North York Community Council
The full agenda, as filed
All 12 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.
NY34.1adopted
5950 Bathurst Street - Zoning Amendment Application - Final Report
The site at 5950 Bathurst Street presently supports a 12-storey rental apartment building. This application proposes to construct a new 16-storey (48.8 metre, 54.3 metre including the mechanical penthouse) residential apartment building to the west of the existing rental building, a three-storey connection between the 12 and 16 storey buildings on the southern portion of the site, and three-storey (11.5 metre) townhouse building additions to the northeast of the existing building. The application will retain and secure improvements for the existing 129 rental dwelling units, provide 259 new dwelling units, and provide 274 vehicular and 291 bicycle parking spaces in a three-storey below grade garage. The proposed development would have a gross floor area of 34,140 square metres (13,740 square metres existing and 20,400 square metres in the new building and building addition) for a total Floor Space Index (FSI) of 3.84. A new 375 square metre public park would be located to the south of the development block fronting onto Bathurst Street and a 3.0 metre wide strip along the southern boundary of the site will be provided for a future Multi-Use Trail in conjunction with lands from adjacent properties. 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 provides for amenity improvements for existing residents while providing the first portion of a future Multi-Use Trail connection which will benefit residents of the site and the surrounding community.
North York Community Council recommends that: 1. City Council amend City of Toronto Zoning By-law 569-2013, as amended, for the lands at 5950 Bathurst Street substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 6 to the report (June 24, 2022) from the Director, Community Planning, North York District. 2. City Council amend Zoning By-law 7625, as amended, for the lands at 5950 Bathurst Street substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 7 to the report (June 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 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. prior to issuance of the first above grade building permit, a Community Benefits monetary contribution of $800,000.00 towards construction of the Multi-Use Trail on the lands to be conveyed for this purpose, area parks improvements, and/or community center or streetscape improvements, and that the design of the streetscape improvements comply with the Streetscape Manual to the satisfaction of the Chief Planner and Executive Director, City Planning; 2. the financial contribution pursuant to Recommendation 4.a.1. above shall be indexed upwardly in accordance with the Statistics Canada Non-Residential Building Construction Price Index for Toronto, calculated from the date City Council adopts the zoning by-law amendment(s) to the date of payment; and 3. prior to the issuance of the first above grade building permit, convey a 3.0 metre wide strip of land along the southern boundary of the site with an area of approximately 276 square metres for the purposes of a future Multi-Use Pathway right-of-way connecting Bathurst Street and Antibes Street, to be combined with lands to be conveyed in the future from adjacent properties to complete the Multi-Use Pathway right-of-way; b. in the event the cash contribution(s) referred to in Recommendation 4.a.1. above has not been used for the intended purpose 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, City Planning, in consultation with the local Councillor, provided that the purpose(s) is identified in the Toronto Official Plan and will benefit the community in the vicinity of the lands; c. the following matters are also recommended to be secured in the Section 37 Agreement as a legal convenience to support development: 1. the Owner will construct and maintain the development of the site in accordance with Tier 1, Toronto Green Standard (Version 3) 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 first submission of a Site Plan Control application; 2. the Owner shall continue to provide and maintain the one hundred and twenty-nine (129) existing rental dwelling units on the lands at 5950 Bathurst Street as rental housing, together with the new and retained associated facilities and amenities of the existing residential rental property, for a period of at least twenty (20) years commencing from the date that the Zoning By-law Amendments come into force and effect, with no applications for demolition or conversion from residential rental use during such 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 tenants of the 129 existing rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed development, including a provision of a new indoor pool, 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; 4. the owner shall provide an acceptable tenant relocation and assistance plan for all Eligible Tenants of the fourteen (14) existing rental dwelling units proposed to be reconfigured at 5950 Bathurst Street, addressing the right to return to occupy one of the reconfigured rental dwelling units at similar rents 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; 5. the owner shall provide, at its expense and at no cost to tenants, improvements to the existing rental housing, taking into account tenant feedback obtained through a tenant survey, to the satisfaction of, the Chief Planner and Executive Director, City Planning, as follows: a. prior to the issuance of Notice of Approval Conditions for site plan approval: 1. submit a Construction Mitigation Strategy and Tenant Communication Plan to mitigate the impacts of construction on existing tenants, all to the satisfaction of the Chief Planner and Executive Director, City Planning; b. prior to the first above-grade building permit for any part of the development: 1. undertake accessibility improvements within the existing rental building at 5950 Bathurst Street, including push button automatic door openers for all common doors and a clothes folding table which is universally accessible within the laundry room; 2. provide upgrades to the laundry room in the existing rental building at 5950 Bathurst Street; c. prior to first occupancy of any new residential units in the development: 1. provide a consolidated waste management facility in the new residential building, including indoor storage of garbage, recycling and composting; 2. provide tenant bicycle parking within the proposed development; d. the costs associated with the provision and maintenance of the rental housing improvements and Construction Mitigation and Tenant Communication Plan required in Recommendations 4.c.5.a through c. shall not be passed on to tenants of the existing building in any form. For clarity, the owner agrees it shall not apply to the Landlord and Tenant Board or to 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; 5. City Council require the Owner to provide a minimum of ten-percent of all new units in the proposed 16-storey building as three-bedroom units. 6. City Council require the Owner to provide a minimum of twenty-five-percent of all new units in the proposed 16-storey building as two-bedroom units. 7. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendments as may be required. 8. 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 5950 Bathurst Street before the second anniversary of the first day on which any part of the site specific by-law comes into effect. 9. 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 375 square metres located in the southeast corner of the site with frontage along Bathurst Street, to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor. 10. City Council approve the acceptance of the 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. 11. 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.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 5950 Bathurst Street substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 6 to the June 24, 2022 report from the Director, Community Planning, North York District. 2. City Council amend Zoning By-law 7625, for the lands at 5950 Bathurst Street substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 7 to the June 24, 2022 report 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 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. prior to issuance of the first above grade building permit, a Community Benefits monetary contribution of $800,000.00 towards construction of the Multi-Use Trail on the lands to be conveyed for this purpose, area parks improvements, and/or community center or streetscape improvements, and that the design of the streetscape improvements comply with the Streetscape Manual to the satisfaction of the Chief Planner and Executive Director, City Planning; 2. the financial contribution pursuant to Recommendation 4.a.1. above shall be indexed upwardly in accordance with the Statistics Canada Non-Residential Building Construction Price Index for Toronto, calculated from the date City Council adopts the zoning by-law amendment(s) to the date of payment; and 3. prior to the issuance of the first above grade building permit, convey a 3.0 metre wide strip of land along the southern boundary of the site with an area of approximately 276 square metres for the purposes of a future Multi-Use Pathway right-of-way connecting Bathurst Street and Antibes Street, to be combined with lands to be conveyed in the future from adjacent properties to complete the Multi-Use Pathway right-of-way; b. in the event the cash contribution(s) referred to in Recommendation 4.a.1. above has not been used for the intended purpose 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 Councillor, provided that the purpose(s) is identified in the Toronto Official Plan and will benefit the community in the vicinity of the lands; c. the following matters are also recommended to be secured in the Section 37 Agreement as a legal convenience to support development: 1. the Owner will construct and maintain the development of the site in accordance with Tier 1, Toronto Green Standard (Version 3) 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 first submission of a Site Plan Control application; 2. the Owner shall continue to provide and maintain the one hundred and twenty-nine (129) existing rental dwelling units on the lands at 5950 Bathurst Street as rental housing, together with the new and retained associated facilities and amenities of the existing residential rental property, for a period of at least twenty (20) years commencing from the date that the Zoning By-law Amendments come into force and effect, with no applications for demolition or conversion from residential rental use during such 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 tenants of the 129 existing rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed development, including a provision of a new indoor pool, 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; 4. the owner shall provide an acceptable tenant relocation and assistance plan for all Eligible Tenants of the fourteen (14) existing rental dwelling units proposed to be reconfigured at 5950 Bathurst Street, addressing the right to return to occupy one of the reconfigured rental dwelling units at similar rents 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 Division; 5. the owner shall provide, at its expense and at no cost to tenants, improvements to the existing rental housing, taking into account tenant feedback obtained through a tenant survey, to the satisfaction of, the Chief Planner and Executive Director, City Planning Division, as follows: a. prior to the issuance of Notice of Approval Conditions for site plan approval: 1. submit a Construction Mitigation Strategy and Tenant Communication Plan to mitigate the impacts of construction on existing tenants, all to the satisfaction of the Chief Planner and Executive Director, City Planning; b. prior to the first above-grade building permit for any part of the development: 1. undertake accessibility improvements within the existing rental building at 5950 Bathurst Street, including push button automatic door openers for all common doors and a clothes folding table which is universally accessible within the laundry room; 2. provide upgrades to the laundry room in the existing rental building at 5950 Bathurst Street; c. prior to first occupancy of any new residential units in the development: 1. provide a consolidated waste management facility in the new residential building, including indoor storage of garbage, recycling and composting; 2. provide tenant bicycle parking within the proposed development; d. the costs associated with the provision and maintenance of the rental housing improvements and Construction Mitigation and Tenant Communication Plan required in Recommendations 4.c.5.a through c. shall not be passed on to tenants of the existing building in any form. For clarity, the owner agrees it shall not apply to the Landlord and Tenant Board or to 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; 5. City Council require the Owner to provide a minimum of ten-percent of all new units in the proposed 16-storey building as three-bedroom units. 6. City Council require the Owner to provide a minimum of twenty-five-percent of all new units in the proposed 16-storey building as two-bedroom units. 7. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendments as may be required. 8. 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 5950 Bathurst Street before the second anniversary of the first day on which any part of the site specific by-law comes into effect. 9. 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 375 square metres located in the southeast corner of the site with frontage along Bathurst Street, to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor. 10. City Council approve the acceptance of the 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. 11. 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.
