Toronto and East York Community Council
The full agenda, as filed
All 138 items in the clerk’s order. Each carries the city’s own words: the staff recommendation, what the body decided, and its status. Nothing below is written by us.
Items 1 to 25 of 138Show 2550100all
TE7.1adopted
This report recommends that the name "Nanak Lane" be approved to identify an existing public lane south of Richmond Street West, extending easterly from Tecumseth Street. Community Councils have delegated authority to decide street naming matters which comply with the City of Toronto Street Naming Policy.
The Toronto and East York Community Council: 1. Approved the name "Nanak Lane" for an existing public lane south of Richmond Street West, extending easterly from Tecumseth Street.
Staff recommendation as filed
Engineering and Construction Services recommends that Toronto and East York Community Council: 1. Approve the name "Nanak Lane" for an existing public lane south of Richmond Street West, extending easterly from Tecumseth Street.
TE7.2adopted
Permanent Closure of Stratified Portion of Walton Street as Public Highway
Transportation Services recommends that a stratified portion of the airspace above Walton Street be permanently closed. Once closed the stratified portion will be incorporated into the redevelopment of the Chelsea Hotel at 33 Gerrard Street West.
The Toronto and East York Community Council recommends that: 1. City Council authorize the permanent closure of a stratified portion of Walton Street as public highway designated as Part 1 on the draft Reference Plan prepared by Speight, van Nostrand and Gibson Limited, Job No. 190-0017, attached to the report (June 6, 2019) from the Director, Transportation Planning and Capital Program, Transportation Services. 2. City Council enact a by-law substantially in the form of the draft by-law attached as Appendix "A" to the report (June 6, 2019) from the Director, Transportation Planning and Capital Program, Transportation Services, subject to the insertion of the appropriate plan and plan numbers once a Reference Plan has been deposited, conditional upon the City entering into an agreement with the adjacent property owner, wherein the Applicant agrees to purchase the stratified airspace on terms satisfactory to the City.
Staff recommendation as filed
Transportation Services recommends that: 1. City Council authorize the permanent closure of a stratified portion of Walton Street as public highway designated as Part 1 on the draft Reference Plan prepared by Speight, van Nostrand and Gibson Limited, Job No. 190-0017, attached to the report dated June 6, 2019, from the Director, Transportation Planning and Capital Program, Transportation Services. 2. City Council enact a by-law substantially in the form of the draft by-law attached as Appendix "A" to the report dated June 6, 2019, from the Director, Transportation Planning and Capital Program, Transportation Services, subject to the insertion of the appropriate plan and plan numbers once a Reference Plan has been deposited, conditional upon the City entering into an agreement with the adjacent property owner, wherein the Applicant agrees to purchase the stratified airspace on terms satisfactory to the City.
TE7.3amended
300 Bloor Street West and 478 Huron Street - Zoning Amendment Application - Final Report
This report reviews and recommends approval of the application to amend the Zoning By-law to alter an existing heritage property (Bloor Street United Church) with the incorporation of a new 29-storey mixed-use building (103.85 metres including mezzanine level and mechanical penthouse) with 70 square metres of retail/commercial space at-grade, 2,209 square metres of place of worship space, 3,994 square metres of office space, and 249 residential units above at 300 Bloor Street West and 478 Huron Street. A total of 124 parking spaces are proposed in a 5 1/2-level underground garage accessed off of Huron Street. The proposal is consistent with the Provincial Policy Statement (2014), as it provides a density and a mix of land uses which efficiently use land and resources. It is also transit supportive being less than 250 metres from two subway stations. The proposal provides for the conservation of significant built heritage resources. The proposal conforms with A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2019), as it provides for an appropriate type and scale of development in a strategic growth area that provides an acceptable transition of built form to adjacent areas. The proposed building is to be located and massed to provide a transition through appropriate setbacks and/or stepping down of height toward lower scale Neighbourhoods and the building is also located and massed to adequately limit shadow impacts on adjacent Neighbourhoods and parks. The proposal allows for the integration and conservation of a listed heritage church on the site.
The Toronto and East York Community Council recommends that: 1. City Council amend Zoning By-law 569-2013 for the lands at 300 Bloor Street West and 478 Huron Street substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 5 to the report (June 11, 2019) from the Director, Community Planning, Toronto and East York District. 2. City Council amend City of Toronto Zoning By-law 438-86 for the lands at 300 Bloor Street West and 478 Huron Street substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 6 to the report (June 11, 2019) from the Director, Community Planning, Toronto and East York District. . 3. City Council authorizes the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendments as may be required. 4. Before introducing the necessary Bills to City Council for enactment, City Council shall require the owner to enter into a Heritage Easement Agreement with the City to the satisfaction of the Chief Planner and Executive Director, City Planning, the City Solicitor and the Senior Manager, Heritage Preservation Services respecting 300 Bloor Street West and 478 Huron Street in accordance with the plans and drawings prepared by KPMB Architects, dated March 6, 2019, the Heritage Impact Assessment prepared by ERA Architects Inc., dated March 6, 2019, (the HIA), and a Conservation Plan satisfactory to the Senior Manager, Heritage Preservation Services, to be prepared by a qualified heritage consultant and that is consistent with the conservation strategy set out in the HIA and provides a detailed description with supporting documentation of the methods for restoration/replacement of the foundations of the retained building elevations at 300 Bloor Street West and 487 Huron Street. 5. Before introducing the necessary Bills to City Council for enactment, City Council will require the owner to provide a revised Functional Servicing Report to the satisfaction of the Chief Engineer, Engineering and Construction Services and such report will determine, whether the municipal water, sanitary and storm sewer systems can support the proposed development and whether upgrades or improvements of the existing municipal infrastructure are required. 6. Before introducing the necessary Bills to City Council for enactment, City Council shall require the owner to enter into and to register on title an agreement with the City pursuant to Section 37 of the Planning Act, and any other necessary agreements, to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning, in consultation with the Senior Manager, Heritage Preservation Services. The community benefits to be provided by the Owner, at its expense and secured through the required Section 37 Agreement are as follows: a. the matters set forth in Recommendations 7.b.1., 7.b.2., and 7.b.3. in Item TE7.4 ; b. The following community benefits are recommended to be secured in the Section 37 Agreement; i. A financial contribution in the amount of $2,344,000.00, 50 percent of which is payable to the City prior to issuance of the Notice of Approval Conditions, and 50 percent payable prior to the issuance of the first above grade building permit for the development, with such amount to be indexed upwardly in accordance with Statistics Canada Residential Building or Non-Residential Building Construction Price Index, as the case may be, for the Toronto Census Metropolitan Area, reported by Statistics Canada in the Building Construction Price Indexes Publication 327-0058, or its successor, calculated from the date of the Section 37 Agreement to the date of payment. The funds shall be directed as follows: ii. $2,344,000.00 towards capital improvements for new or existing Toronto Community Housing and/or affordable housing in consultation with the Ward Councillor, and/or playground improvements to Huron Street Junior Public School and to allow public access for a fifteen (15) year period of time. iii. $416,000.00 of benefit value in addition to Recommendation 6.b.ii. towards providing space during the week, for the Annex Seniors Adult Services (SAS) group for accommodation within the Bloor Street United Church building subject to the following conditions: - A minimum of 200 square metres of space - Available 2 half days per week (8 hours per week total) - A minimum of a 10 year term - 50 percent discount over rental rate - Not to be assignable/transferrable to any other group without the City's consent.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council amend Zoning By-law 569-2013 for the lands at 300 Bloor Street West and 478 Huron Street substantially in accordance with the draft Zoning By-law Amendment attached as Attachment No. 5 to the June 11, 2019 report from the Director, Community Planning, Toronto and East York District. 2. City Council amend City of Toronto Zoning By-law 438-86 for the lands at 300 Bloor Street West and 478 Huron Street substantially in accordance with the draft Zoning By-law Amendment attached as Attachment No. 6 to the June 11, 2019 report from the Director, Community Planning, Toronto and East York District. . 3. City Council authorizes the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendments as may be required. 4. Before introducing the necessary Bills to City Council for enactment, City Council shall require the owner to enter into a Heritage Easement Agreement with the City to the satisfaction of the Chief Planner and Executive Director, City Planning, the City Solicitor and the Senior Manager, Heritage Preservation Services respecting 300 Bloor Street West and 478 Huron Street in accordance with the plans and drawings prepared by KPMB Architects, dated March 6, 2019, the Heritage Impact Assessment prepared by ERA Architects Inc., dated March 6, 2019, (the HIA), and a Conservation Plan satisfactory to the Senior Manager, Heritage Preservation Services, to be prepared by a qualified heritage consultant and that is consistent with the conservation strategy set out in the HIA and provides a detailed description with supporting documentation of the methods for restoration/replacement of the foundations of the retained building elevations at 300 Bloor Street West and 487 Huron Street. 5. Before introducing the necessary Bills to City Council for enactment, City Council will require the owner to provide a revised Functional Servicing Report to the satisfaction of the Chief Engineer, Engineering and Construction Services and such report will determine, whether the municipal water, sanitary and storm sewer systems can support the proposed development and whether upgrades or improvements of the existing municipal infrastructure are required. 