreement executed by the Owner and registered on title to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor; c. the Applicant provides confirmation that the building envelope is outside of the required top-of bank setback from the ravine to the north of the site, to the satisfaction of the Toronto and Region Conservation Authority; d. the Applicant has submitted a revised Arborist report and detailed landscape plans and addressed the outstanding issues from the Urban Forestry memo dated August 10, 2021, and the Urban Forestry- Ravine and Natural Feature Protection memo dated July 28,2021, to the satisfaction of the General Manager, Parks Forestry and Recreation; e. the Applicant has addressed all outstanding issues raised by Engineering and Construction Services as they relate to the Zoning By-law Amendment application as set out in their memorandum dated August 11, 2021 or as may be updated in response to further submission(s) filed by the Applicant, to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services; and f. the Applicant has submitted a revised Travel Demand Management Plan acceptable to, and to the satisfaction of the Chief Planner and Executive Director, City Planning and the General Manager, Transportation Services. 3. City Council authorize the City Solicitor and City staff to take any necessary steps to implement City Council's decision.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council direct the City Solicitor and appropriate City staff to attend the Ontario Land Tribunal in opposition to the current Application regarding the Zoning By-law Amendment appeal for the lands at 175 Wynford Drive and to continue discussions with the Applicant in an attempt to resolve outstanding issues. 2. In the event that the Ontario Land Tribunal allows the appeals in whole or in part, City Council authorize the City Solicitor to request that the issuance of any final Orders be withheld until such time as the City Solicitor advises that: a. the final form and content of the draft Zoning By-laws are to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning; b. where applicable, community benefits and other matters in support of the development are secured in a Section 37 Agreement executed by the Owner and registered on title to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor; c. the Applicant provides confirmation that the building envelope is outside of the required top-of bank setback from the ravine to the north of the site, to the satisfaction of the Toronto and Region Conservation Authority; d. the Applicant has submitted a revised Arborist report and detailed landscape plans and addressed the outstanding issues from the Urban Forestry memo dated August 10, 2021, and the Urban Forestry- Ravine and Natural Feature Protection memo dated July 28,2021, to the satisfaction of the General Manager, Parks Forestry and Recreation; e. the Applicant has addressed all outstanding issues raised by Engineering and Construction Services as they relate to the Zoning By-law Amendment application as set out in their memorandum dated August 11, 2021 or as may be updated in response to further submission(s) filed by the Applicant, to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services; and f. the Applicant has submitted a revised Travel Demand Management Plan acceptable to, and to the satisfaction of the Chief Planner and Executive Director, City Planning and the General Manager, Transportation Services. 3. City Council authorize the City Solicitor and City staff to take any necessary steps to implement City Council's decision.
NY33.16adopted
801 York Mills Road and 1855 Leslie Street - Zoning By-law Amendment Application - Request for Directions
On November 4, 2019, a Zoning By-law Amendment application was submitted at 801 York Mills Road and 1855 Leslie Street to permit two, 21-storey towers (69 metres each), and a 9-storey apartment building (31.9 metres). On April 25, 2022, the applicant appealed the Zoning By-law Amendment application to the Ontario Land Tribunal (the "OLT"). The appeal was made to a revised proposal from the original and citing Council's failure to make a decision on the application within the timeframe prescribed by the Planning Act. The current application proposes two, 16-storey towers (52.06 metres each) joined by an 8-storey base building (height of 27 metres) along York Mills Road, that includes 10-storey (34.2) and 8-storey (28.3 metres) wings at the south end of the site, and a 5-storey townhouse building (15 metres). This report recommends that the City Solicitor with the appropriate City staff attend the OLT hearing to oppose the application in its current form and to continue discussions with the Applicant to resolve outstanding issues.