NY34.2amended
This report recommends that City Council endorse the William Baker District Plan as it applies to the Phase 1 lands which provide a comprehensive planning and development framework to support a new neighbourhood for the lands located at 1350 Sheppard Avenue West within the Downsview Area Secondary Plan (DASP). Phase 1 is bounded by Sheppard Avenue West to the east and south, Keele Street to the west and the southern boundary of Phase 2, north of the natural heritage woodlot. The preparation of the District Plan is a requirement under the DASP. The lands would be developed over two phases with new development blocks and roads that would include a broad range and mix of uses including a new school, parks and open spaces, housing (in a variety of housing types, tenures) including affordable and seniors' options. The proposed development would be supported by existing transit as well as existing and planned community services and facilities. The report also recommends approval of an implementing Zoning By-law Amendment, which proposes approximately 1100 to 1400 new residential units through the creation of three development blocks supporting 140,000 square metres of gross floor area in the lands south of the newly proposed Street A of the William Baker District. Overall building heights in these three blocks will range from 15 metres to 95 metres in height with some low-rise buildings, but predominantly mid-rise buildings and tall buildings at key locations. Additional development standards regarding gross floor area, setbacks, indoor and outdoor amenity space, parking and other matters will also be established. Phase 1 also incorporates the future conveyance of the existing natural heritage woodlot feature to the City as well as new public parkland surrounding the woodlot and a new 0.484 hectare public park south of proposed Street A. As noted above, the applications also include Street A, which is a new east-west street to serve the proposed Phase 1 development blocks, which would run between Keele Street and Sheppard Avenue West. A draft plan of subdivision will be brought forward to Council at a later date to create the various blocks for development, parks and road purposes. 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 is also consistent with the policies of the Official Plan and the Downsview Area Secondary Plan. This report reviews and recommends approval of the Zoning By-law Amendment application to amend City of North York Zoning By-law 7625, and to endorse the William Baker District Plan for the Phase 1 lands located at 1350 Sheppard Avenue West.
North York Community Council recommends that: 1. City Council endorse the William Baker Neighbourhood District Plan, prepared by The Planning Partnership, dated February 2021, and revised to April 2022 attached as Attachment 1 to the report (June 27, 2022) from the Director, Community Planning, North York District for the review of the Phase 1 lands identified in the Zoning By-law Amendment Application 21 119571 NNY 06 OZ and the draft Plan of Subdivision Application 21 119572 NNY 06 SB and in Attachment 5 to the report (June 27, 2022) from the Director, Community Planning, North York District. 2. City Council amend the City of Toronto Zoning By-law 7625, as amended, for the lands at 1350 Sheppard Avenue West substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 2 to the report (June 27, 2022) from the Director, Community Planning, North York District, as amended by Recommendation 3 below; such Zoning By-law amendment applies to lands identified as Phase I as shown on Attachment 5 to the report (June 27, 2022) from the Director, Community Planning, North York District. 3. City Council amend Attachment 2 to the report (June 27, 2022) from the Director, Community Planning, North York District as follows: a. Delete clause 5(k) and adopt the following new clause: (k) At least one surface walkway with a minimum width of 10 metres must be located in the general location of the pedestrian mid-block location in Area B identified on Schedule RM6 (XXX)(H); b. Delete clauses 5(l)(i) and 5(I)(ii) and adopt the following new clauses: Privately Owned Publicly Accessible Open Space (POPS) (l) POPS comprising landscaping must be provided as follows: (i) a minimum of 200 square metres located in the general location of the POPS adjacent to the intersection of Sheppard Avenue West and Keele Street identified on Schedule RM6(XXX)(H) attached to By-law; and (ii) a minimum of 150 square metres located in the general location of the POPS adjacent to the intersection of Sheppard Avenue West and Street A identified on Schedule RM6(XXX)(H) attached to By-law; c. add a new clause 5(y)(vi) to read as follows: "(vi) balconies, along the front and rear yard setbacks"; d. delete clause 5(aa) and adopt the following new clause: (aa) A platform or balcony attached to the main wall with a floor level higher than the floor level of the first storey of the building must not project into the side yard setbacks; e. delete clause 5(ss)(C); f. make the following changes to Section 37 as outlined in Schedule 1: 1. Delete clause b.cc) of Schedule A and adopt the following new clause: b.cc) Affordable housing will be provided at the same pace as market housing on each development block that includes residential uses; 2. Delete clause c.iii) of Schedule A; 3. Delete clause c.iv) of Schedule A and adopt instead the following new clause: c.iv) The conveyance of the 18,667 square metre statutory parkland dedication in full satisfaction of all current and future parkland dedication requirements for Phase 1 and the conveyance of an additional 24,413.33 square metre parkland dedication to the satisfaction of the General Manager, Parks, Forestry & Recreation and the City Solicitor. The additional 24,413.33 square metre parkland dedication will be conveyed in conjunction with Phase 1 and will be credited towards the parkland dedication requirements for subsequent phase(s) of the William Baker District. 4. City Council direct the Chief Planner and Executive Director, City Planning to ensure that the Applicant updates the William Baker Neighbourhood District Plan when new zoning by-law amendments and plans of subdivisions are submitted for future phases in the William Baker District. 5. 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. 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. the Owner shall provide an indexed cash contribution of $7,000,000.00 towards the design and/or construction of the future Downsview Community Centre, with $1,500,000.00 of this amount paid within 60 days of the date of approval of the attached Zoning Bylaw and the other $5,500,000.00 paid within 60 days of the conveyance of the development blocks at the time of subdivision registration; 2. the financial contribution pursuant to Recommendation 5.a.1. above shall be indexed upwardly in accordance with the Statistics Canada Non-Residential Building Construction Price Index for Toronto, calculated from the date City Council adopts the zoning by-law amendment(s) to the date of payment; and 3. a minimum amount of affordable housing must be achieved on the William Baker District Phase 1 lands in accordance with the following conditions: aa. the minimum amount of affordable housing will be equal to the greater of 220 units or 20 percent of the total number of residential units approved on the Phase 1 lands and will be provided as affordable rental housing with affordable rents no greater than 80 percent of Average Market Rent secured for a period of at least 25 years; bb. the affordable housing requirements outlined in Item 5.a.3.aa., above, may be met in part through alternative, equivalent, delivery mechanisms to the satisfaction of the Chief Planner and Executive Director, City Planning. This may include, but is not limited to, the conveyance of land, conveyance of units, or affordable ownership units, provided that at least 50 percent of the affordable housing units are delivered as affordable rental units; cc. affordable housing will be provided as a proportionate share of each development block that includes residential uses; and dd. the affordable housing contribution will be subject to terms and conditions, to the satisfaction of the Chief Planner and Executive Director, City Planning; 4. the Owner shall prepare a Public Art Master Plan for the provision of Public Art within the lands, and shall submit the Public Art Master Plan to the City, to the satisfaction of the Chief Planner and Executive Director, City Planning, in consultation with the Toronto Public Art Commission, and to City Council for approval; and 5. the Owner shall provide financial security in the form of a Letter of Credit to a maximum of $1,000,000.00 to secure the commission and installation of future public art with a cap of $1,000,000.00 at the northeast corner of Sheppard Avenue West and Keele Street, or other appropriate location, in accordance with the Public Art Master Plan; and 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 provide 10 percent of all new residential units as 3-bedrooms units; 2. the owner shall provide 15 percent of all new residential units as 2-bedroom units; 3. the conveyance of the 18,667 square metre statutory parkland dedication in full satisfaction of all current and future parkland dedication requirements for Phase 1 and the conveyance of an additional 24,413.33 square metre parkland dedication to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor; such additional 24,413.33 square metre parkland dedication will be conveyed in conjunction with Phase 1 and will be credited towards the parkland dedication requirements for subsequent phase(s) of the William Baker District; 4. all the finalized Travel Demand Management measures acceptable to, and to the satisfaction of the Chief Planner and Executive Director, City Planning and the General Manager, Transportation Services; 5. the Owner shall initiate the design and approval process and initiate construction prior to the issuance of the final building permit for the William Baker District Phase 1 lands for a new accessible public pedestrian and cycling bridge with a cap of $5,000,000.00 spanning the public right-of-way of Sheppard Avenue West, and shall provide a direct connection to Downsview Park; and 6. 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. 7. 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. 8. City Council direct the Chief Planner and Executive Director, City Planning to work with the owner to consider the inclusion of a complete senior oriented component, inclusive of a portion of the affordable rental and ownership component, as well as accessible medical and care services, through the Site Plan review process. 9. City Council direct the Chief Planner and Executive Director, City Planning to consult with the ward Councillor and future developer(s) prior to the approval of a Construction Mitigation Plan, pursuant to the Site Plan Approval process, to guarantee the protection of the existing Natural Heritage Woodlot through the staging and construction phases, as informed by the Natural Heritage Impact Study. 10. City Council direct the Chief Planner and Executive Director, City Planning to continue to consult with the local Councillor, the local community and stakeholder groups and provide feedback on subsequent Subdivision and Site Plan applications. 11. City Council direct the Chief Planner and Executive Director, City Planning and the General Manager, Transportation Services to continue working with the owner to implement complete street design guidelines, including potential traffic calming measures, along the proposed Street A, through the Subdivision and Site Plan approval processes. 12. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendment and take such other necessary steps as may be required to implement City Council's decision.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council endorse the William Baker Neighbourhood District Plan, prepared by The Planning Partnership, dated February 2021, and revised to April 2022 attached as Attachment 1 for the review of the Phase 1 lands identified in the Zoning By-law Amendment Application 21 119571 NNY 06 OZ and the draft Plan of Subdivision Application 21 119572 NNY 06 SB and in Attachment 5. 2. City Council amend the City of Toronto Zoning By-law 7625 for the lands at 1350 Sheppard Avenue West substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 2 to the report dated June 27, 2022 from the Director, Community Planning, North York District. The zoning by-law amendment applies to lands identified as Phase I as shown on Attachment 5. 3. City Council direct the Chief Planner and Executive Director, City Planning to ensure that the Applicant updates the William Baker Neighbourhood District Plan when new zoning by-law amendments and plans of subdivisions are submitted for future phases in the William Baker District. 4. City Council authorize the City Solicitor to submit the necessary bill(s) to implement the foregoing recommendations 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. the Owner shall provide an indexed cash contribution of $7,000,000.00 towards the design and/or construction of the future Downsview Community Centre, with $1,500,000.00 of this amount paid within 60 days of the date of approval of the attached Zoning Bylaw and the other $5,500,000.00 paid within 60 days of the conveyance of the development blocks at the time of subdivision registration. 2. the financial contribution pursuant to Recommendation 5.a.1. above shall be indexed upwardly in accordance with the Statistics Canada Non-Residential Building Construction Price Index for Toronto, calculated from the date City Council adopts the zoning by-law amendment(s) to the date of payment. 3. a minimum amount of affordable housing must be achieved on the William Baker District Phase 1 lands in accordance with the following conditions: aa. the minimum amount of affordable housing will be equal to the greater of 220 units or 20 percent of the total number of residential units approved on the Phase 1 lands and will be provided as affordable rental housing with affordable rents no greater than 80 percent of Average Market Rent secured for a period of at least 25 years; bb. the affordable housing requirements outlined in Item 5.a.3.aa., above, may be met in part through alternative, equivalent, delivery mechanisms to the satisfaction of the Chief Planner and Executive Director, City Planning. This may include, but is not limited to, the conveyance of land, conveyance of units, or affordable ownership units, provided that at least 50 percent of the affordable housing units are delivered as affordable rental units; cc. affordable housing will be provided as a proportionate share of each development block that includes residential uses; and dd. the affordable housing contribution will be subject to terms and conditions, to the satisfaction of the Chief Planner and Executive Director, City Planning; 4. the Owner shall prepare a Public Art Master Plan for the provision of Public Art within the lands, and shall submit the Public Art Master Plan to the City, to the satisfaction of the Chief Planner and Executive Director, City Planning, in consultation with the Toronto Public Art Commission, and to City Council for approval; 5. the Owner shall provide financial security in the form of a Letter of Credit to a maximum of $1,000,000.00 to secure the commission and installation of future public art with a cap of $1,000,000.00 at the northeast corner of Sheppard Avenue West and Keele Street, or other appropriate location, in accordance with the Public Art Master 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 provide 10 percent of all new residential units as 3-bedrooms units. 2. the owner shall provide 15 percent of all new residential units as 2-bedroom units. 3. the owner shall provide a minimum of an additional 15% of all new residential units as either 2- or 3-bedroom units. 4. the conveyance of the 18,667 square metre statutory parkland dedication and the 24,413.33 square metre parkland over-dedication, to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor. 5. all the finalized Travel Demand Management (TDM) measures acceptable to, and to the satisfaction of the Chief Planner and Executive Director, City Planning and the General Manager, Transportation Services. 6. the Owner shall initiate the design and approval process and initiate construction prior to the issuance of the final building permit for the William Baker District Phase 1 lands for a new accessible public pedestrian and cycling bridge with a cap of $5,000,000.00 spanning the public right-of-way of Sheppard Avenue West, and shall provide a direct connection to Downsview Park. 7. 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 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. 7. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendment and take such other necessary steps as may be required to implement City Council's decision.
NY34.3forwarded without recommendation
This Zoning By-law amendment application proposes a commercial centre comprised of four new one and two storey buildings ranging in size from 616 square metres up to 17,870 square metres with a total gross floor area of 19,995 square metres at 70 Wicksteed Road, 202-206 Parkhurst Boulevard and 99 Vanderhoof Avenue. The proposal seeks to amend a previous 2014 approval by adding an automotive service centre use and an additional 4,143 square metres of gross floor area. The proposal now includes a total of 403 vehicle and 138 bicycle parking spaces. Parking is located both at grade and within a one level below grade parking structure. The associated Draft Plan of Subdivision application creates various conveyable development blocks, creates new public streets that extends the existing Vaughan Street and Parkhurst Boulevard to connect with Wicksteed Avenue; and creates blocks for road widening purposes. This report reviews and recommends approval of the application to amend By-law 1916, as amended by by-law 442-2014 as well as amendment to City of Toronto Zoning By-law 569-2013 to include these lands. Holding provisions are included to ensure certain preliminary infrastructure matters are identified and addressed. Proposed amendments include modification of associated development standards and community benefit obligations. The proposed zoning by-law amendment and draft plan of subdivision applications have been reviewed against the policies of the PPS (2020), the Growth Plan (2020), section 51(24) of the Planning Act and the Toronto Official Plan. Staff are of the opinion that the proposal is consistent with the PPS (2020) and conforms with the Growth Plan (2020) and has regard for the criteria set out in sections 51(24) of the Planning Act with regards to the subdivision of the lands. Furthermore, the proposal conforms with the Toronto Official Plan. The proposal permits the development of lands that have been vacant for some time and enhances the streetscape of Laird Drive. This report also advises that the Chief Planner intends to approve the Draft Plan of Subdivision for the lands at 70-80 Wicksteed Avenue, 202-206 Parkhurst Boulevard and 99 Vanderhoof Avenue.
The North York Community Council submits the item to City Council without recommendation.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council amend Zoning By-law 1916, as amended by By-law 442-2014, for the lands at 70 and 80 Wicksteed Avenue, 202-206 Parkhurst Boulevard and 99 Vanderhoof Avenue substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 5 to this report. 2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 70 and 80 Wicksteed Avenue, 202-206 Parkhurst Boulevard and 99 Vanderhoof Avenue substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 6 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 bills to implement the foregoing recommendations 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, or amending Section 37 Agreement as applicable, 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 benefit recommended to be secured is as follows: 1. prior to issuance of first above grade building permit, the owner shall make a cash contribution in the amount of $1,150,000 towards one or both of the expansion to Leaside Memorial Community Gardens and streetscape improvements in the vicinity of the site to be allocated at the discretion of the Chief Planner and Executive Director, City Planning in consultation with the Ward Councillor which amount will be indexed upwardly in accordance with Statistics Canada Non-Residential Building Construction Price Index for Toronto calculated from the date City Council adopts the zoning by-law amendment(s) to the date of payment; and 2. in the event the cash contribution referred to in Recommendation 5.a.1. above has not been used for the intended purpose within three (3) years of the issuance of first above grade building permit, 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 that the purpose is identified in the Toronto Official Plan and will benefit the community in the vicinity of the lands. 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, at its own cost and expense and in support of the development, design, remediate, construct and convey new public roads in the locations identified on the Schedules of the attached By-laws, together with associated municipal services both internal and external to the land, to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services. 2. prior to issuance of any building permit for all or any part of the development on the land, the owner shall: 1. obtain draft plan of subdivision approval and enter into a financially secured subdivision agreement with the City pursuant to Section 51 of the Planning Act necessary to implement the plan of subdivision, including required external works, to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor; and 2. obtain release for construction of services in accordance with the terms of the subdivision agreement to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services; 2. prior to issuance of the first above-grade building permit for all or any part of the development on the Lands, the owner shall: 1. register the Plan of Subdivision to the satisfaction of the Chief Planner and Executive Director, City Planning in accordance with the requirements of the subdivision agreement; and 2. complete the construction of the new road to base course asphalt and complete services, including external services, to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services. 6. That in accordance with the delegated approval under By-law 229-2000, as amended, City Council be advised that the Chief Planner and Executive Director, City Planning intends to approve the Draft Plan of Subdivision as generally illustrated in Attachment 8 subject to: a. the conditions as generally listed in Attachment 7 which, except as otherwise noted, must be fulfilled prior final approval and the release of the Plan of Subdivision for registration; and b. any such revisions to the proposed subdivision plan or any such additional modified conditions as the Chief Planner and Executive Director, City Planning may deem to be appropriate to address matters arising from the on-going technical review of this development.