6. Before introducing the necessary Bills to City Council for enactment, City Council shall require the owner to enter into and to register on title an agreement with the City pursuant to Section 37 of the Planning Act, and any other necessary agreements, to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning, in consultation with the Senior Manager, Heritage Preservation Services. The community benefits to be provided by the Owner, at its expense and secured through the required Section 37 Agreement are as follows: a. the matters set forth in Recommendations 7.b.1., 7.b.2., and 7.b.3. of the Report of the Senior Manager, Heritage Preservation Services, Urban Design, City Planning Division, to the Toronto Preservation Board and Toronto and East York Community Council dated May 31, 2019, "Alterations to Heritage Properties at 300 Bloor Street West and 478 Huron Street, Intention to Designate under Part IV, Section 29 of the Ontario Heritage Act and Authority to Enter into Heritage Easement Agreements at 300 Bloor Street West and 478 Huron Street."; b. The following community benefits are recommended to be secured in the Section 37 Agreement; i. A financial contribution in the amount of $2,344,000.00 payable to the City prior to issuance of the first above-grade building permit, with such amount to be indexed upwardly in accordance with Statistics Canada Residential Building or Non-Residential Building Construction Price Index, as the case may be, for the Toronto Census Metropolitan Area, reported by Statistics Canada in the Building Construction Price Indexes Publication 327-0058, or its successor, calculated from the date of the Section 37 Agreement to the date of payment. The funds shall be directed as follows: ii. $2,344,000.00 towards capital improvements for new or existing Toronto Community Housing and/or affordable housing in consultation with the Ward Councillor. iii. $416,000.00 of benefit value in addition to recommendation 6. b.ii). towards providing space during the week, for the Annex Seniors Adult Services (SAS) group for accommodation within the Bloor Street United Church building subject to the following conditions: - A minimum of 200 square metres of space - Available 2 half days per week (8 hours per week total) - A minimum of a 10 year term - 50% discount over rental rate - Not to be assignable/transferrable to any other group without the City's consent c. The following matters are also recommended to be secured in the Section 37 Agreement as a legal convenience to support development: i. the owner shall provide, at its own expense, all to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor, a minimum area of 41 square metres adjacent to the sidewalk on Bloor Street West, as a Privately-Owned Publically-Accessible Space (POPS) and 327 square metres adjacent to the sidewalk on Huron Street as a second POPS, and shall provide to the City for nominal consideration POPS easements subject to public access easements for use of both POPS by members of the general public. Such easements to be conveyed to the City prior to the earlier of the issuance of any site plan approval for the site and the issuance of any heritage permit or building permit for the site and with the specific location, configuration and design to be determined to the satisfaction of the Chief Planner and Executive Director, City Planning Division in the context of site plan approval. The owner shall, operate, maintain and repair the two POPS and install and maintain signs, at its own expense, stating that members of the public shall be entitled to use both the POPS at all times of the day and night, 365 days of the year. The owner shall have completed the construction of the two POPS prior to the earlier of any new commercial or any residential use of the site and registration of any condominium on the site; and ii. The owner shall construct and maintain the development in accordance with Tier 1 performance measures of the Toronto Green Standard, as adopted by Toronto City Council at its meeting of October 26 and 27, 2009. 7. City Council authorize the City Solicitor to request the Local Planning Appeal Tribunal to modify OPA 365 to permit a building height of 29 storeys, including a fourth floor mezzanine and mechanical penthouse, which do not constitute storeys, for a maximum building height of 104 metres.
TE7.4amended
This report recommends that City Council approve the proposed alterations for the heritage properties at 300 Bloor Street and 478 Huron Street, in accordance with Section 33 of the Ontario Heritage Act to allow for the construction of a 29-storey tower at the project site and also recommends that City Council state its intention to designate 300 Bloor Street and 478 Huron Street under Part IV, Section 29 of the Ontario Heritage Act and give authority to enter into Heritage Easement Agreement(s) for the properties. The original application, submitted December 27, 2017, proposed a 38 storey mixed-use building with 249 residential units to the north of the current siting of the tower component, but included alterations to the two heritage properties on the site. Based on a series of community consultations, six working group meetings and concerns raised by City staff, a revised application was submitted on March 11, 2019 to construct a new 29 storey tower at the site that maintains the church use at the site while introducing commercial, office and residential uses within the new podium and tower elements. Substantive portions of the heritage properties will be retained and incorporated into the new development. Pidgeon House, at 478 Huron Street, to the north of the Bloor United Church at 300 Bloor Street West, would be retained and rehabilitated for continued office use. The conservation strategy will not significantly impact the three dimensional form of the buildings as viewed from the public realm. Should the alterations to the subject property be approved, staff recommend that the property owner be required to enter into Heritage Easement Agreement(s) for the properties at 300 Bloor Street and 478 Huron Street in order to ensure the long-term protection of the heritage properties.
The Toronto and East York Community Council recommends that: 1. City Council state its intention to designate the properties at 300 Bloor Street West and 478 Huron Street under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance (Reasons for Designation) - 300 Bloor Street West (Attachment 3) and the Statement of Significance (Reasons for Designation) - 478 Huron Street (Attachment 4) attached to the report (May 31, 2019) from the Senior Manager, Heritage Preservation Services, Urban Design, City Planning. 2. If there are no objections to the designations in accordance with Section 29(6) of the Ontario Heritage Act, City Council authorize the City Solicitor to introduce the bill in Council designating the properties under Part IV, Section 29 of the Ontario Heritage Act. 3. If there are objections in accordance with Section 29(7) of the Ontario Heritage Act, City Council direct the City Clerk to refer the designation(s) to the Conservation Review Board. 4. If the designations are referred to the Conservation Review Board, City Council authorize the City Solicitor and appropriate staff to attend any hearing held by the Conservation Review Board in support of Council's decision on the designation(s) of the properties. 5. City Council authorize the entering into Heritage Easement Agreement(s) under Section 37 of the Ontario Heritage Act with the owner of 300 Bloor Street West and 478 Huron Street in a form and content satisfactory to the City Solicitor and the Chief Planner and Executive Director, City Planning. 6. City Council authorize the City Solicitor to introduce the necessary bill in Council authorizing the entering into Heritage Easement Agreement(s) for the properties at 300 Bloor Street West and 478 Huron Street. 7. City Council approve the alterations to the heritage properties at 300 Bloor Street West and 478 Huron Street in accordance with Section 33 of the Ontario Heritage Act, to allow for alterations to the heritage properties on the lands known municipally as 300 Bloor Street West and 478 Huron Street, with such alterations substantially in accordance with plans and drawings prepared by KPMB Architects, dated March 6, 2019, and on file with the Senior Manager, Heritage Preservation Services and the Heritage Impact Assessment (HIA), prepared by ERA Architects Inc., dated March 6, 2019, and on file with the Senior Manager, Heritage Preservation Services, Urban Design, City Planning, all subject to and in accordance with Conservation Plan, as referenced in Recommendation 7.b.2 below, satisfactory to the Senior Manager, Heritage Preservation Services, Urban Design, City Planning, and subject to the following additional conditions: a. That the related site specific Zoning By-law Amendment giving rise to the proposed alterations has been enacted by City Council and has come into full force and effect in a form and with content acceptable to City Council, as determined by the Chief Planner and Executive Director, City Planning, in consultation with the Senior Manager, Heritage Preservation Services, Urban Design, City Planning. b. That prior to the introduction of the bills for such Zoning By-law Amendment by City Council, the owner shall: 1. Enter into a Heritage Easement Agreement with the City for the properties at 300 Bloor Street West and 478 Huron Street substantially in accordance with plans and drawings prepared by KPMB Architects, dated March 6, 2019 and with the Heritage Impact Assessment prepared by ERA Architects Inc., dated March 6, 2019, subject to and in accordance with the approved Conservation Plan required in Recommendation 7.b.2 below, all to the satisfaction of the Senior Manager, Heritage Preservation Services, Urban Design, City Planning, including execution of such agreement to the satisfaction of the City Solicitor; 2. Provide a detailed Conservation Plan prepared by a qualified heritage consultant that is substantially in accordance with the conservation strategy set out in the Heritage Impact Assessment for 300 Bloor Street West and 478 Huron Street, prepared by ERA Architects Inc., dated March 6, 2019, to the satisfaction of the Senior Manager, Heritage Preservation Services, Urban Design, City Planning, with said Conservation Plan to include a revised design for the primary entrance at the Bloor Street West façade that is compatible and complementary with the character and attributes of the existing south façade at 300 Bloor Street West, all to the satisfaction of the Senior Manager, Heritage Preservation Services, Urban Design, City Planning; 3. Enter into and register on the properties at 300 Bloor Street West and 478 Huron Street one or more agreements with the City pursuant to Section 37 of the Planning Act, all to the satisfaction of the City Solicitor and the Senior Manager, Heritage Preservation Services, Urban Design, City Planning, with such facilities, services and matters to be set forth in the related site specific Zoning By-law Amendment giving rise to the proposed alterations, including amongst other matters, securing the final project specifications, preparation and thereafter the implementation of a Heritage Lighting Plan, a Signage Plan, an Interpretation Plan and requiring a letter of credit to secure all work included in the approved Conservation Plan and approved Interpretation Plan, including provision for upwards indexing, all to the satisfaction of the Senior Manager, Heritage Preservation Services, Urban Design, City Planning. c. That prior to final Site Plan approval, for the development contemplated for 300 Bloor Street West and 478 Huron Street, the owner shall: 1. Provide final site plan drawings substantially in accordance with the approved Conservation Plan required in Recommendation 7.b.2 above to the satisfaction of the Senior Manager, Heritage Preservation Services, Urban Design, City Planning; 2. Have obtained final approval for the necessary Zoning By-law Amendment required for the subject property, such Amendment to have come into full force and effect; 3. Provide a Heritage Lighting Plan that describes how the exterior of the heritage properties will be sensitively illuminated to enhance their heritage character to the satisfaction of the Senior Manager, Heritage Preservation Services and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Preservation Services, Urban Design, City Planning; 4. Provide an Interpretation Plan for the subject properties, to the satisfaction of the Senior Manager, Heritage Preservation Services, Urban Design, City Planning and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Preservation Services, Urban Design, City Planning; 5. Provide a detailed Landscape Plan for the subject property satisfactory to the Senior Manager, Heritage Preservation Services, Urban Design, City Planning. d. That prior to the issuance of any permit for all or any part of the properties at 300 Bloor Street West and 478 Huron Street, including a heritage permit or a building permit, but excluding permits for repairs and maintenance and usual and minor works for the existing heritage building as are acceptable to the Senior Manager, Heritage Preservation Services, Urban Design, City Planning, the owner shall: 1. Have obtained final approval for the necessary Zoning By-law Amendment required for the subject property, such Amendment to have come into full force and effect; 2. Provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Conservation Plan required in Recommendation 7.b.2 above, including a description of materials and finishes, to be prepared by the project architect and a qualified heritage consultant to the satisfaction of the Senior Manager, Heritage Preservation Services, Urban Design, City Planning; 3. Provide a Letter of Credit, including provision for upwards indexing, in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Preservation Services, Urban Design, City Planning to secure all work included in the approved Conservation Plan, and approved Interpretation Plan; 4. Provide full documentation of the existing heritage property at 300 Bloor Street West and 478 Huron street, including two (2) printed sets of archival quality 8" x 10" colour photographs with borders in a glossy or semi-gloss finish and one (1) digital set on a CD in tiff format and 600 dpi resolution keyed to a location map, elevations and measured drawings, and copies of all existing interior floor plans and original drawings as may be available, to the satisfaction of the Senior Manager, Heritage Preservation Services, Urban Design, City Planning. e. That prior to the release of the Letter of Credit required in Recommendation 7.d.3 above, the owner shall: 1. Provide a letter of substantial completion prepared and signed by a qualified heritage consultant confirming that the required conservation work and the required interpretive work has been completed in accordance with the Conservation Plan and Interpretation Plan and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Preservation Services, Urban Design, City Planning; 2. Provide replacement Heritage Easement Agreement photographs to the satisfaction of the Senior Manager, Heritage Preservation Services, Urban Design, City Planning.