North York Community Council recommends that: 1. City Council direct the City Solicitor and appropriate City staff to attend the Ontario Land Tribunal in opposition to the current Application regarding the Zoning By-law Amendment appeal for the lands at 801 York Mills Road and 1855 Leslie Street and to continue discussions with the Applicant in an attempt to resolve outstanding issues. 2. In the event that the Ontario Land Tribunal allows the appeal in whole or in part, City Council authorize the City Solicitor to request the Ontario Land Tribunal to withhold the issuance of any final Order(s) until such time as the Ontario Land Tribunal has been advised by the City Solicitor that: a. the final form and content of the draft Zoning By-laws are to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning; b. where applicable, community benefits and other matters in support of the development, including but not limited to parkland conveyances and pedestrian and vehicular access easements for public use, are to be secured in a Section 37, or other agreement executed by the owner and registered on title to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor; c. the owner has addressed all outstanding issues identified in the Engineering and Construction Services memorandum dated January 17, 2020 or as may be updated in response to further submissions filed by the Applicant, to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services; and d. the owner has submitted a Travel Demand Management plan to the satisfaction of the Chief Planner and Executive Director, City Planning and that such matters arising from the accepted Travel Demand Management plan, be secured if required. 3. City Council approve a development charge credit against the Parks and Recreation component of the Development Charges for the design and construction by the owner of the Above Base Park Improvements to the satisfaction of the General Manager, Parks, Forestry and Recreation. The development charge credit shall be in an amount that is the lesser of the cost to the owner of designing and constructing the Above Base Park Improvements, as approved by the General Manager, Parks, Forestry and Recreation, and the Parks and Recreation component of development charges payable for the development in accordance with the City's Development Charges By-law, as may be amended from time to time. 4. City Council authorize the City Solicitor and City staff to take any necessary steps to implement City Council's decision.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council direct the City Solicitor and appropriate City staff to attend the Ontario Land Tribunal in opposition to the current Application regarding the Zoning By-law Amendment appeal for the lands at 801 York Mills Road and 1855 Leslie Street and to continue discussions with the Applicant in an attempt to resolve outstanding issues. 2. In the event that the Ontario Land Tribunal allows the appeal in whole or in part, City Council authorize the City Solicitor to request the Ontario Land Tribunal to withhold the issuance of any final Order(s) until such time as the Ontario Land Tribunal has been advised by the City Solicitor that: a. the final form and content of the draft Zoning By-laws are to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning; b. where applicable, community benefits and other matters in support of the development, including but not limited to parkland conveyances and pedestrian and vehicular access easements for public use, are to be secured in a Section 37, or other agreement executed by the owner and registered on title to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor; c. the owner has addressed all outstanding issues identified in the Engineering and Construction Services memorandum dated January 17, 2020 or as may be updated in response to further submissions filed by the Applicant, to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services; and d. the owner has submitted a Travel Demand Management plan to the satisfaction of the Chief Planner and Executive Director, City Planning and that such matters arising from the accepted Travel Demand Management plan, be secured if required. 3. City Council approve a development charge credit against the Parks and Recreation component of the Development Charges for the design and construction by the owner of the Above Base Park Improvements to the satisfaction of the General Manager, Parks, Forestry and Recreation. The development charge credit shall be in an amount that is the lesser of the cost to the owner of designing and constructing the Above Base Park Improvements, as approved by the General Manager, Parks, Forestry and Recreation, and the Parks and Recreation component of development charges payable for the development in accordance with the City's Development Charges By-law, as may be amended from time to time. 4. City Council authorize the City Solicitor and City staff to take any necessary steps to implement City Council's decision.
NY33.17adopted
10 Ruddington Drive - Zoning By-law Amendment Application - Request for Direction
On December 18, 2020 a Zoning By-law Amendment application was submitted to construct a 14-storey rental apartment building with 182 residential units and a 10-storey condominium apartment building with 127 residential units. The existing 13 storey rental apartment building with 155 residential units would also be retained. The total proposed gross floor area for all existing and proposed buildings would be 41,480 square metres resulting in a density of 2.88 FSI. The development proposes a total of 227 new vehicular parking spaces and an on-site parkland dedication. On December 23, 2021, the Applicant appealed the application to the Ontario Land Tribunal ("OLT") due to Council not making a decision within the 120-day time frame in the Planning Act. A Case Management Conference ("CMC") is scheduled for July 11, 2022. This report reviews and recommends that City Council instruct the City Solicitor with the appropriate City staff to attend the OLT hearing to oppose the applications in its current form and to continue discussions with the applicant to resolve outstanding issues raised in this report.