NY34.4adopted
This application proposes to amend the Official Plan and Zoning By-laws for the lands at 71 Talara Drive. The applicant proposes to demolish the existing 3-storey residential building at 71 Talara Drive containing 29 rental dwelling units and redevelop the lands with a 23-storey (68.5 metres- excluding mechanical penthouse) residential building containing a total of 281 residential dwelling units, of which 29 units will be rental replacement 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). This report reviews and recommends approval of the application to amend the Official Plan, the Zoning By-laws and the Rental Housing Demolition Application at 71 Talara Drive.
North York Community Council recommends that: 1. City Council amend the Official Plan, for the lands at 71 Talara Drive substantially in accordance with the draft Official Plan Amendment attached as Attachment 5 to the report (June 27, 2022) from the Director, Community Planning, North York District. 2. City Council amend the former City of North York Zoning By-law 7625, as amended, for the lands at 71 Talara Drive substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 6 to the report (June 27, 2022) from the Director, Community Planning, North York District. 3. City Council amend City of Toronto Zoning By-law 569-2013, as amended, for the lands at 71 Talara Drive substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 7 to the report (June 27, 2022) from the Director, Community Planning, North York District. 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 Amendments as may be required. 5. City Council require the Owner to enter into an Agreement pursuant to Section 37 of the Planning Act as follows: a. the community benefit recommended to be secured in the Section 37 Agreement is as follows: 1. a $2,250,000.00 cash contribution to be allocated towards improvements to community facilities located within Ward 17 and/or the vicinity of the application site, such allocation to be at the discretion of the Chief Planner and Executive Director, City Planning and General Manager, Parks, Forestry and Recreation, in consultation with the Ward Councillor; 2. the financial contribution pursuant to Recommendation 5.a.1. above shall be indexed upwardly in accordance with the Statistics Canada Non-Residential Building Construction Price Index for Toronto, 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 referred to in Recommendation 5.a.1. above has not been used for the intended purpose 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 Councillor, provided that the purpose is identified in the Toronto Official Plan and will benefit the community in the vicinity of the lands. 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 provide a minimum of 10 percent of all new units in the proposed development as three-bedroom units; 2. the Owner shall provide a minimum of 20 percent of all new units in the proposed development as two-bedroom units; 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 application for each building on the site. 6. City Council approve the Rental Housing Demolition application (21 113723 NNY 17 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 29 existing rental dwelling units at 71 Talara Drive, subject to the following conditions: a. the Owner shall provide and maintain 29 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 29 replacement rental dwelling units shall collectively have a total gross floor area of at least 2120.3 square metres and be comprised of 1 studio unit, 7 one-bedroom units, and 21 two-bedroom units. The studio unit may be replaced with a one-bedroom unit, to the satisfaction of the Chief Planner and Executive Director, City Planning; b. the replacement rental units will be similar in size, by unit type, to the demolished rental units to the satisfaction of the Chief Planner and Executive Director, City Planning. The average replacement rental unit size, by unit type, shall be no less than 97 percent of the average demolished rental unit size, by unit type. Revised floor plans for the replacement units indicating the sizes, and location of the 29 replacement rental units will be provided prior to the issuance of Notice of Approval Conditions for Site Plan Approval, to the satisfaction of the Chief Planner and Executive Director, City Planning; c. the Owner shall provide and maintain 1 studio unit or one-bedroom unit, 5 one-bedroom units and 12 two-bedroom units at affordable rents, and 2 one-bedroom units and 9 two-bedroom 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. d. the Owner shall provide an acceptable Tenant Relocation and Assistance Plan to all Eligible Tenants of the 29 existing rental units, 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; e. the Owner shall provide tenants of all 29 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 separate entrances or the need to pre-book or pay a fee unless specifically required as a customary practice for private bookings; f. all of the replacement rental units will have a private outdoor balcony and/or patio; g. the Owner shall provide ensuite laundry in each replacement rental dwelling unit within the proposed development at no additional cost to tenants; h. the Owner shall provide central air conditioning in each replacement rental dwelling unit within the proposed development at no additional cost to tenants; i. the Owner shall provide and make available for rent a minimum of 14 vehicle parking spaces to tenants of the replacement rental dwelling units. Such parking spaces shall be made available firstly to returning tenants who previously rented a vehicle parking space, secondly to returning tenants who did not previously rent a vehicle parking space, and thirdly to new tenants of the replacement rental dwelling units. Existing tenants who rented parking in the existing building would have the right to rent a parking spot at a similar rate in the new building. The final terms and conditions for renting parking spots to tenants of the replacement units shall be to the satisfaction of the Chief Planner; j. the Owner shall provide tenants of the twenty-nine replacement rental dwelling units with access to all bicycle and visitor parking at no charge and on the same terms and conditions as any other resident of the proposed development; k. the Owner shall provide and make available for rent a minimum of 6 storage lockers to tenants of the replacement rental dwelling units. The terms and conditions for renting storage lockers to tenants of the replacement units shall be to the satisfaction of the Chief Planner and Executive Director, City Planning; l. the twenty-nine rental dwelling units required in recommendation 6.b. above shall be made ready and available for occupancy no later than the date by which 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 m. The Owner shall enter into, and register on title to the lands at 71 Talara Drive, one or more agreement(s) to secure the conditions outlined in Recommendations 6 a. through 6.l. 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. 7. 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 twenty-nine rental dwelling units at 71 Talara Drive after all the following have occurred: a. all conditions in Recommendation 6 above have been fully satisfied and secured; b. a tenant consultation meeting, led by City Staff, for eligible tenants has taken place; c. the Zoning By-law Amendment(s) have come into full force and effect; d. 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, or as otherwise authorized by the Chief Planner and Executive Director, City Planning; e. the issuance of excavation and shoring permits (conditional or full permit) for the approved development on the site; f. the Owner has confirmed, in writing, that all existing rental dwelling units proposed to be demolished are vacant; and g. 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 6b) through 6m) above and any other requirements of the Zoning-Bylaw Amendment(s). 8. 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 Division has given Preliminary Approval referred to in Recommendation 7 above. 9. 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 71 Talara drive after the Chief Planner and Executive Director, City Planning has given the Preliminary Approval referred to in Recommendation 7 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 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 29 replacement rental dwelling units within the time specified in Recommendation 9.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 $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. 10. 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.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council amend the Official Plan, for the lands at 71 Talara Drive substantially in accordance with the draft Official Plan Amendment attached as Attachment 5 to this report. 2. City Council amend the former City of North York Zoning By-law 7625, as amended, for the lands at 71 Talara Drive substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 6 to this report. 3. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 71 Talara Drive substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 7 to this report. 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 Amendments as may be required. 5. City Council require the Owner to enter into an Agreement pursuant to Section 37 of the Planning Act as follows: a. the community benefit recommended to be secured in the Section 37 Agreement is as follows: 1. a $2,250,000.00 cash contribution to be allocated towards improvements to community facilities located within Ward 17 and/or the vicinity of the application site, such allocation to be at the discretion of the Chief Planner and Executive Director, City Planning and General Manager, Parks, Forestry and Recreation, in consultation with the Ward Councillor. 2. the financial contribution pursuant to Recommendation 5.a.1. above shall be indexed upwardly in accordance with the Statistics Canada Non-Residential Building Construction Price Index for Toronto, calculated from the date City Council adopts the zoning by-law amendment(s) to the date of payment. 3. in the event the cash contribution referred to in Recommendation 5.a.1. above has not been used for the intended purpose 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 Councillor, provided that the purpose is identified in the Toronto Official Plan and will benefit the community in the vicinity of the lands. 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 provide a minimum of 10 percent of all new units in the proposed development as three-bedroom units; 2. the Owner shall provide a minimum of 20 percent of all new units in the proposed development as two-bedroom units; 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 application for each building on the site. 6. City Council approve the Rental Housing Demolition application (21 113723 NNY 17 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 29 existing rental dwelling units at 71 Talara Drive, subject to the following conditions: a. the Owner shall provide and maintain 29 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 29 replacement rental dwelling units shall collectively have a total gross floor area of at least 2120.3 square metres and be comprised of 1 studio unit, 7 one-bedroom units, and 21 two-bedroom units. The studio unit may be replaced with a one-bedroom unit, to the satisfaction of the Chief Planner and Executive Director, City Planning; b. the replacement rental units will be similar in size, by unit type, to the demolished rental units to the satisfaction of the Chief Planner and Executive Director, City Planning. The average replacement rental unit size, by unit type, shall be no less than 97 percent of the average demolished rental unit size, by unit type. Revised floor plans for the replacement units indicating the sizes, and location of the 29 replacement rental units will be provided prior to the issuance of Notice of Approval Conditions for Site Plan Approval, to the satisfaction of the Chief Planner and Executive Director, City Planning; c. the Owner shall provide and maintain 1 studio unit or one-bedroom unit, 5 one-bedroom units and 12 two-bedroom units at affordable rents, and 2 one-bedroom units and 9 two-bedroom 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. d. the Owner shall provide an acceptable Tenant Relocation and Assistance Plan to all Eligible Tenants of the 29 existing rental units, 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; e. the Owner shall provide tenants of all 29 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 separate entrances or the need to pre-book or pay a fee unless specifically required as a customary practice for private bookings; f. all of the replacement rental units will have a private outdoor balcony and/or patio; g. the Owner shall provide ensuite laundry in each replacement rental dwelling unit within the proposed development at no additional cost to tenants; h. the Owner shall provide central air conditioning in each replacement rental dwelling unit within the proposed development at no additional cost to tenants; i. the Owner shall provide and make available for rent a minimum of 14 vehicle parking spaces to tenants of the replacement rental dwelling units. Such parking spaces shall be made available firstly to returning tenants who previously rented a vehicle parking space, secondly to returning tenants who did not previously rent a vehicle parking space, and thirdly to new tenants of the replacement rental dwelling units. Existing tenants who rented parking in the existing building would have the right to rent a parking spot at a similar rate in the new building. The final terms and conditions for renting parking spots to tenants of the replacement units shall be to the satisfaction of the Chief Planner; j. the Owner shall provide tenants of the twenty-nine replacement rental dwelling units with access to all bicycle and visitor parking at no charge and on the same terms and conditions as any other resident of the proposed development; k. the Owner shall provide and make available for rent a minimum of 6 storage lockers to tenants of the replacement rental dwelling units. The terms and conditions for renting storage lockers to tenants of the replacement units shall be to the satisfaction of the Chief Planner and Executive Director, City Planning; l. the twenty-nine rental dwelling units required in recommendation 6.b. above shall be made ready and available for occupancy no later than the date by which 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 m. the Owner shall enter into, and register on title to the lands at 71 Talara Drive, one or more agreement(s) to secure the conditions outlined in Recommendations 6 a. through 6.l. 