Staff recommendation as filed
The Senior Manager, Heritage Preservation Services, City Planning recommends that: 1. City Council state its intention to designate the properties at 300 Bloor Street West and 478 Huron Street under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance (Reasons for Designation) - 300 Bloor Street West (Attachment 3) and the Statement of Significance (Reasons for Designation) - 478 Huron Street (Attachment 4) attached to the report (May 31, 2019) from the Senior Manager, Heritage Preservation Services, City Planning. 2. If there are no objections to the designations in accordance with Section 29(6) of the Ontario Heritage Act, City Council authorize the City Solicitor to introduce the bill in Council designating the properties under Part IV, Section 29 of the Ontario Heritage Act. 3. If there are objections in accordance with Section 29(7) of the Ontario Heritage Act, City Council direct the City Clerk to refer the designation(s) to the Conservation Review Board. 4. If the designations are referred to the Conservation Review Board, City Council authorize the City Solicitor and appropriate staff to attend any hearing held by the Conservation Review Board in support of Council's decision on the designation(s) of the properties. 5. City Council authorize the entering into Heritage Easement Agreement(s) under Section 37 of the Ontario Heritage Act with the owner of 300 Bloor Street West and 478 Huron Street in a form and content satisfactory to the City Solicitor and the Chief Planner and Executive Director, City Planning Division. 6. City Council authorize the City Solicitor to introduce the necessary bill in Council authorizing the entering into Heritage Easement Agreement(s) for the properties at 300 Bloor Street West and 478 Huron Street. 7. City Council approve the alterations to the heritage properties at 300 Bloor Street west and 478 Huron Street in accordance with Section 33 of the Ontario Heritage Act, to allow for alterations to the heritage properties on the lands known municipally as 300 Bloor Street West and 478 Huron Street, with such alterations substantially in accordance with plans and drawings prepared by KPMB Architects, dated March 6, 2019, and on file with the Senior Manager, Heritage Preservation Services and the Heritage Impact Assessment (HIA), prepared by ERA Architects Inc., dated March 6, 2019, and on file with the Senior Manager, Heritage Preservation Services, save and except the proposed glazed and metal grille design of the primary entrance to the church at the Bloor Street West façade, all subject to and in accordance with a Conservation Plan satisfactory to the Senior Manager, Heritage Preservation Services, and subject to the following additional conditions: a. That the related site specific Zoning By-law Amendment giving rise to the proposed alterations has been enacted by City Council and has come into full force and effect in a form and with content acceptable to City Council, as determined by the Chief Planner and Executive Director, City Planning, in consultation with the Senior Manager, Heritage Preservation Services. b.That prior to the introduction of the bills for such Zoning By-law Amendment by City Council, the owner shall: 1. Enter into a Heritage Easement Agreement with the City for the properties at 300 Bloor Street West and 478 Huron Street substantially in accordance with plans and drawings prepared by KPMB Architects, dated March 6, 2019 and with the Heritage Impact Assessment prepared by ERA Architects Inc., dated March 6, 2019, subject to and in accordance with the approved Conservation Plan required in Recommendation 7.b.2, all to the satisfaction of the Senior Manager, Heritage Preservation Services including execution of such agreement to the satisfaction of the City Solicitor; 2. Provide a detailed Conservation Plan prepared by a qualified heritage consultant that is substantially in accordance with the conservation strategy set out in the Heritage Impact Assessment for 300 Bloor Street West and 478 Huron Street, prepared by ERA Architects Inc., dated March 6, 2019, save and except the proposed glazed and metal grille design of the primary entrance to the church at the Bloor Street West façade, to the satisfaction of the Senior Manager, Heritage Preservation Services; with said Conservation Plan to include a revised design for the primary entrance at the Bloor Street West façade that is compatible and complementary with the character and attributes of the existing south façade at 300 Bloor Street West, all to the satisfaction of the Senior Manager, Heritage Preservation Services; 3. Enter into and register on the properties at 300 Bloor Street West and 478 Huron Street one or more agreements with the City pursuant to Section 37 of the Planning Act, all to the satisfaction of the City Solicitor and the Senior Manager, Heritage Preservation Services, with such facilities, services and matters to be set forth in the related site specific Zoning By-law Amendment giving rise to the proposed alterations, including amongst other matters, securing the final project specifications, preparation and thereafter the implementation of a Heritage Lighting Plan, a Signage Plan, an Interpretation Plan and requiring a letter of credit to secure all work included in the approved Conservation Plan and approved Interpretation Plan, including provision for upwards indexing, all to the satisfaction of the Senior Manager, Heritage Preservation Services. c. That prior to final Site Plan approval, for the development contemplated for 300 Bloor Street West and 478 Huron Street, the owner shall: 1. Provide final site plan drawings substantially in accordance with the approved Conservation Plan required in Recommendation 7.b.2 above to the satisfaction of the Senior Manager, Heritage Preservation Services; 2. Have obtained final approval for the necessary Zoning By-law Amendment required for the subject property, such Amendment to have come into full force and effect; 3. Provide a Heritage Lighting Plan that describes how the exterior of the heritage properties will be sensitively illuminated to enhance their heritage character to the satisfaction of the Senior Manager, Heritage Preservation Services and thereafter shall implement such Plan to the satisfaction of the Senior Manager Heritage Preservation Services; 4. Provide an Interpretation Plan for the subject properties, to the satisfaction of the Senior Manager, Heritage Preservation Services and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Preservation Services; 5. Provide a detailed Landscape Plan for the subject property satisfactory to the Senior Manager, Heritage Preservation Services. d. That prior to the issuance of any permit for all or any part of the properties at 300 Bloor Street West and 478 Huron Street, including a heritage permit or a building permit, but excluding permits for repairs and maintenance and usual and minor works for the existing heritage building as are acceptable to the Senior Manager, Heritage Preservation Services, the owner shall: 1. Have obtained final approval for the necessary Zoning By-law Amendment required for the subject property, such Amendment to have come into full force and effect; 2. Provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Conservation Plan required in Recommendation 7.b.2 above, including a description of materials and finishes, to be prepared by the project architect and a qualified heritage consultant to the satisfaction of the Senior Manager, Heritage Preservation Services; 3. Provide a Letter of Credit, including provision for upwards indexing, in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Preservation Services to secure all work included in the approved Conservation Plan, and approved Interpretation Plan; 4. Provide full documentation of the existing heritage property at 300 Bloor Street West and 478 Huron street, including two (2) printed sets of archival quality 8" x 10" colour photographs with borders in a glossy or semi-gloss finish and one (1) digital set on a CD in tiff format and 600 dpi resolution keyed to a location map, elevations and measured drawings, and copies of all existing interior floor plans and original drawings as may be available, to the satisfaction of the Senior Manager, Heritage Preservation Services. e. That prior to the release of the Letter of Credit required in Recommendation 7.d.3 above, City Planning Division, the owner shall: 1. Provide a letter of substantial completion prepared and signed by a qualified heritage consultant confirming that the required conservation work and the required interpretive work has been completed in accordance with the Conservation Plan and Interpretation Plan and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Preservation Services; 2. Provide replacement Heritage Easement Agreement photographs to the satisfaction of the Senior Manager, Heritage Preservation Services.