North York Community Council recommends that: 1. City Council direct the City Solicitor and appropriate City staff to attend the Ontario Land Tribunal in opposition to the current application regarding the Zoning By-law Amendment appeal for the lands at 10 Ruddington Drive and to continue discussions with the applicant in an attempt to resolve outstanding issues. 2. In the event that the Ontario Land Tribunal allows the appeal in whole or in part, City Council authorize the City Solicitor to request that the issuance of any final Orders be withheld until such time as the City Solicitor advises that: a. the final form and content of the draft Zoning By-laws are to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning; b. the City has confirmation of water, sanitary and stormwater capacity from the Chief Engineer and Executive Director of Engineering and Construction Services or the determination of whether Holding Provisions are required in the zoning by-law amendment; c. the Owner has provided a revised Transportation Impact Study and Transportation Demand Management Plan/Memorandum acceptable to, and to the satisfaction of the General Manager, Transportation Services and Chief Planner and Executive Director, City Planning; and that any matters arising from the Traffic Impact Study and the Transportation Demand Management Memorandum be secured, if required, all to the satisfaction of the City Solicitor and General Manager, Transportation Services and Chief Planner and Executive Director, City Planning; d. the Owner has secured the rental tenure of the 155 retained rental housing units for 20 years, as well as needed improvements to the existing rental property without pass-through costs to tenants, all to the satisfaction of the Chief Planner and Executive Director, City Planning; and e. the Owner has provided and/or secured the provision of a Construction Mitigation and Tenant Communication Plan acceptable to, and to the satisfaction of the Chief Planner and Executive Director, City Planning. 3. City Council authorize the City Solicitor and appropriate City staff to take any necessary steps to implement City Council's decision.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council direct the City Solicitor and appropriate City staff to attend the Ontario Land Tribunal in opposition to the current application regarding the Zoning By-law Amendment appeal for the lands at 10 Ruddington Drive and to continue discussions with the applicant in an attempt to resolve outstanding issues. 2. In the event that the Ontario Land Tribunal allows the appeal in whole or in part, City Council authorize the City Solicitor to request that the issuance of any final Orders be withheld until such time as the City Solicitor advises that: a. the final form and content of the draft Zoning By-laws are to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning; b. the City has confirmation of water, sanitary and stormwater capacity from the Chief Engineer and Executive Director of Engineering and Construction Services or the determination of whether Holding Provisions are required in the zoning by-law amendment; c. the Owner has provided a revised Transportation Impact Study and Transportation Demand Management Plan/Memorandum acceptable to, and to the satisfaction of the General Manager, Transportation Services and Chief Planner and Executive Director, City Planning; and that any matters arising from the Traffic Impact Study and the Transportation Demand Management Memorandum be secured, if required, all to the satisfaction of the City Solicitor and General Manager, Transportation Services and Chief Planner and Executive Director, City Planning; d. the Owner has secured the rental tenure of the 155 retained rental housing units for 20 years, as well as needed improvements to the existing rental property without pass-through costs to tenants, all to the satisfaction of the Chief Planner and Executive Director, City Planning; and e. the Owner has provided and/or secured the provision of a Construction Mitigation and Tenant Communication Plan acceptable to, and to the satisfaction of the Chief Planner and Executive Director, City Planning. 3. City Council authorize the City Solicitor and appropriate City staff to take any necessary steps to implement City Council's decision.
NY33.18adopted
1181 Sheppard Avenue East - Official Plan Amendment and Zoning By-law Amendment Application - Request for Directions
On December 23, 2019, an Official Plan and Zoning By-law Amendment application was submitted to amend the Sheppard East Subway Corridor Secondary Plan Map 9-2 and the former City of North York Zoning By-law No. 7652 and Zoning By-law 1094-2002, as amended by Zoning By-law 961-2009, for the property at 1181 Sheppard Avenue East. The proposal is to permit a mixed use development comprised of a 22-storey tower (89.15 metres) with 39,033 square metres of office space, and a 33-storey residential tower (105.7 metres) with 452 residential units connected by a 5-storey (19 metre) podium On November 19, 2021, the Applicant appealed the application to the Ontario Land Tribunal ("OLT") due to Council not making a decision within the 120-day time frame in the Planning Act. This report recommends that the City Solicitor with the appropriate City staff attend the OLT hearing to oppose the application in its current form and to continue discussions with the Applicant to resolve outstanding issues.