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. 7. 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 twenty-nine rental dwelling units at 71 Talara Drive after all the following have occurred: a. all conditions in Recommendation 6 above have been fully satisfied and secured; b. a tenant consultation meeting, led by City Staff, for eligible tenants has taken place; c. the Zoning By-law Amendment(s) have come into full force and effect; d. 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, or as otherwise authorized by the Chief Planner and Executive Director, City Planning; e. the issuance of excavation and shoring permits (conditional or full permit) for the approved development on the site; f. the Owner has confirmed, in writing, that all existing rental dwelling units proposed to be demolished are vacant; and g. 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 6b) through 6m) above and any other requirements of the Zoning-Bylaw Amendment(s). 8. 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 Division has given Preliminary Approval referred to in Recommendation 7 above. 9. 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 71 Talara drive after the Chief Planner and Executive Director, City Planning has given the Preliminary Approval referred to in Recommendation 7 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 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 29 replacement rental dwelling units within the time specified in Recommendation 9 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 $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. 10. City Council authorize the City Solicitor to submit the necessary bills to implement the foregoing recommendations 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.
NY34.5amended
Yonge Street North Planning Study - City-Initiated Official Plan Amendment - Final Report
This report recommends the creation of a new Secondary Plan for the area surrounding Yonge Street between Steeles Avenue and Cummer/Drewry Avenues as a result of the Yonge Street North Planning Study (the "Study"). The report recommends amendments to Chapter 6 - Secondary Plans, Map 3 - Right-of-Way Widths Associated with Existing Major Streets, Map 16 - Land Use Plan, Map 35 - Secondary Plan Key Map, and Schedule 2 - The Designation of Planned but Unbuilt Roads of the Official Plan. The recommended changes are the result of extensive public and stakeholder consultations and engagement conducted throughout the course of the Study. The recommended Yonge Street North Secondary Plan (the "Secondary Plan") and land use modifications respond to feedback from public consultation and engagement and establish a framework for the development of a complete community around the future subway station at Steeles Avenue and provides a framework for differing levels of intensification surrounding Cummer and Drewry Avenues, which is dependent on whether a future subway station is delivered at that intersection. The proposed Official Plan Amendment (OPA) 615 is appended as Attachment 1 to this report. The proposed OPA responds to and advances the policy objectives of A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2020) (the "Growth Plan"), which includes policies and definitions for complete communities, Major Transit Station Areas (MTSAs), affordable housing, a high-quality and vibrant public realm, the efficient use of land, mitigating the impacts of climate change, integrating green infrastructure and low impact development, social equity and quality of life, and a well-connected network of walkable neighbourhoods and destinations that encourage active transportation. The OPA conforms with the Growth Plan and is consistent with the Provincial Policy Statement (2020).
North York Community Council recommends that: 1. City Council adopt Official Plan Amendment 615, Yonge Street North Secondary Plan, substantially in accordance with Attachment 1 to the report (June 27, 2022) from the Director, Community Planning, North York District, as amended by Recommendation 2 below. 2. City Council amend Attachment 1 to the report (June 27, 2022) from the Director, Community Planning, North York District as follows: a. Amend Policy 2.5 of the draft Official Plan Amendment so that it now reads as follows: The lands to the north of Steeles Avenue are guided by the policies of York Region and the Cities of Vaughan and Markham. The Secondary Plan has regard for the policy frameworks of the Cities of Vaughan and Markham in the context of transit-supportive development and the provision of transportation infrastructure at, and beyond, the intersection of Yonge Street and Steeles Avenue. b. Amend the draft Official Plan Amendment by adding the following policy to Section 7 - Community Services and Facilities: Community services and facilities should be planned to keep pace with growth with a focus on maximizing existing facilities prior to developing new and explore innovative approaches for providing the required community services and facilities including shared-uses, co-location and the integration in mixed use buildings. c. Amend Policy 7.2(c) of the draft Secondary Plan so that it now reads as follows: New public library branch, including partnerships and co-location opportunities with other city agencies. d. Amend Policy 7.2 of the draft Secondary Plan by adding the following: "(f) Long term care facilities in partnership with Provincial agencies." e. Delete Policy 7.7 of the draft Secondary Plan and replace with the following: The timing and phasing of new development shall consider the availability of appropriate school accommodation in order to provide for complete communities. Innovative approaches for providing the required school accommodations will be explored by the school boards, including potential partnership opportunities within new development through the shared use of schools, vertical integration of schools in mixed-use buildings, and/or the co-location of multiple facilities to create community hubs. f. Delete Policy 7.9 of the draft Secondary Plan and replace it with the following: The school boards will monitor growth and evaluate their ability to accommodate future enrolment growth within the Secondary Plan area based on enrolment projections and utilization rates. The City will continue to circulate development applications that propose residential uses to the school boards so the school boards may confirm their ability to accommodate future enrolment growth within local schools. 3. City Council direct City staff to use the Yonge Street North Secondary Plan in the evaluation of all current and new development proposals falling within its boundaries. 4. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment, as may be required. 5. City Council authorize the Chief Planner and Executive Director, City Planning and the City Solicitor to make any stylistic and/or technical changes to Official Plan Amendment 615 as may be required as a result of the Minister's decision with regards to Official Plan Amendment 570 respecting 57 Protected Major Transit Stations Areas at various lands across the City. 6. City Council direct the Chief Planner and Executive Director, City Planning, and the Executive Director, Transit Expansion Office to engage with Metrolinx and the owner of Centerpoint Mall regarding the possible location of a bus terminal on the Centerpoint Mall lands, to address appropriate integration of a bus terminal and the subway station with the City's vision of development of these lands articulated in the Secondary Plan. 7. City Council endorse the Yonge Street North Transportation Master Plan, included as Attachment 3 to the report (June 27, 2022) from the Director, Community Planning, North York District, and direct staff to use the Yonge Street North Transportation Master Plan to advance mobility initiatives in the Secondary Plan area. 8. City Council direct the Chief Planner and Executive Director, City Planning to bring forward Urban Design Guidelines for the Yonge Street North Secondary Plan Area. 9. City Council direct the Chief Planner and Executive Director, City Planning and the General Manager, Transportation Services to undertake an implementation strategy and explore the feasibility for the proposed street network, active transportation network, and traffic safety improvements identified in the Yonge Street North Transportation Master Plan and Yonge Street North Secondary Plan for inclusion into the Capital Program, and report back to Council with an update by the third quarter of 2023. 10. City Council direct the Executive Director, Transit Expansion Office, General Manager, Transportation Services, and the Chief Planner and Executive Director, City Planning, to engage with Metrolinx to initiate planning work for bus rapid transit along the Steeles Avenue corridor, in coordination with any City-led initiatives on the corridor. 11. City Council direct the Chief Planner and Executive Director, City Planning, to develop an Implementation Strategy for community service facilities in the Yonge Street North area. 12. City Council direct staff, in their review of development applications in the Yonge Drewry/Cummer Node, to apply the policies of the Secondary Plan in relation to built form as if no subway station is planned at Drewry/Cummer Avenues until such time as Metrolinx has confirmed the funding and construction timeline of Cummer Station.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council adopt Official Plan Amendment 615, Yonge Street North Secondary Plan, substantially in accordance with Attachment 1 to the June 27, 2022 report from the Director, Community Planning, North York District. 2. City Council direct staff to use the Yonge Street North Secondary Plan in the evaluation of all current and new development proposals falling within its boundaries. 3. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment, as may be required. 4. City Council authorize the Chief Planner and Executive Director, City Planning and the City Solicitor to make any stylistic and/or technical changes to OPA 615 as may be required as a result of the Minister's decision with regards to Official Plan Amendment 570 respecting 57 Protected Major Transit Stations Areas at various lands across the City. 5. City Council direct the Chief Planner and Executive Director, City Planning, and the Executive Director, Transit Expansion Office to engage with Metrolinx and the owner of Centerpoint Mall regarding the possible location of a bus terminal on the Centerpoint Mall lands, to address appropriate integration of a bus terminal and the subway station with the City's vision of development of these lands articulated in the Secondary Plan. 6. City Council endorse the Yonge Street North Transportation Master Plan, included as Attachment 3, to the June 27, 2022 report from the Director, Community Planning, North York District, and direct staff to use the Yonge Street North Transportation Master Plan to advance mobility initiatives in the Secondary Plan area. 7. City Council direct the Chief Planner and Executive Director, City Planning to bring forward Urban Design Guidelines for the Yonge Street North Secondary Plan Area. 8. City Council direct the Chief Planner and Executive Director, City Planning and the General Manager, Transportation Services to undertake an implementation strategy and explore the feasibility for the proposed street network, active transportation network, and traffic safety improvements identified in the Yonge Street North Transportation Master Plan and Yonge Street North Secondary Plan for inclusion into the Capital Program, and report back to Council with an update by the third quarter of 2023. 9. City Council direct the Executive Director, Transit Expansion Office, General Manager, Transportation Services, and the Chief Planner and Executive Director, City Planning, to engage with Metrolinx to initiate planning work for bus rapid transit along the Steeles Avenue corridor, in coordination with any City-led initiatives on the corridor.