TE7.5adopted
3385 Dundas Street West - Zoning By-law Amendment Application - Final Report
This application proposes to amend former City of York Zoning By-law 1-83 and City-wide Zoning By-law 569-2013 to permit a seven-storey (21.5 metres in height excluding mechanical penthouse, and 25 metres including mechanical penthouse), mixed use building containing 131 rental apartment units and 368 m2 of non-residential floor area at 3385 Dundas Street West. The proposed development would have a Floor Space Index of approximately 3.95 times the area of the lands and would provide 127 vehicular parking spaces. The proposed development is consistent with the Provincial Policy Statement (2014) and conforms with A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2019). The proposed development represents an appropriate mixed use, mid rise development along this portion of Dundas Street West that would establish a positive precedent for redevelopment of the Avenue. The proposal complies with the Mixed Use Areas and Avenues policies of the Official Plan and generally complies with the City's Mid-Rise Building Performance Standards and Addendum. The proposal would also include a minimum of 10 affordable rental apartment units as a Section 37 benefit. This report reviews and recommends approval of the application to amend the Zoning By-laws subject to conditions before introducing the necessary Bills to City Council for enactment.
The Toronto and East York Community Council recommends that: 1. City Council amend former City of York Zoning By-law 1-83 for the lands at 3385 Dundas Street West substantially in accordance with the Draft Zoning By-law Amendment attached as Attachment 5 to the report (June 6, 2019) from the Director, Community Planning, Etobicoke York District. 2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 3385 Dundas Street West substantially in accordance with the Draft Zoning By-law Amendment attached as Attachment 6 to the report (June 6, 2019) from the Director, Community Planning, Etobicoke York District. 3. City Council authorize the City Solicitor to make such stylistic and technical changes to the Draft Zoning By-law Amendments as may be required. 4. Before introducing the necessary Bills to City Council for enactment, require the owner to enter into an Agreement pursuant to Section 37 of the Planning Act to secure the following community benefits at the owner's expense. The required Agreement shall be registered on title to the lands at 3385 Dundas Street West in a manner satisfactory to the City Solicitor and the Chief Planner and Executive Director, City Planning. a. The owner shall provide and maintain within the proposed mixed-use building on the lot at least 10 affordable rental dwelling units with a combined total gross floor area of at least 743 m2 (8,000 ft2). The affordable rental dwelling units shall be provided in contiguous groups of at least 6 dwelling units. Any changes to the above conditions shall be to the satisfaction of the Chief Planner and Executive Director, City Planning. b. The owner shall provide and maintain the 10 affordable rental dwelling units as rental dwelling units for at least 20 years, beginning with the date that each such unit is first occupied. No affordable rental dwelling unit shall be registered as a condominium or any other form of ownership such as life lease or co-ownership which provide a right to exclusive possession of a dwelling unit, and no application for conversion for non-rental housing purposes, or application to demolish any affordable rental dwelling unit can be made for at least 20 years from the date of first occupancy. When the 20 year period has expired, the owner shall continue to provide and maintain the affordable rental dwelling units as rental dwelling units, unless and until such time as the owner has applied for and obtained all approvals necessary to do otherwise. c. The owner shall provide and maintain the affordable rental dwelling units with the following unit mix and unit size requirements: i. a minimum of 10 percent of the affordable rental dwelling units shall be three-bedroom units or larger and shall have a minimum floor area of at least 90 m2 (965 ft2); and ii. a minimum of 30 percent of the affordable rental dwelling units, inclusive of the 10 percent three-bedroom units referenced above, shall be two-bedroom units or larger and shall have a minimum floor area of at least 64 m2 (685 ft2). d. The owner shall provide and maintain the affordable rental dwelling units at affordable rents for at least 15 years, beginning with the date that each such unit is first occupied. During the first 15 years of occupancy, increases to rents charged to tenants occupying any of the affordable rental dwelling units shall be in accordance with the Residential Tenancies Act and shall not exceed the Provincial rent guideline until the tenancy ends. e. Prior to first occupancy of the affordable rental dwelling units referenced above, the owner shall work with the City's Shelter Support and Housing Administration staff and make every reasonable effort to select the first tenant for each such affordable rental dwelling unit, to the satisfaction of the Chief Planner and Executive Director, City Planning and the General Manager, Shelter Support and Housing Administration. 5. Before introducing the necessary Bills to City Council for enactment, require the owner to enter into a Section 37 Agreement as a legal convenience to support development which will include the following: a. The owner shall agree to enter into a Pedestrian Clearway Easement as a NOAC and Site Plan Agreement Condition, to the satisfaction of the Executive Director, Engineering and Construction Services including the preparation of a draft Reference Plan as required. b. The owner shall agree to the construction of the Pedestrian Clearway Easement, and all the sidewalks along Dundas Street West, Durie Street and Beresford Avenue to be paid for and constructed by the owner to the satisfaction of the General Manager, Transportation Services. c. The owner shall agree to secure a car-share provider as a NOAC and Site Plan Agreement Condition to the satisfaction of the General Manager, Transportation Services. d. The owner shall agree to implement the mitigation measures required for noise abatement under the Class 1 area site criteria as detailed in the HGC Noise Feasibility Study (revised May, 2019). The final design and applicable clauses would be secured through the Site Plan review process to the satisfaction of the Chief Planner and Executive Director, City Planning. e. The owner shall agree to erect the signs requested by the Toronto Catholic District School Board and Toronto District School Board and include warning clauses as a NOAC and Site Plan Agreement Condition to the satisfaction of Toronto Catholic District School Board and Toronto District School Board staff. 6. Before introducing the necessary Bills to City Council for enactment, require the owner to submit a revised Community Facilities and Services Study to the satisfaction of the Chief Planner and Executive Director, City Planning. 7. Before introducing the necessary Bills to City Council for enactment, require the owner to submit revised plans illustrating that the minimum parking requirements of the Draft Zoning By-law Amendments are being met.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council amend former City of York Zoning By-law No. 1-83 for the lands at 3385 Dundas Street West substantially in accordance with the Draft Zoning By-law Amendment attached as Attachment No. 5 to this report. 2. City Council amend City of Toronto Zoning By-law No. 569-2013 for the lands at 3385 Dundas Street West substantially in accordance with the Draft Zoning By-law Amendment attached as Attachment No. 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. Before introducing the necessary Bills to City Council for enactment, require the owner to enter into an Agreement pursuant to Section 37 of the Planning Act to secure the following community benefits at the owner's expense. The required Agreement shall be registered on title to the lands at 3385 Dundas Street West in a manner satisfactory to the City Solicitor and the Chief Planner and Executive Director, City Planning. a. The owner shall provide and maintain within the proposed mixed-use building on the lot at least 10 affordable rental dwelling units with a combined total gross floor area of at least 743 m2 (8,000 ft2). The affordable rental dwelling units shall be provided in contiguous groups of at least 6 dwelling units. Any changes to the above conditions shall be to the satisfaction of the Chief Planner and Executive Director, City Planning. b. The owner shall provide and maintain the 10 affordable rental dwelling units as rental dwelling units for at least 20 years, beginning with the date that each such unit is first occupied. No affordable rental dwelling unit shall be registered as a condominium or any other form of ownership such as life lease or co-ownership which provide a right to exclusive possession of a dwelling unit, and no application for conversion for non-rental housing purposes, or application to demolish any affordable rental dwelling unit can be made for at least 20 years from the date of first occupancy. When the 20 year period has expired, the owner shall continue to provide and maintain the affordable rental dwelling units as rental dwelling units, unless and until such time as the owner has applied for and obtained all approvals necessary to do otherwise. c. The owner shall provide and maintain the affordable rental dwelling units with the following unit mix and unit size requirements: i. a minimum of 10% of the affordable rental dwelling units shall be three-bedroom units or larger and shall have a minimum floor area of at least 90 m2 (965 ft2); and ii. a minimum of 30% of the affordable rental dwelling units, inclusive of the 10% three-bedroom units referenced above, shall be two-bedroom units or larger and shall have a minimum floor area of at least 64 m2 (685 ft2). d. The owner shall provide and maintain the affordable rental dwelling units at affordable rents for at least 15 years, beginning with the date that each such unit is first occupied. During the first 15 years of occupancy, increases to rents charged to tenants occupying any of the affordable rental dwelling units shall be in accordance with the Residential Tenancies Act and shall not exceed the Provincial rent guideline until the tenancy ends. e. Prior to first occupancy of the affordable rental dwelling units referenced above, the owner shall work with the City's Shelter Support and Housing Administration staff and make every reasonable effort to select the first tenant for each such affordable rental dwelling unit, to the satisfaction of the Chief Planner and Executive Director, City Planning and the General Manager, Shelter Support and Housing Administration. 5. Before introducing the necessary Bills to City Council for enactment, require the owner to enter into a Section 37 Agreement as a legal convenience to support development which will include the following: a. The owner shall agree to enter into a Pedestrian Clearway Easement as a NOAC and Site Plan Agreement Condition, to the satisfaction of the Executive Director, Engineering and Construction Services including the preparation of a draft Reference Plan as required. b. The owner shall agree to the construction of the Pedestrian Clearway Easement, and all the sidewalks along Dundas Street West, Durie Street and Beresford Avenue to be paid for and constructed by the owner to the satisfaction of the General Manager of Transportation Services. c. The owner shall agree to secure a car-share provider as a NOAC and Site Plan Agreement Condition to the satisfaction of the General Manager of Transportation Services. d. The owner shall agree to implement the mitigation measures required for noise abatement under the Class 1 area site criteria as detailed in the HGC Noise Feasibility Study (revised May, 2019). The final design and applicable clauses would be secured through the Site Plan review process to the satisfaction of the Chief Planner and Executive Director, City Planning. e. The owner shall agree to erect the signs requested by the Toronto Catholic District School Board and Toronto District School Board and include warning clauses as a NOAC and Site Plan Agreement Condition to the satisfaction of Toronto Catholic District School Board and Toronto District School Board staff. 6. Before introducing the necessary Bills to City Council for enactment, require the owner to submit a revised Community Facilities and Services Study to the satisfaction of the Chief Planner and Executive Director, City Planning. 7. Before introducing the necessary Bills to City Council for enactment, require the owner to submit revised plans illustrating that the minimum parking requirements of the Draft Zoning By-law Amendments are being met.