North York Community Council recommends that: 1. City Council direct the City Solicitor and appropriate City staff to attend the Ontario Land Tribunal in opposition to the current Application regarding the Official Plan and Zoning By-law Amendment appeal for the lands at 1181 Sheppard Avenue East and to continue discussions with the Applicant in an attempt to resolve outstanding issues. 2. In the event that the Ontario Land Tribunal allows the appeals in whole or in part, City Council authorize the City Solicitor to request that the issuance of any final Order be withheld until such time as the City Solicitor advises that: a. the final form and content of the draft Official Plan and Zoning By-laws are to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning; b. applicable community benefits and other matters in support of the development are to be secured in a Section 37 Agreement executed by the owner and registered on title to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor; c. the City has advised that any building envelope changes to address the findings of the wind tunnel study have been made to the satisfaction of the Chief Planner and Executive Director, City Planning; and d. the City has confirmation of water, sanitary and stormwater capacity from the Chief Engineer and Executive Director, Engineering and Construction Services or the determination of whether holding provisions are required in the Zoning By-law amendment. 3. City Council authorize the City Solicitor and City staff to take any necessary steps to implement City Council's decision.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council direct the City Solicitor and appropriate City staff to attend the Ontario Land Tribunal in opposition to the current Application regarding the Official Plan and Zoning By-law Amendment appeal for the lands at 1181 Sheppard Avenue East and to continue discussions with the Applicant in an attempt to resolve outstanding issues. 2. In the event that the Ontario Land Tribunal allows the appeals in whole or in part, City Council authorize the City Solicitor to request that the issuance of any final Order be withheld until such time as the City Solicitor advises that: a. the final form and content of the draft Official Plan and Zoning By-laws are to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning; b. applicable community benefits and other matters in support of the development are to be secured in a Section 37 Agreement executed by the owner and registered on title to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor; c. the City has advised that any building envelope changes to address the findings of the wind tunnel study have been made to the satisfaction of the Chief Planner and Executive Director, City Planning; and d. the City has confirmation of water, sanitary and stormwater capacity from the Chief Engineer and Executive Director, Engineering and Construction Services or the determination of whether holding provisions are required in the Zoning By-law amendment. 3. City Council authorize the City Solicitor and City staff to take any necessary steps to implement City Council's decision.
NY33.19amended
155 Antibes Drive - Zoning By-law Amendment Application - Preliminary Report
This report provides information and identifies a preliminary set of issues regarding the Zoning By-law Amendment application to permit 32-storey and 34-storey towers, and two three-storey blocks of townhouses containing a total of 765 new dwelling units. The existing 16-storey rental apartment building containing 259 rental dwelling units would be retained. The application has been circulated to all appropriate City divisions and public agencies for comment. City Planning staff will proceed to schedule a Community Consultation Meeting for the applications, in consultation with the Ward Councillor.
North York Community Council directed that: 1. City Planning staff schedule a Community Consultation Meeting for the application located at 155 Antibes Drive, together with the Ward Councillor no sooner than the first quarter of 2023. 2. Notice for the community consultation meeting be given to landowners and residents within 120 metres of the application site, and to additional residents, institutions and owners to be determined in consultation with the Ward Councillor, with any additional mailing costs to be borne by the applicant.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Planning staff schedule a community consultation meeting for the application located at 155 Antibes Drive, together with the Ward Councillor. 2. Notice for the community consultation meeting be given to landowners and residents within 120 metres of the application site, and to additional residents, institutions and owners to be determined in consultation with the Ward Councillor, with any additional mailing costs to be borne by the applicant.
NY33.20adopted
48 Grenoble Drive -Zoning By-law Amendment Application - Preliminary Report
This report provides information and identifies a preliminary set of issues regarding the application located at 48 Grenoble Drive to permit 43 and 41 storey towers (144 metres and 137 metres) connected by a 6 storey podium with on-site public parkland dedication and a privately owned publicly-accessible space. The proposed development contains 993 residential units with a total gross floor area of 67,941 m² resulting in a density (FSI) of 10.1 times the area of the lot. The applications have been circulated to all appropriate agencies and City divisions for comment. Staff will proceed to schedule a community consultation meeting for the application with the Ward Councillor.
North York Community Council directed that: 1. Staff schedule a community consultation meeting for the application located at 48 Grenoble Drive together with the Ward Councillor. 2. Notice for the community consultation meeting be given to landowners and residents within 120 metres of the application site, and to additional residents, institutions and owners to be determined in consultation with the Ward Councillor, with any additional mailing costs to be borne by the applicant.