NY34.6forwarded without recommendation
3358 - 3364 Bayview Ave - Zoning Amendment - Final Report
This application proposes to amend the Zoning By-laws to permit 17, 4-storey townhouse units in two blocks with an average building height of 11.36 metres. The proposed total gross floor area is 3,967.46 square metres resulting in a Floor Space Index ("FSI") of 1.49. The proposed 33 parking spaces will be provided in tandem within rear, integral garages accessible by a two-way driveway accessed from Ruth Avenue and Glenelia Avenue. 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 appropriate infill redevelopment that expands housing choices on a major street. This report reviews and recommends approval of the application to amend the Zoning By-laws as it conforms with the City of Toronto Official Plan policies for Neighbourhoods. The development provides for an appropriate level of intensification along a surface transit priority segment that is massed to fit harmoniously within its existing and planned context.
The North York Community Council submits the item to City Council without recommendation.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council amend Zoning By-law 569-2013 for the lands at 3358 to 3364 Bayview Avenue substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 6 to this report. 2. City Council amend former City of North York Zoning By-law 7625 for the lands at 3358-3364 Bayview Avenue substantially in accordance with the draft Zoning By-law Amendment attached as 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.
NY34.7adopted
This application proposes to demolish 281 existing dwelling units, 279 of which are rental units, located at 314, 315, 316, 317 and 325 Bogert Avenue and 306 and 307 Poyntz Avenue. An additional 147 existing rental units at 325 Bogert Avenue will be retained. The lands will be redeveloped with 5 new buildings: 5 buildings of 11, 17, 19, 27 and 29 storeys. The development will include 1,538 residential units, inclusive of the 426 replacement and retained rental units. The remaining proposed 1,112 units are proposed as market units. The proposal also includes a Tenant Relocation and Assistance Plan that addresses the right for existing tenants to return to a replacement rental unit at similar rent and financial compensation to mitigate hardship. The properties are the subject of Official Plan Amendment and Zoning By-law Amendment applications (16 272007 NNY 23 OZ), which were appealed to the Ontario Municipal Board, now the Ontario Land Tribunal (OLT) (Case No. PL170905). A settlement offer was endorsed by City Council on October 1, 2021. Council deferred making a decision on the Rental Housing Demolition application and directed staff to request the OLT to withhold its Order on the appeals until such time as the Rental Housing Demolition application has been approved by Council and all appropriate conditions associated with the Rental Housing Demolition Permit have been satisfied, including the execution of any necessary agreements. On June 1, 2022, the OLT held a settlement hearing and approved the Official Plan and Zoning By-law Amendment application through an interim oral decision. A final decision and Order will be provided later in 2022. Staff have requested that the OLT withhold its final Order until outstanding matters, including a decision by City Council on the Rental Housing Demolition application, are resolved. This report recommends approval of the Rental Housing Demolition application under Chapter 667 of the Toronto Municipal Code and the 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 under Chapter 667 of the Toronto Municipal Code to permit the demolition of 279 existing rental dwelling units located at 314, 315, 316, 317 and 325 Bogert Avenue and 306 and 307 Poyntz Avenue, subject to the following conditions: a. the owner shall provide and maintain at least 279 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 replacement rental dwelling units shall collectively have a total gross floor area of at least 24,288 square metres and be comprised of at seven (7) studio units, one-hundred and twenty-eight (128) one-bedroom units, one-hundred and thirteen (113) two-bedroom units, twenty-three (23) three-bedroom units, and eight (8) four-bedroom units; b. within each phase of demolition and subsequent re-development full replacement by number of units, unit type and size will be provided. The replacement rental units will be similar in size and rent, by unit type, to the demolished rental units to the satisfaction of the Chief Planner and Executive Director, City Planning. Floor plans for the replacement units identifying the sizes, layouts, and location of the replacement rental units by phase will be provided prior to the issuance of Notice of Approval Conditions for Site Plan Approval, to the satisfaction of the Chief Planner and Executive Director, City Planning; c. the owner shall provide and maintain at least 165 replacement rental units comprised of at least seven (7) studio units, seventy-eight (78) one-bedroom units, sixty-one (61) two-bedroom units, seventeen (17) three-bedroom units, and two (2) four-bedroom units at affordable rents, as currently defined in the Toronto Official Plan, and 114 replacement rental units, comprised of fifty (50) one-bedroom units, fifty-two (52) two-bedroom units, six (6) three-bedroom units, and six (6) four-bedroom 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; d. the owner shall provide an acceptable Tenant Relocation and Assistance Plan to all Eligible Tenants, 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; e. the owner shall provide tenants of all replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed building containing the rental replacement units, at no extra charge, and on the same terms and conditions as any other resident of the building, without separate entrances or the need to pre-book or pay a fee unless specifically required as a customary practice for private bookings; f. the owner shall provide laundry for each replacement rental dwelling unit on the same basis as other units in the new building. Where laundry is to be provided ensuite, it shall be at no additional cost to tenants; g. the owner shall provide central air conditioning in each replacement rental dwelling unit within the proposed development at no additional cost to tenants; h. at least 246 of the rental replacement units will have a private outdoor balcony, patio or terrace; i. the owner shall provide and make available for rent a minimum of 130 vehicle parking spaces to tenants of the replacement rental dwelling units. Such parking spaces shall be made available firstly to returning tenants who previously rented a vehicle parking space, secondly to returning tenants who did not previously rent a vehicle parking space, and thirdly to new tenants of the replacement rental dwelling units. Existing tenants who rented parking in the existing building would have the right to rent a parking spot at a similar rate in the new building. The final terms and conditions for renting parking spots to tenants of the replacement units shall be to the satisfaction of the Chief Planner and Executive Director, City Planning; j. the owner shall provide tenants of the replacement rental dwelling units with access to all bicycle and visitor parking on the same terms and conditions as any other resident of the proposed development, and in accordance with the Zoning By-law; k. the owner shall provide a proportionate share of storage lockers to tenants of the replacement rental dwelling units. The terms and conditions for renting storage lockers to tenants of the replacement units shall be to the satisfaction of the Chief Planner and Executive Director, City Planning; l. the rental dwelling units required in Recommendation 1.a and 1.b 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 phase of redevelopment, 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 m. the owner shall enter into, and register on title to the lands at 314, 315, 316, 317 and 325 Bogert Avenue and 305, 306, 307 and 308 Poyntz Avenue, one or more agreement(s) to secure the conditions outlined in Recommendations 1a. through 1l. 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 Division, to issue Preliminary Approval for the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code for the demolition for any of the 279 existing rental housing buildings in any specific phase of the development at 314, 315, 316, 317 and 325 Bogert Avenue and 306 and 307 Poyntz Avenue after all of the following have occurred: a. the satisfaction or securing of the conditions in Recommendation 1 above; b. the site-specific Zoning By-law Amendments have come into full force and effect; c. the issuance of the Notice of Approval Conditions for site plan approval for the phase the existing rental units are located in by the Chief Planner and Executive Director, City Planning Division, or their designate, pursuant to Section 114 of the City of Toronto Act, 2006; d. the issuance of excavation and shoring permits for the proposed building which includes the replacement rental units on the subject site; e. the City's receipt of confirmation that the existing rental dwelling units to be demolished are vacant; f. a tenant meeting with the existing tenants affected by the current phase of demolition and/or redevelopment has taken place, to the satisfaction of the Chief Planner and Executive Director, City Planning; and g. the replacement units for any existing rental units at 314, 315, 316, 317 and 325 Bogert Avenue and 306 and 307 Poyntz Avenue previously approved for demolition as part of a previous phase of development have been completed and are ready for occupancy. 3. City Council authorize the Chief Building Official to issue the 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 to issue a Residential Demolition Permit under Section 33 of the Planning Act no earlier than the issuance of the excavation and shoring permit for the proposed development, and after the Chief Planner and Executive Director, City Planning, has issued the Preliminary Approval referred to in Recommendation 2, which may be included in the demolition permit for Chapter 667 under 363-6.2, of the Toronto Municipal Code, on condition that: a. the owner shall remove all debris and rubble from the site immediately after demolition; b. the owner shall erect solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building; c. the owner erects a building containing the replacement rental dwelling units on the site no later than three (3) years from the day demolition of the existing buildings is commenced, 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 new building within the time specified in condition 4 (c) above, the City Clerk shall be entitled to enter on the collector's roll, to be collected in a like manner as municipal taxes, the sum of twenty thousand dollars ($20,000.00) for each rental dwelling unit for which a demolition permit is issued, and that each sum shall, until payment, be a lien or charge upon the land for which the demolition permit is issued. 