TE7.6adopted
57-77 Wade Avenue - Zoning Amendment Application - Final Report
This application to amend the Zoning By-law proposes a 7-storey (33.2 metres, plus 5 metre mechanical penthouse) office building for the property at 57-77 Wade Avenue. The proposed development includes a total of 13,123 square metres of gross floor area, with 218 square metres of retail space at the ground level. A total of 33 vehicle parking spaces and 122 bicycle parking spaces will be provided at-grade. The site is adjacent to the Metrolinx GO Barrie line, and a rail safety report with proposed derailment mitigation measures was submitted in support of the application. A revised version of the report, dated May 2019, is currently under peer review with the City's rail safety consultant. Upon acceptance of the proposed derailment mitigation measures by the City's third-party peer reviewer, staff will be satisfied that the development is consistent with the Provincial Policy Statement (2014) and conforms with the Growth Plan for the Greater Golden Horseshoe (2019). The proposal diversifies the range of employment options in an established Employment Area, and represents appropriate intensification in an area well-served by existing and planned transit infrastructure. This report reviews and recommends approval of the application to amend the Zoning By-law, subject to the recommendations outlined in this report.
The Toronto and East York Community Council recommends that: 1. City Council amend Zoning By-law 438-86 for the lands at 57-77 Wade Avenue substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 5 to the report (June 18, 2019) from the Director, Community Planning, Toronto and East York District. 2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 57-77 Wade Avenue substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 6 to the report (June 18, 2019) from the Director, Community Planning, Toronto and East York District 3. City Council authorizes the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendment as may be required. 4. City Council require the owner to provide a cash payment-in-lieu into the Municipal Parking Fund in lieu of any parking shortfall below the provision of 47 parking spaces on-site. 5. Prior to the introduction of the necessary Bills to City Council for enactment, require the owner to complete a Third-Party Peer Review of the revised Rail Safety Report, prepared by Arup Canada Inc., dated May 1, 2019, to the satisfaction of the City's rail safety consultant, and obtain acceptance of the proposed derailment mitigation measures, to the satisfaction of the Chief Planner and Executive Director, City Planning. 6. Before introducing the necessary Bills to City Council for enactment, require the owner to enter into an Agreement pursuant to Section 37 of the Planning Act as follows: a. Prior to the issuance of the first above-grade building permit, the owner shall provide a cash contribution of $350,000 towards the provision of affordable rental housing and parks improvements within Ward 9 in the vicinity of the site, such amount to be indexed upwardly in accordance with the Statistics Canada Non-Residential Construction Price Index for Toronto for the period from the date of the execution of the Section 37 Agreement to the date of payment; b. The following matters are recommended to be secured in the Section 37 Agreement as a legal convenience to support development: i. The owner shall provide, at its own expense, 300 square metres of privately-owned, publicly-accessible open space located on the southern portion of the site (refer to the Site Plan in Attachment 7), with the design details of this privately-owned, publicly-accessible open space to be secured through the Site Plan Approval process to the satisfaction of the Chief Planner and, prior to Site Plan Approval, the owner shall grant an easement to the City, for nominal consideration and free and clear of title encumbrances, to the satisfaction of the City Solicitor, for the purpose of the general public's use of this privately-owned, publicly-accessible open space, on terms satisfactory to the Chief Planner and Executive Director, City Planning, in consultation with the City Solicitor; ii. The owner shall provide, at its own expense, a minimum 3.5 metre wide public walkway easement be located along the full extent of the south edge of the site, connecting Wade Avenue to the future Davenport Diamond Greenway Multi-Use Trail, with the design details of this walkway to be secured through the Site Plan Approval process to the satisfaction of the Chief Planner and Executive Director and, prior to Site Plan Approval, the owner shall grant an easement to the City, for nominal consideration and free and clear of title encumbrances, to the satisfaction of the City Solicitor, for the purpose of pedestrian and cycling use by the general public over this walkway, on terms satisfactory to the Chief Planner and Executive Director, City Planning, in consultation with the City Solicitor; iii. The owner shall design and construct the public realm improvements for the public walkway between Wade Avenue and the Davenport Diamond Greenway Multi-Use Trail in accordance with the Davenport Diamond Public Realm Plan; iv. Prior to the issuance of Notice of Approval Conditions for the Site Plan application, the owner shall complete a peer review of the submitted Noise and Vibration Feasibility Study by the City's peer reviewer, to the satisfaction of the Chief Planner and Executive Director, City Planning, and provide certification from the noise and vibration consultant that all recommended mitigation measures have been incorporated into the drawings submitted for Site Plan Approval; v. Prior to the issuance of Notice of Approval Conditions for the Site Plan application, the owner shall incorporate all mitigation measures from the rail safety study accepted by the City's peer reviewer into the drawings submitted for site plan approval, to the satisfaction of the Chief Planner and Executive Director, City Planning, and prior to Site Plan Approval agree that all mitigation measures be constructed and maintained by the owner at its sole cost and expense; vi. Prior to issuance of Notice of Approval Conditions for the Site Plan application, the owner shall provide a Construction Phasing Plan, to the satisfaction of the Chief Planner and Executive Director, City Planning; vii. Prior to the commencement of excavation and shoring work, the owner will submit a Construction Management Plan, to the satisfaction of the Chief Planner and Executive Director, City Planning, the General Manager, Transportation Services, and the Chief Building Official, in consultation with the Ward Councillor, and thereafter shall implement the plan during the course of construction. The Construction Management Plan will include the size and location of construction staging areas, dates of significant concrete pouring, lighting details, construction vehicle parking and queuing locations, refuse storage, site security, site supervisor contact information, a communication strategy with the surrounding community, and any other matters requested by the Chief Planner and Executive Director, City Planning, the General Manager, Transportation Services, in consultation with the Ward Councillor; and viii. Prior to Site Plan Approval, the owner shall provide a cash payment-in-lieu into the Municipal Parking Fund in lieu of any parking shortfall below the provision of 47 parking spaces on-site.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council amend Zoning By-law 438-86 for the lands at 57-77 Wade Avenue substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 5 to the report (June 18, 2019) from the Director, Community Planning, Toronto and East York District. 2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 57-77 Wade Avenue substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 6 to the report (June 18, 2019) from the Director, Community Planning, Toronto and East York District 3. City Council authorizes the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendment as may be required. 4. City Council require the owner to provide a cash payment-in-lieu into the Municipal Parking Fund in lieu of any parking shortfall below the provision of 47 parking spaces on-site. 5. Prior to the introduction of the necessary Bills to City Council for enactment, require the owner to complete a Third-Party Peer Review of the revised Rail Safety Report, prepared by Arup Canada Inc., dated May 1, 2019, to the satisfaction of the City's rail safety consultant, and obtain acceptance of the proposed derailment mitigation measures, to the satisfaction of the Chief Planner and Executive Director, City Planning Division. 6. Before introducing the necessary Bills to City Council for enactment, require the owner to enter into an Agreement pursuant to Section 37 of the Planning Act as follows: a. Prior to the issuance of the first above-grade building permit, the owner shall provide a cash contribution of $350,000 towards the provision of affordable rental housing and parks improvements within Ward 9 in the vicinity of the site, such amount to be indexed upwardly in accordance with the Statistics Canada Non-Residential Construction Price Index for Toronto for the period from the date of the execution of the Section 37 Agreement to the date of payment; b. The following matters are recommended to be secured in the Section 37 Agreement as a legal convenience to support development: i. The owner shall provide, at its own expense, 300 square metres of privately-owned, publicly-accessible open space located on the southern portion of the site (Refer to the Site Plan in Attachment 7, attached to the report, dated June 18, 2019, from the Director, Community Planning, Toronto and East York District), with the design details of this privately-owned, publicly-accessible open space to be secured through the Site Plan Approval process to the satisfaction of the Chief Planner and, prior to Site Plan Approval, the owner shall grant an easement to the City, for nominal consideration and free and clear of title encumbrances, to the satisfaction of the City Solicitor, for the purpose of the general public's use of this privately-owned, publicly-accessible open space, on terms satisfactory to the Chief Planner and Executive Director, City Planning Division, in consultation with the City Solicitor; ii. The owner shall provide, at its own expense, a minimum 3.5 metre wide public walkway easement be located along the full extent of the south edge of the site, connecting Wade Avenue to the future Davenport Diamond Greenway Multi-Use Trail, with the design details of this walkway to be secured through the Site Plan Approval process to the satisfaction of the Chief Planner and Executive Director and, prior to Site Plan Approval, the owner shall grant an easement to the City, for nominal consideration and free and clear of title encumbrances, to the satisfaction of the City Solicitor, for the purpose of pedestrian and cycling use by the general public over this walkway, on terms satisfactory