Staff recommendation as filed
The City Planning Division recommends that: 1. Staff schedule a community consultation meeting for the application located at 48 Grenoble Drive together with the Ward Councillor. 2. Notice for the community consultation meeting be given to landowners and residents within 120 metres of the application site, and to additional residents, institutions and owners to be determined in consultation with the Ward Councillor, with any additional mailing costs to be borne by the applicant.
NY33.21amended
230 and 240 The Donway West - Official Plan Amendment and Zoning By-law Amendment Application - Preliminary Report
This report provides information and identifies a preliminary set of issues regarding the Official Plan Amendment and Zoning By-law Amendment application for a 6 storey (21.3 metres, plus a 5 metre mechanical penthouse) mixed-use building containing a place of worship and 271 residential units (5 townhouse units and 266 apartment units). The application has been circulated to all appropriate City divisions and public agencies for comment. City Planning staff will proceed to schedule a Community Consultation Meeting for the application in consultation with the Ward Councillor.
North York Community Council directed that: 1. City Planning staff schedule a community consultation meeting for the application located at 230 and 240 The Donway West, together with the Ward Councillor. 2. Notice for the community consultation meeting be given to landowners and residents within 120 metres of the application site, and to additional residents, institutions and owners to be determined in consultation with the Ward Councillor, with any additional mailing costs to be borne by the applicant. 3. City Planning staff consider heritage issues in the redevelopment plans for the application located at 230 and 240 The Donway West.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Planning staff schedule a community consultation meeting for the application located at 230 and 240 The Donway West, together with the Ward Councillor. 2. Notice for the community consultation meeting be given to landowners and residents within 120 metres of the application site, and to additional residents, institutions and owners to be determined in consultation with the Ward Councillor, with any additional mailing costs to be borne by the applicant.
NY33.22adopted
1001 Sheppard Avenue East (Block 7) - Official Plan Amendment and Zoning By-law Amendment Application - Preliminary Report
This report provides information and identifies a preliminary set of issues regarding the Official Plan Amendment and Zoning By-law Amendment application for a mixed-use residential condominium development consisting of two towers (a 24 storey west tower at 80.35 metres plus 6.5 metres mechanical penthouse, and a 29 storey east tower at 95.1 metres plus 6.5 metres mechanical penthouse) atop a 6 storey podium. The development proposes 686 residential dwelling units, 2,410 square metres of retail within the podium, and a total gross floor area (GFA) of 48,049 square metres. The application has been circulated to all appropriate City divisions and public agencies for comment. City Planning staff will proceed to schedule a Community Consultation Meeting for the application in consultation with the Ward Councillor.
North York Community Council directed that: 1. City Planning staff schedule a community consultation meeting for the application located at 1001 Sheppard Avenue East (Block 7), together with the Ward Councillor. 2. Notice for the community consultation meeting be given to landowners and residents within 120 metres of the application site, and to additional residents, institutions and owners to be determined in consultation with the Ward Councillor, with any additional mailing costs to be borne by the applicant.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Planning staff schedule a community consultation meeting for the application located at 1001 Sheppard Avenue East (Block 7), together with the Ward Councillor. 2. Notice for the community consultation meeting be given to landowners and residents within 120 metres of the application site, and to additional residents, institutions and owners to be determined in consultation with the Ward Councillor, with any additional mailing costs to be borne by the applicant.
NY33.23amended
1800 Sheppard Avenue East - Official Plan and Zoning By-law Amendment Application - Preliminary Report
This report provides information and identifies a preliminary set of issues regarding the application located at 1800 Sheppard Avenue East. The proposal is for a multi-phased redevelopment of the existing 18.8 hectare site which includes a total of 12 new buildings, with height ranges between 18 and 58-storeys, 7,840 square metres of parkland dedication, a multi-use trail, new public and private streets, and a total of approximately 4,700 residential dwelling units. A total of 317,000 square metres of residential gross floor area and 40,000 square metres of non-residential gross floor area are proposed for an overall total site density of 2.5 times the area of the lot. The existing CF Fairview Mall will be retained. Staff are currently reviewing the application. The application has been circulated to all appropriate City divisions and public agencies for comment. City Planning staff will proceed to schedule a Community Consultation Meeting for the application, in consultation with the Ward Councillor.