5. City Council authorize the appropriate City Officials to take such actions as are necessary to implement the foregoing, including execution of the Section 37 which was secured through the rezoning application (File Number 16 272007 NNY 23 OZ) and Section 111 Agreement.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council approve the Rental Housing Demolition application under Chapter 667 of the Toronto Municipal Code to permit the demolition of 279 existing rental dwelling units located at 314, 315, 316, 317 and 325 Bogert Avenue and 306 and 307 Poyntz Avenue, subject to the following conditions: a. the owner shall provide and maintain at least 279 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 replacement rental dwelling units shall collectively have a total gross floor area of at least 24,288 square metres and be comprised of at seven (7) studio units, one-hundred and twenty-eight (128) one-bedroom units, one-hundred and thirteen (113) two-bedroom units, twenty-three (23) three-bedroom units, and eight (8) four-bedroom units; b. within each phase of demolition and subsequent re-development full replacement by number of units, unit type and size will be provided. The replacement rental units will be similar in size and rent, by unit type, to the demolished rental units to the satisfaction of the Chief Planner and Executive Director, City Planning. Floor plans for the replacement units identifying the sizes, layouts, and location of the replacement rental units by phase will be provided prior to the issuance of Notice of Approval Conditions for Site Plan Approval, to the satisfaction of the Chief Planner and Executive Director, City Planning; c. the owner shall provide and maintain at least 165 replacement rental units comprised of at least seven (7) studio units, seventy-eight (78) one-bedroom units, sixty-one (61) two-bedroom units, seventeen (17) three-bedroom units, and two (2) four-bedroom units at affordable rents, as currently defined in the Toronto Official Plan, and 114 replacement rental units, comprised of fifty (50) one-bedroom units, fifty-two (52) two-bedroom units, six (6) three-bedroom units, and six (6) four-bedroom 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. d. the owner shall provide an acceptable Tenant Relocation and Assistance Plan to all Eligible Tenants, 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; e. the owner shall provide tenants of all replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed building containing the rental replacement units, at no extra charge, and on the same terms and conditions as any other resident of the building, without separate entrances or the need to pre-book or pay a fee unless specifically required as a customary practice for private bookings; f. The owner shall provide laundry for each replacement rental dwelling unit on the same basis as other units in the new building. Where laundry is to be provided ensuite, it shall be at no additional cost to tenants; g. the owner shall provide central air conditioning in each replacement rental dwelling unit within the proposed development at no additional cost to tenants; h. at least 246 of the rental replacement units will have a private outdoor balcony, patio or terrace; i. the owner shall provide and make available for rent a minimum of 130 vehicle parking spaces to tenants of the replacement rental dwelling units. Such parking spaces shall be made available firstly to returning tenants who previously rented a vehicle parking space, secondly to returning tenants who did not previously rent a vehicle parking space, and thirdly to new tenants of the replacement rental dwelling units. Existing tenants who rented parking in the existing building would have the right to rent a parking spot at a similar rate in the new building. The final terms and conditions for renting parking spots to tenants of the replacement units shall be to the satisfaction of the Chief Planner and Executive Director, City Planning; j. the owner shall provide tenants of the replacement rental dwelling units with access to all bicycle and visitor parking on the same terms and conditions as any other resident of the proposed development, and in accordance with the Zoning By-law; k. the owner shall provide a proportionate share of storage lockers to tenants of the replacement rental dwelling units. The terms and conditions for renting storage lockers to tenants of the replacement units shall be to the satisfaction of the Chief Planner and Executive Director, City Planning; l. the rental dwelling units required in Recommendation 1.a and 1.b 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 phase of redevelopment, 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 m. the owner shall enter into, and register on title to the lands at 314, 315, 316, 317 and 325 Bogert Avenue and 305, 306, 307 and 308 Poyntz Avenue, one or more agreement(s) to secure the conditions outlined in Recommendations 1a. through 1l. 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 Division, to issue Preliminary Approval for the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code for the demolition for any of the 279 existing rental housing buildings in any specific phase of the development at 314, 315, 316, 317 and 325 Bogert Avenue and 306 and 307 Poyntz Avenue after all of the following have occurred: a. the satisfaction or securing of the conditions in Recommendation 1 above; b. the site-specific Zoning By-law Amendments have come into full force and effect; c. the issuance of the Notice of Approval Conditions for site plan approval for the phase the existing rental units are located in by the Chief Planner and Executive Director, City Planning Division, or their designate, pursuant to Section 114 of the City of Toronto Act, 2006; d. the issuance of excavation and shoring permits for the proposed building which includes the replacement rental units on the subject site; e. the City's receipt of confirmation that the existing rental dwelling units to be demolished are vacant; f. a tenant meeting with the existing tenants affected by the current phase of demolition and/or redevelopment has taken place, to the satisfaction of the Chief Planner and Executive Director, City Planning; and g. the replacement units for any existing rental units at 314, 315, 316, 317 and 325 Bogert Avenue and 306 and 307 Poyntz Avenue previously approved for demolition as part of a previous phase of development have been completed and are ready for occupancy. 3. City Council authorize the Chief Building Official to issue the 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 to issue a Residential Demolition Permit under Section 33 of the Planning Act no earlier than the issuance of the excavation and shoring permit for the proposed development, and after the Chief Planner and Executive Director, City Planning, has issued the Preliminary Approval referred to in Recommendation 2, which may be included in the demolition permit for Chapter 667 under 363-6.2, of the Toronto Municipal Code, on condition that: a. the owner shall remove all debris and rubble from the site immediately after demolition; b. the owner shall erect solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building; c. the owner erects a building containing the replacement rental dwelling units on the site no later than three (3) years from the day demolition of the existing buildings is commenced, 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 new building within the time specified in condition 4 (c) above, the City Clerk shall be entitled to enter on the collector's roll, to be collected in a like manner as municipal taxes, the sum of twenty thousand dollars ($20,000.00) for each rental dwelling unit for which a demolition permit is issued, and that each sum shall, until payment, be a lien or charge upon the land for which the demolition permit is issued. 5. City Council authorize the appropriate City Officials to take such actions as are necessary to implement the foregoing, including execution of the Section 37 which was secured through the rezoning application (File Number 16 272007 NNY 23 OZ) and Section 111 Agreement.
NY34.8adopted
45-47 Hendon Ave - Official Plan Amendment and Zoning Amendment Applications - Final Report
The application proposes to amend the North York Centre Secondary Plan and former City of North York Zoning By-law 7625 to permit a 3-storey, 11 metre rental apartment building containing 19 residential units, with a gross floor area of 1,393.2 square metres, which is equal to a Floor Space Index of 1.5 times the lot area. Parking is located at the rear of the site at-grade, totalling 11 parking spaces, including 1 visitor parking space, with vehicular access provided via a driveway entrance from Hendon Avenue. 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 former City of North York Zoning By-law 7625.
North York Community Council recommends that: 1. City Council amend the Official Plan, for the lands at 45 to 47 Hendon Avenue substantially in accordance with the draft Official Plan Amendment attached as Attachment 6 to the report (June 20, 2022) from the Director, Community Planning, North York District. 2. City Council amend Zoning By-law 7625 for the lands at 45 to 47 Hendon Avenue substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 7 to the report (June 20, 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 Official Plan Amendment and/or draft Zoning By-law Amendment as may be required.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council amend the Official Plan, for the lands at 45-47 Hendon Avenue substantially in accordance with the draft Official Plan Amendment attached as Attachment 6 to this report. 2. City Council amend Zoning By-law 7625 for the lands at 45-47 Hendon Avenue substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 7 to this report. 3. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment and/or draft Zoning By-law Amendment as may be required.