to the Chief Planner and Executive Director, City Planning Division, in consultation with the City Solicitor; iii. The owner shall design and construct the public realm improvements for the public walkway between Wade Avenue and the Davenport Diamond Greenway Multi-Use Trail in accordance with the Davenport Diamond Public Realm Plan; iv. Prior to the issuance of Notice of Approval Conditions for the Site Plan application, the owner shall complete a peer review of the submitted Noise and Vibration Feasibility Study by the City's peer reviewer, to the satisfaction of the Chief Planner and Executive Director, City Planning Division, and provide certification from the noise and vibration consultant that all recommended mitigation measures have been incorporated into the drawings submitted for Site Plan Approval; v. Prior to the issuance of Notice of Approval Conditions for the Site Plan application, the owner shall incorporate all mitigation measures from the rail safety study accepted by the City's peer reviewer into the drawings submitted for site plan approval, to the satisfaction of the Chief Planner and Executive Director, City Planning Division, and prior to Site Plan Approval agree that all mitigation measures be constructed and maintained by the owner at its sole cost and expense; vi. Prior to issuance of Notice of Approval Conditions for the Site Plan application, the owner shall provide a Construction Phasing Plan, to the satisfaction of the Chief Planner and Executive Director, City Planning Division; vii. Prior to the commencement of excavation and shoring work, the owner will submit a Construction Management Plan, to the satisfaction of the Chief Planner and Executive Director, City Planning Division, the General Manager of Transportation Services, and the Chief Building Official, in consultation with the Ward Councillor, and thereafter shall implement the plan during the course of construction. The Construction Management Plan will include the size and location of construction staging areas, dates of significant concrete pouring, lighting details, construction vehicle parking and queuing locations, refuse storage, site security, site supervisor contact information, a communication strategy with the surrounding community, and any other matters requested by the Chief Planner and Executive Director, City Planning, the General Manager of Transportation Services, in consultation with the Ward Councillor; and viii. Prior to Site Plan Approval, the owner shall provide a cash payment-in-lieu into the Municipal Parking Fund in lieu of any parking shortfall below the provision of 47 parking spaces on-site.
TE7.7amended
On July 13, 2012, City Council approved Official Plan Amendment 189, and on October 8, 2013, City Council approved Zoning By-law Amendments, and Rental Housing Demolition and Conversion applications, to guide the Revitalization Plan for the Alexandra Park and Atkinson Housing Co-operative lands located generally between Queen Street West to the south, Spadina Avenue to the east, Dundas Street West to the north and Augusta Avenue to the west. Phase 1 of the Revitalization, comprising a 14-storey residential building, a 15-storey residential building, 66 townhouse units and the refurbishment of the existing apartment building at 20 Vanauley Street, is nearing completion of construction south of the newly constructed Paul Lane Gardens. Toronto Community Housing and Tridel - the development partnership for both phases of the Revitalization - are proposing a number of changes to the previously approved Revitalization Plan as it applies to Phase 2. Changes to the area noted as Phase 2A, located generally in the north west portion of the Revitalization site, were approved by City Council on July 23, 2018. Phase 2A comprises a 13-storey market building, a 14-storey social housing building and 6 replacement townhouses. The proposed changes to the balance of Phase 2 include: an increase to the size of the on-site public park space; minor changes to the block layout; relocation of the proposed community centre; changes to approved building heights and massing; the demolition and reconstruction of the apartment building at 73-75 Augusta Square; and general increases in floor area for both the market and social housing portions of the development. An application for Rental Housing Demolition and Conversion under Section 111 of the City of Toronto Act (Chapter 667 of the Municipal Code) has been submitted to permit the demolition of the 77 social housing units at 73-75 Augusta Square. All 77 existing units will be replaced in the new development and tenant relocation and assistance will be provided so that the known objective of Zero Displacement continues to be achieved. This report recommends approval of proposed amendments to the Official Plan and Zoning By-law, and the Rental Housing Demolition and Conversion Application, subject to conditions. The report also recommends approval of amendments to the Section 37 and Section 111 agreements for the site, as they apply to the area known as Phase 2.
The Toronto and East York Community Council recommends that: 1. City Council amend the Official Plan for the lands located south of Dundas Street West, east of Augusta Avenue, north of Paul Lane Gardens, and west of Cameron Street, being Phase 2 within the Alexandra Park and Atkinson Co-op Revitalization, substantially in accordance with the draft Official Plan Amendment 458 attached as Attachment 6 to the report (June 7, 2019) from the Director, Community Planning, Toronto and East York District. 2. City Council amend Zoning By-law 438-86, as amended, for the lands located south of Dundas Street West, east of Augusta Avenue, north of Paul Lane Gardens, and west of Cameron Street, being Phase 2 within the Alexandra Park and Atkinson Co-op Revitalization, substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 7 to the report (June 7, 2019) from the Acting Director, Community Planning, Toronto and East York District, amended by adding the following: Holding Provision a. Lands zoned with the "h" Holding Symbol shall not be used for any purpose other than those lawfully existing on the date of passing of this By-Law until the "h" Holding Symbol has been removed. An amending by-law to remove the "h" Holding Symbol in whole, or in part, shall be enacted by City Council when the following plans and studies have been submitted for the lands from which the "h" Holding symbol is proposed to be removed to the satisfaction of the Chief Planner and Executive Director, City Planning secured through an agreement or agreements binding on the owner and successors entered into pursuant to Sections 37, 41 or 51 of the Planning Act, or any combination thereof, as appropriate: i. submission of updated Detailed Context Plans, to the satisfaction of the Chief Planner and Executive Director, City Planning; ii. submission of updates to the Construction Mitigation and Safety Plan, and Tenant Communication Strategy, to the satisfaction of the Chief Planner and Executive Director, City Planning; iii. provision of a Tenant Relocation and Assistance Plan, and periodic updates to the Plan, being satisfactory to the General Manager, Shelter, Support and Housing Administration and the Chief Planner and Executive Director, City Planning; iv. execution of a subdivision agreement satisfactory to the Chief Planner and Executive Director, City Planning pursuant to Section 51 of the Planning Act; v. periodic Housing Issues report updates relating to each phase of revitalization demonstrating adequate progress in the replacement and/or refurbishment of social housing units to the satisfaction of the Chief Planner and Executive Director, City Planning; vi. submission of a satisfactory Community Service and Facility Implementation Plan, which will include a financial strategy to finance any determined required community service or facility to the satisfaction of the Chief Planner and Executive Director, City Planning; and vii. confirmation of funding or financing of transportation infrastructure, servicing infrastructure, parks, and/or community facilities required to support development to the satisfaction of the Executive Director, Corporate Finance. b. Prior to the removal of the "h" Holding Symbol, shoring and demolition is permitted within the Alexandra Park and Atkinson Co-op Area. 3. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment and Draft Zoning By-law Amendment, noted in Recommendations 1 and 2 above, as may be required. 4. Before introducing the necessary Bills contemplated in Recommendations 1 and 2 above to City Council for enactment, City Council require the owner(s) to enter into appropriate Agreement(s) pursuant to Section 37 of the Planning Act amending the original Section 37 Agreement (Instrument Number AT 3518413) satisfactory to the City Solicitor, together with satisfactory provisions in the amending By-laws, to secure the following, at the owner's expense, in connection with 571 Dundas Street West, 91 Augusta Avenue and 73-75 Augusta Square, all to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor, with such agreement to be registered to the satisfaction of the City Solicitor prior to the bills coming into force: a. The following additional community benefits are recommended to be secured in the Section 37 Agreement: i. A financial contribution of $2,000,000.00 indexed upwardly in accordance with the Statistics Canada Non-Residential Construction Price Index for Toronto for the period from the date of the execution of the Section 37 Agreement to the date of payment, towards the construction and finishing of the replacement community centre location on Block 10 to the satisfaction of the Chief Planner and Executive Director of City Planning, in consultation with the Ward Councillor. ii. In the event the financial contribution referred to in recommendation 4.a.i has not been used for the intended purpose within eight (8) years of this By-law coming into full force and effect, the financial contribution may be redirected for another purpose, at the discretion of the Chief Planner and Executive Director of City Planning, in consultation with the Ward Councillor, provided that the purpose(s) is/are identified in the Toronto Official Plan and will benefit the community in the vicinity of the site. b. The following changes are recommended to the Section 37 Agreement: i. All refurbishment work to retained social housing buildings in Phase 2 will be completed prior to the earlier of, the first residential occupancy of, or the registration of the Draft Plan of Condominium for, the final market building to be constructed within Phase 2; ii. Prior to the issuance of any above grade permit for a building on a Block in Phase 2, the owner will submit an updated wind study. The owner will design and construct any measures that may be required to mitigate the negative impact of any wind conditions; iii. Amend Sections 8.1 and 8.2 to provide for the construction of a new community facility, with a minimum size of 2,000 square metres, to be owned by Toronto Community Housing