North York Community Council directed that: 1. Staff schedule a community consultation meeting for the application located at 1800 Sheppard Avenue East together with the Ward Councillor. 2. Notice for the community consultation meeting be given to landowners and residents within 120 metres of the application site, and to additional residents, institutions and owners to be determined in consultation with the Ward Councillor, with any additional mailing costs to be borne by the applicant. 3. Directed the Director, Community Planning, North York District, to engage the applicant and area Councillor on a more robust public engagement strategy for the proposed masterplan concept and report back in the first quarter, 2023 for implementation.
Staff recommendation as filed
The City Planning Division recommends that: 1. Staff schedule a community consultation meeting for the application located at 1800 Sheppard Avenue East together with the Ward Councillor. 2. Notice for the community consultation meeting be given to landowners and residents within 120 metres of the application site, and to additional residents, institutions and owners to be determined in consultation with the Ward Councillor, with any additional mailing costs to be borne by the applicant.
NY33.24deferred
6125 Yonge Street and 10 Centre Avenue - Official Plan and Zoning Amendment Applications - Preliminary Report
This report provides information and identifies a preliminary set of issues regarding the application for a 26-storey mixed use building, plus mechanical penthouse. The building height to the top of the mechanical penthouse measures 85 metres. The building would contain 391 dwelling units and 240 parking spaces. A total of 3,199 square metres of non-residential space for commercial uses is proposed. The proposed Floor Space Index ("FSI") is 5.86. The application has been circulated to all appropriate agencies and City divisions for comment. City Planning staff will proceed to schedule a community consultation meeting for the application, in consultation with the Ward Councillor.
North York Community Council: 1. Deferred consideration of the item until the July 8, 2022 special meeting of the North York Community Council.
Staff recommendation as filed
The City Planning Division recommends that: 1. Staff schedule a community consultation meeting for the application located at 6125 Yonge Street and 10 Centre Avenue together with the Ward Councillor. 2. Notice for the community consultation meeting be given to landowners and residents within 120 metres of the application site, and to additional residents, institutions and owners to be determined in consultation with the Ward Councillor, with any additional mailing costs to be borne by the applicant.
NY33.25adopted
Glencairn Subway Station Planning Study Approach
On March 9, 2022, City Council adopted Item NY30.42 , headed "Marlee Avenue Area Study" that was considered by North York Community Council on February 23, 2022: 1. City Council direct the Chief Planner and Executive Director, City Planning, in consultation with the General Managers of Transportation Services, Engineering and Construction Services, Toronto Water, and Parks, Forestry and Recreation to prepare a work plan and draft terms of reference for a planning study generally within 800 metres of the Glencairn subway station in support of the City's Municipal Comprehensive Review. 2. City Council direct the Chief Planner and Executive Director, City Planning to report to the North York Community Council on the timing, boundaries, and components of the study in Part 1 above, including but not limited to land use, built form, open space and parks, community facilities, infrastructure, and heritage, by June 2022. The purpose of this report is to provide an overview of the proposed study with regards to the study area, the scope of work, estimated timeline, and expected deliverables. Further, City Planning staff seeks direction from North York Community Council on the further processing of the study.
North York Community Council: 1. Directed staff to proceed with engaging a consultant team to undertake the study generally based on the Terms of Reference in Attachment 1 to the report (June 6, 2022) from the Director, Community Planning, North York District. 2. Directed staff to bring forward an Official Plan Amendment, and supporting reports and guidelines, where applicable, to implement the findings of the Study. 3. Directed staff to continue working with applicants on active development applications in the study area in coordination with study. 4. Requested City Planning staff, where a development application noted in Recommendation 3 above is appealed to the Local Planning Appeal Tribunal, and where City Council directs that staff appear before the Local Planning Appeal Tribunal to oppose such development application, to inform the City's position with any Study findings at the time of the appeal.
Staff recommendation as filed
The City Planning Division recommends that: 1. North York Community Council direct staff to proceed with engaging a consultant team to undertake the study generally based on the Terms of Reference in Attachment 1 to this report. 2. North York Community Council direct staff to bring forward an Official Plan Amendment, and supporting reports and guidelines, where applicable, to implement the findings of the Study. 3. North York Community Council direct staff to continue working with applicants on active development applications in the study area in coordination with study. 4. North York Community Council request City Planning staff, where a development application noted in Recommendation 3 is appealed to the Local Planning Appeal Tribunal, and where City Council directs that staff appear before the Local Planning Appeal Tribunal to oppose such development application to inform the City's position with any Study findings at the time of the appeal.