NY34.9forwarded without recommendation
765 Steeles Ave West - Zoning By-law Amendment Application - Final Report
The Zoning By-law Amendment application proposes to amend the City-wide Zoning By-law 569-2013 and the former City of North York Zoning By-law Number 7625 for 765 Steeles Avenue West to permit a 27-storey (86 metres plus mechanical penthouse) residential building containing 296 residential units while retaining the existing 21-storey rental apartment building comprised of 167 rental dwelling units. A total of 297 vehicular and 218 bicycle parking spaces are proposed in a three-level underground garage. The proposed building would have a gross floor area ("GFA") of 22,314 square metres while the existing rental apartment building has a GFA of 17,278.6 square metres, resulting in an overall Floor Space Index ("FSI") of 3.59. The application would incorporate a 1,575 square metre public park at the site's southwest end and 514 square metres of privately-owned publically accessible space ("POPS") that would provide a pedestrian walkway access into the site from the existing low-rise neighbourhood located south of the site. The proposed development is consistent with the Provincial Policy Statement (2020) and conforms with A Place to Growth: Growth Place for the Greater Golden Horseshoe (2020) and with the City of Toronto Official Plan. This report reviews and recommends approval of the application to amend the Zoning By-laws. The draft zoning by-laws recommend that the lands be zoned with a Holding provision (H) until such time as a Functional Servicing and Stormwater Management Report is deemed acceptable by the Chief Engineer and Executive Director, Engineering and Construction Services.
The North York Community Council submits the item to City Council without recommendation.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council amend the former City of North York Zoning By-law 7625 for the lands at 765 Steeles Avenue West substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 7 to this report. 2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 765 Steeles Avenue West substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 6 to this report. 3. City Council authorize the City Solicitor to submit the necessary bills to implement the foregoing recommendations 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 Zoning By-law Amendment(s) as may be required. 5. 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 1,575 square metres located in the southern portion of the site, to the satisfaction of the General Manager, Park, Forestry and Recreation and the City Solicitor; 6. 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. 7. 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 By-law, as may be amended from time to time. 8. 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. the community benefits recommended to be secured in the Section 37 Agreement are as follows: b. 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 continue to provide and maintain the existing one hundred and sixty-seven (167) rental dwelling units at 765 Steeles Avenue West 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; 2. the Owner shall provide tenants of all existing one hundred and sixty-seven (167) rental dwelling units at 765 Steeles Avenue West 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; 3. the Owner shall, at its sole expense and at no cost to tenants, undertake a tenant survey and provide improvements to the existing rental housing at 765 Steeles Avenue West, as follows: A. the Owner shall undertake a tenant survey to identify needed improvements and renovations to the existing rental housing at 765 Steeles Avenue West to extend the life of the building that is to remain and to improve amenities, to the satisfaction of the Chief Planner and Executive Direction, City Planning Division; B. prior to the issuance of Notice of Approval Conditions for Site Plan approval, 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 building at 765 Steeles Avenue West, to the satisfaction of the Chief Planner and Executive Director, City Planning Division; C. prior to the issuance of the first above-grade building permit for the development, the Owner shall provide the City with a Letter of Credit having a maximum value of six hundred thousand dollars ($600,000) to secure the rental housing improvements identified by the tenant survey required in Recommendation 6.b.iii above. For clarity, if the total construction value of rental housing improvements identified by the tenant survey is less than six hundred thousand dollars ($600,000), as demonstrated by one or more quotations provided by a qualified contractor, then such lower construction value shall determine the value of the Letter of Credit provided to the City and the Owner shall undertake all improvements identified by the survey. If the total construction value of the rental housing improvements identified by the tenant survey exceeds six hundred thousand dollars ($600,000), then the Owner shall undertake selected rental housing improvements having a total construction value of not more than six hundred thousand dollars ($600,000), which shall be the value of the Letter of Credit provided to the City, and the selection of such improvements shall be made in consultation with, and to the satisfaction of, the Chief Planner and Executive Director, City Planning Division; D. prior to first occupancy of any new residential units, the Owner shall complete the rental housing improvements identified by the tenant survey required in Recommendation 6.b.iii.A above and secured by the Letter of Credit required in Recommendation 6.b.iii.C above, to the satisfaction of the Chief Planner and Executive Director, City Planning Division; 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 6.b.iii.A through 6.b.iii.D above shall not be passed on to tenants of the existing rental building at 765 Steeles Avenue West in any form. For clarity, the Owner shall agree to not apply to the Landlord and Tenant Board, or any successor tribunal with jurisdiction other 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 identified by the tenant survey required in Recommendation 6.b.iii.A above and secured by the Letter of Credit required in Recommendation 6.b.iii.C above. 4. the conveyance of the 1,575 square metres parkland dedication, free and clear, above and below grade of all physical obstructions and easements, encumbrances and encroachments, including surface and subsurface easements, to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor. 5. the Owner agrees to design, construct, finish, furnish and equip at its expense, a two-storey (ground floor and second floor) non-profit licensed child care facility comprising 790 square metres of interior space and adjacent exterior space comprising of 273 square metres including outdoor storage and a minimum of three (3) parking spaces reserved for the exclusive use of the child care facility for pick-up/drop-off operations, (the "Child Care Centre"), c. shall provide a non-profit licensed daycare centre to be leased to the City for 99 years, and subleased to a non-profit child care operator non-profit community service use in the premises to be secured upon such terms and conditions as per the terms sheet, to the satisfaction of the City solicitor and the Executive Director, City Planning, in consultation with the Ward Councillor. Any Child Care Centre shall be constructed, finished, furnished, and equipped by the Owner and shall be designed generally in accordance with the Child Care Term Sheet to the Satisfaction of the Chief Planner and Executive Director, City Planning. d. three (3) dedicated parking spaces will be provided free-of-charge for the exclusive use of the Child Care Centre for pick-up/drop-off operations. These spaces to be assigned accordingly, and be located in close proximity to the main entrance, at ground level providing the shortest route between the parking spots and the Child Care Centre, which shall be barrier-free; e. any other details related to the Child Care Centre such as timing, location, obligations and any matters necessary to implement the Child Care Centre, which have not been addressed in the recommendations of this report will be finalized between the Owner and the City and will be substantially in accordance with the City of Toronto's Child Care Design and Technical Guidelines (2016) & Child Care and Early Years Act (2014) and to the satisfaction of the Executive Director, Corporate and Real Estate Management, the General Manager, Children's Services, and the Chief Planner and Executive Director, City Planning, in consultation with the City Solicitor; 8. The Owner shall construct and provide and maintain a Privately Owned and Publically-Accessible Open Space at 765 Steeles Avenue West with a minimum area of 514 square metres generally located at the southern eastern edge of the property in the location generally identified in the Zoning By-law Amendment, with specific configuration and design of the Privately Owned and Publically-Accessible Open Space to be determined and secured in the context of Site Plan approval for the development to the satisfaction of the Chief Planner and Executive Director, City Planning, in consultation with the Ward Councillor.
NY34.10forwarded without recommendation
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.
The North York Community Council submits the item to City Council without recommendation.
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.
NY34.11deferred indefinitely
Parking Amendments - Castlegrove Boulevard
This staff report is about a matter that Community Council has delegated authority from City Council to make a final decision. Transportation Services is recommending that the times of the existing 8:00 a.m. to 6:00 p.m., Monday to Friday parking prohibition on the north side of Castlegrove Boulevard, between Mission Drive and Broadlands Boulevard (east intersection), be amended to 10:00 a.m. to 2:30 p.m., Monday to Friday. A 15 minute parking limit is recommended from 8:00 a.m. to 10:00 a.m. and 2:30 p.m. to 6:00 p.m., Monday to Friday, in this area as well. This is to allow for short-term parking during the arrival and dismissal times of Senator O'Connor College School, located just to the north side of street. It is also recommended that the existing 8:00 a.m. to 6:00 p.m., Monday to Friday parking prohibition on the south side of the street be amended to a stopping prohibition in effect at the same times. This will promote safe and efficient two-way traffic on Castlegrove Boulevard.
North York Community Council deferred consideration of the item indefinitely.
Staff recommendation as filed
The Director, Traffic Management, Transportation Services recommends that: 1. North York Community Council amend the existing parking prohibition in effect from 8:00 a.m. to 6:00 p.m., Monday to Friday, on the north side of Castlegrove Boulevard, between Mission Drive and Broadlands Boulevard (east intersection), to be in effect from 10:00 a.m. to 2:30 p.m., Monday to Friday. 2. North York Community Council authorize parking for a maximum period of 15 minutes from 8:00 a.m. to 10:00 a.m. and 2:30 p.m. to 6:00 p.m., Monday to Friday,, on the north side of Castlegrove Boulevard, between Mission Drive and Broadlands Boulevard (east intersection). 3. North York Community Council rescind the existing parking prohibition in effect from 8:00 a.m. to 6:00 p.m., Monday to Friday, on the south side of Castlegrove Boulevard, between Mission Drive and Broadlands Boulevard (east intersection). 4. North York Community Council prohibit stopping from 8:00 a.m. to 6:00 p.m., Monday to Friday, on the south side of Castlegrove Boulevard, between Mission Drive and Broadlands Boulevard (east intersection).
NY34.12adopted
Introduction and consideration of Bills for enactment of By-laws.
Confirmatory Bill North York Community Council passed a Confirmatory Bill as By-law 786-2022.