Corporation and operated by Atkinson Housing Co-op and Alexandra Park Residents Association and located within a new Toronto Community Housing building to be constructed on Block 10 to the satisfaction of the Chief Planner and Executive Director, City Planning, Director, Affordable Housing Office, Director, Toronto Community Housing, General Manager, Parks, Forestry and Recreation and in consultation with the Ward Councillor. The new facility will: A. Have a minimum gross floor area of 2,000 square metres; B. Be valued at a minimum of $9,000,000.00, including all construction, finishing, fixtures, HVAC systems and equipment to the satisfaction of the Director, Real Estate Services, City of Toronto, of which $5,000,000.00 was required by the original Section 37 Agreement, $2,000,000.00 will be redirected from the overall value of the Public Art Contribution required by the original Section 37 Agreement towards the financing the construction of the community facility, including the outfitting of art studio space accessible to the community, and $2,000,000.00 will be an additional contribution by the owner. C. Be constructed to a commercial standard, ready for occupancy for the intended use, containing all finishing, fixtures and equipment necessary to implement programming of the facility, including HVAC systems; D. Include the construction of two new basketball courts within or adjacent to the facility, one of which may be constructed on Block 11; and, E. Be completed in accordance with the requirements of the Section 37 agreement, prior to the issuance of a demolition permit for the existing community centre at 105 Grange Court. iv. Amend Sections 3.3, 4.2, and 4.4 of the Section 37 Agreement to include the 77 units at 73-75 Augusta Square to be demolished and replaced, so that a total of not less than 410 replacement social housing units, comprising 183 townhouse units and 227 apartment units, all of which are rental housing units and shall have rents geared-to-income, are to be provided and maintained for a period of at least 25 years; v. Amend Section 3.6 of the Section 37 Agreement to clarify the required parkland dedication area. vi. Amend the table in Section 4.11 of the Section 37 Agreement to include the 34 one-bedroom apartment units and the 43 two-bedroom apartment units at 73-75 Augusta Square to be demolished and replaced, so that a total of not less than 410 replacement social housing units, comprising 183 townhouse units and 227 apartment units, are to be provided and maintained; vii. Amend Sections 7.1, 7.3, 7.5, of the Section 37 Agreement to remove references to 73-75 Augusta Square. viii. Amend Sections 8.3 of the Section 37 Agreement to allow part or all of the required Local Enterprise Space to be constructed on Block 10, subject to appropriate conditions including regarding timing of completion. ix. Amend Section 13 of the Section 37 Agreement as necessary to permit the allocation of up to $2,000,000.00 to the community facility noted in 4.b.iii above. x. Amend Section 37 to delete Section 10.3. and replace with the following: "The owner shall provide detailed floor plans for the replacement social housing units and associated common amenity areas for the social housing units to be demolished in the applicable Site Plan Control application area, the replacement of which may be part of a concurrent or prior phase of redevelopment, to the satisfaction of the Chief Planner and Executive Director, City Planning" c. The following additional matters of convenience are recommended to be secured in the Section 37 Agreement as a legal convenience to support development: i. Prior to the issuance of an above grade permit for development on Sites 4, 6, 8, 9 and 17 the owner will submit an updated wind study and incorporate into the building design and site plan any wind mitigation measures. 5. City Council require the owner(s) to enter into appropriate Agreement(s) pursuant to Section 111 of the City of Toronto Act amending the existing Section 111 Agreement (Instrument Number AT3518416) to address the items in Recommendation 4 above, as required, satisfactory to the City Solicitor and the Chief Planner and Executive Director, City Planning. 6. City Council authorize the appropriate City officials to take such actions as are necessary to implement City Council's decision, including execution of the necessary Section 37 Agreement(s) amending the existing Section 37 Agreement and Section 111 Agreement amending the existing Section 111 Agreement. 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 (PFR). 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, PFR, 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 approve the application for a Rental Housing Demolition permit in accordance with Municipal Code Chapter 667 to allow the demolition of 77 existing social housing apartment units at 73-75 Augusta Square subject to the following conditions: a. The owner shall provide and maintain not less than four hundred and ten (410) replacement social housing units on the 71 Dundas Street West, 21, 21a, 23, 23a, 91 Augusta Avenue, 73-75 Augusta Square, and 20 Vanauley Street lands for a period of at least 25 years, all of which will have rents-geared-to-income, comprising the following: Replacement Social Housing Units Unit Type by Number of Bedrooms Total 1 Bedroom Apartments 48 2 Bedroom Apartments 99 3 Bedroom Apartments 80 3 Bedroom Townhouse 79 4 Bedroom Townhouse 77 5 Bedroom Townhouse 27 Total 410 b. The owner shall provide tenant relocation assistance to each eligible tenant, including the right for eligible tenants to return to a replacement social housing unit to the satisfaction of the Chief Planner and Executive Director, City Planning and as further detailed in the draft Zoning By-law Amendment attached as Attachment 7 to the report dated June 7, 2019 from the Director, Community Planning, Toronto and East York District; c. The owner shall provide detailed floor plans for the replacement social housing units and associated common amenity areas for the social housing units to be demolished in the applicable Site Plan Control application area, the replacement of which may be part of a concurrent or prior phase of redevelopment, to the satisfaction of the Chief Planner and Executive Director, City Planning; and, d. The owner shall to enter into appropriate Agreement(s) pursuant to Section 111 of the City of Toronto Act amending the existing Section 111 Agreement (Instrument Number AT3518416) to secure the conditions outlined in a., b., and c. above and as detailed in the draft Zoning By-law Amendment attached as Attachment 7 to the report dated June 7, 2019 from the Director, Community Planning, Toronto and East York District. 9. City Council authorize the Chief Planner and Executive Director, City Planning to issue a preliminary approval for the application under Municipal Code Chapter 667 for the demolition of the 77 existing social housing units at 73-75 Augusta Square after all of the following have occurred: a. Satisfaction or securing of the conditions in Recommendations 4 and 8 above; b. The Zoning By-law Amendment referred to in Recommendation 2 above has come into full force and effect; 10. City Council authorize the Chief Building Official to issue a Rental Housing Demolition permit under Municipal Code Chapter 667 after the Chief Planner and Executive Director, City Planning has issued the preliminary approval referred to in Recommendation 9 above for the demolition of the 77 existing social housing units at 73-75 Augusta. 11. City Council authorize the Chief Building Official to issue a permit under Section 33 of the Planning Act for the demolition of 77 existing social housing units at 73-75 Augusta no earlier than the issuance of the first Building Permit for Phase 2 of the development and after the Chief Planner and Executive Director, City Planning has given the preliminary approval referred to in Recommendations 9 and 10 above, which permit may be included in the demolition permit under Chapter 667 and under 363-11.1, of the Municipal Code, on the condition that: a. The owner erect a residential building on site no later than four (4) years from the day demolition of the buildings is commenced; and, b. Should the owner fail to complete the new building within the time specified in Recommendation 11.a. 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 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. 12. Before introducing the necessary Bills contemplated in Recommendations 1 and 2 above to City Council for enactment, City Council require the owner(s) to submit: a. revised Functional Servicing, Geotechnical and Stormwater Management Reports, to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council amend the Official Plan for the lands located south of Dundas Street West, east of Augusta Avenue, north of Paul Lane Gardens, and west of Cameron Street, being Phase 2 within the Alexandra Park and Atkinson Co-op Revitalization, substantially in accordance with the draft Official Plan Amendment 458 attached as Attachment 6 to the report (June 7, 2019) from the Director, Community Planning, Toronto and East York District. 2. City Council amend Zoning By-law 438-86, as amended, for the lands located south of Dundas Street West, east of Augusta Avenue, north of Paul Lane Gardens, and west of Cameron Street, being Phase 2 within the Alexandra Park and Atkinson Co-op Revitalization, substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 7 to the report (June 7, 2019) from the Acting Director, Community Planning, Toronto and East York District. 3. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment and Draft Zoning By-law Amendment, noted in Recommendations 1 and 2 above, as may be required. 4. Before introducing the necessary Bills contemplated in Recommendations 1 and 2 above to City Council for enactment, City Council require the owner(s) to enter into appropriate Agreement(s) pursuant to Section 37 of the Planning Act amending the original Section 37 Agreement (Instrument Number AT 3518413) satisfactory to the City Solicitor, together with satisfactory provisions in the amending By-laws, to secure the following, at the owner's expense, in connection with 571 Dundas Street West, 91 Augusta Avenue and 73-75 Augusta Square, all to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor, with such agreement to be registered to the satisfaction of the City Solicitor prior to the bills coming into force: a. The following additional community benefits are recommended to be secured in the Section 37 Agreement: i. A financial contribution of $2,000,000.00 indexed upwardly in accordance with the Statistics Canada Non-Residential Construction Price Index for Toronto for the period from the date of the execution of the Section 37 Agreement to the date of payment, towards the construction and finishing of the replacement community centre location on Block 10 to the satisfaction of the Chief Planner and Executive Director of City Planning, in consultation with the Ward Councillor. ii. In the event the financial contribution referred to in recommendation 4.a.i has not been used for the intended purpose within eight (8) years of this By-law coming into full force and effect, the financial contribution may be redirected for another purpose, at the discretion of the Chief Planner and Executive Director of City Planning, in consultation with the Ward Councillor, provided that the purpose(s) is/are identified in the Toronto Official Plan and will benefit the community in the vicinity of the site. b. The following changes are recommended to the Section 37 Agreement: i. All refurbishment work to retained social housing buildings in Phase 2 will be completed prior to the earlier of, the first residential occupancy of, or the registration of the Draft Plan of Condominium for, the final market building to be constructed within Phase 2; ii. Prior to the issuance of any above grade permit for a building on a Block in Phase 2, the owner will submit an updated wind study. The owner will design and construct any measures that may be required to mitigate the negative impact of any wind conditions; iii. Amend Sections 8.1 and 8.2 to provide for the construction of a new 2,000 square meter community facility to be owned by Toronto Community Housing Corporation and operated by Atkinson Housing Co-op and Alexandra Park Residents Association and located within a new Toronto Community Housing building to be constructed on Block 10 to the satisfaction of the Chief Planner and Executive Director, City Planning, Director, Affordable Housing Office, Director, Toronto Community Housing, General Manager, Parks, Forestry and Recreation and in consultation with the Ward Councillor. The new facility will: A. Have a minimum gross floor area of 2,000 square metres; B. Be valued at a minimum of $9,000,000.00, including all construction, finishing, fixtures, HVAC systems and equipment to the satisfaction of the Director of Real Estate Services, City of Toronto, of which $5,000,000.00 was required by the original Section 37 Agreement, $2,000,000.00 will be redirected from the overall value of the Public Art Contribution required by the original Section 37 Agreement towards the financing the construction of the community facility, including the outfitting of art studio space accessible to the community, and $2,000,000.00 will be an additional contribution by the owner. C. Be constructed to a commercial standard, ready for occupancy for the intended use, containing all finishing, fixtures and equipment necessary to implement programming of the facility, including HVAC systems; D. Include the construction of two new basketball courts within or adjacent to the facility, one of which may be constructed on Block 11; and, E. Be completed in accordance with the requirements of the Section 37 agreement, prior to the issuance of a demolition permit for the existing community centre at 105 Grange Court. iv. Amend Sections 3.3, 4.2, and 4.4 of the Section 37 Agreement to include the 77 units at 73-75 Augusta Square to be demolished and replaced, so that a total of not less than 410 replacement social housing units, comprising 183 townhouse units and 227 apartment units, all of which are rental housing units and shall have rents geared-to-income, are to be provided and maintained for a period of at least 25 years; v. Amend Section 3.6 of the Section 37 Agreement to clarify the required parkland dedication area. vi. Amend the table in Section 4.11 of the Section 37 Agreement to include the 34 one-bedroom apartment units and the 43 two-bedroom apartment units at 73-75 Augusta Square to be demolished and replaced, so that a total of not less than 410 replacement social housing units, comprising 183 townhouse units and 227 apartment units, are to be provided and maintained; vii. Amend Sections 7.1, 7.3, 7.5, of the Section 37 Agreement to remove references to 73-75 Augusta Square. viii. Amend Sections 8.3 of the Section 37 Agreement to allow part or all of the required Local Enterprise Space to be constructed on Block 10, subject to appropriate conditions including regarding timing of completion. ix. Amend Section 13 of the Section 37 Agreement as necessary to permit the allocation of up to $2,000,000.00 to the community facility noted in 4.b.iii above. c. The following additional matters of convenience are recommended to be secured in the Section 37 Agreement as a legal convenience to support development: i. Prior to the issuance of an above grade permit for development on Sites 4, 6, 8, 9 and 17 the owner will submit an updated wind study and incorporate into the building design and site plan any wind mitigation measures. 5. City Council require the owner(s) to enter into appropriate Agreement(s) pursuant to Section 111 of the City of Toronto Act amending the existing Section 111 Agreement (Instrument Number AT3518416) to address the items in Recommendation 4 above, as required, satisfactory to the City Solicitor and the Chief Planner and Executive Director, City Planning. 6. City Council authorize the appropriate City officials to take such actions as are necessary to implement City Council's decision, including execution of the necessary Section 37 Agreement(s) amending the existing Section 37 Agreement and Section 111 Agreement amending the existing Section 111 Agreement. 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 (PFR). 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, PFR, 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 approve the application for a Rental Housing Demolition permit in accordance with Municipal Code Chapter 667 to allow the demolition of 77 existing social housing apartment units at 73-75 Augusta Square subject to the following conditions: a. The owner shall provide and maintain not less than four hundred and ten (410) replacement social housing units on the 71 Dundas Street West, 21, 21a, 23, 23a, 91 Augusta Avenue, 73-75 Augusta Square, and 20 Vanauley Street lands for a period of at least 25 years, all of which will have rents-geared-to-income, comprising the following: Replacement Social Housing Units Unit Type by Number of Bedrooms Total 1 Bedroom Apartments 48 2 Bedroom Apartments 99 3 Bedroom Apartments 80 3 Bedroom Townhouse 79 4 Bedroom Townhouse 77 5 Bedroom Townhouse 27 Total 410 b. The owner shall provide tenant relocation assistance to each eligible tenant, including the right for eligible tenants to return to a replacement social housing unit to the satisfaction of the Chief Planner and Executive Director, City Planning and as further detailed in the draft Zoning By-law Amendment attached as Attachment 7 to the report dated June 7, 2019 from the Director, Community Planning, Toronto and East York District; c. The owner shall provide detailed floor plans for the replacement social housing units and associated common amenity areas for the social housing units to be demolished in the applicable Site Plan Control application area, the replacement of which may be part of a concurrent or prior phase of redevelopment, to the satisfaction of the Chief Planner and Executive Director, City Planning; and, d. The owner shall to enter into appropriate Agreement(s) pursuant to Section 111 of the City of Toronto Act amending the existing Section 111 Agreement (Instrument Number AT3518416) to secure the conditions outlined in a., b., and c. above and as detailed in the draft Zoning By-law Amendment attached as Attachment 7 to the report dated June 7, 2019 from the Director, Community Planning, Toronto and East York District; 9. City Council authorize the Chief Planner and Executive Director, City Planning to issue a preliminary approval for the application under Municipal Code Chapter 667 for the demolition of the 77 existing social housing units at 73-75 Augusta Square after all of the following have occurred: a. Satisfaction or securing of the conditions in Recommendations 4 and 8 above; b. The Zoning By-law Amendment referred to in Recommendation 2 has come into full force and effect; 10. City Council authorize the Chief Building Official to issue a Rental Housing Demolition permit under Municipal Code Chapter 667 after the Chief Planner and Executive Director, City Planning has issued the preliminary approval referred to in Recommendation 9 for the demolition of the 77 existing social housing units at 73-75 Augusta. 11. City Council authorize the Chief Building Official to issue a permit under Section 33 of the Planning Act for the demolition of 77 existing social housing units at 73-75 Augusta no earlier than the issuance of the first Building Permit for Phase 2 of the development and after the Chief Planner and Executive Director, City Planning has given the preliminary approval referred to in Recommendation 9 and 10, which permit may be included in the demolition permit under Chapter 667 and under 363-11.1, of the Municipal Code, on the condition that: a. The owner erect a residential building on site no later than four (4) years from the day demolition of the buildings is commenced; and, b. Should the owner fail to complete the new building within the time specified in Condition a) 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 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. 12. Before introducing the necessary Bills contemplated in Recommendations 1 and 2 above to City Council for enactment, City Council require the owner(s) to submit: a. revised Functional Servicing, Geotechnical and Stormwater Management Reports, to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services.
TE7.8adopted
30 Bay Street and 60 Harbour Street - Zoning Amendment - Final Report
This application proposes to permit the construction of a 60-storey (281 metre high) office development including an 8 storey podium and 4 levels of underground parking at 30 Bay Street and 60 Harbour Street. The existing heritage building on the property, The Toronto Harbour Commission Building, will be preserved in its entirety and will be connected to the development by a glass atrium at the north side of the building. The tower portion of the proposed office building will cantilever over a small portion of the heritage building at a height of 52 metres. The proposed development is consistent with the Provincial Policy Statement (2014) and conforms with the A Place to Growth Plan (2019). This report reviews and recommends approval of the application to amend the Zoning By-law. The proposal is consistent with the relevant policies of the Official Plan. The proposal represents a new Leed Gold office building within the extension of the Financial District to Southcore that is accessible to public transit, improves the public realm and provides for an extension to the PATH system.
The Toronto and East York Community Council recommends that: 1. City Council amend Zoning By-law 438-86 for the lands at 30 Bay Street and 60 Harbour Street substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 4 to the report (June 18, 2019) from the Director, Community Planning, Toronto and East York District. 2. City Council authorizes the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendment as may be required. 3. Before introducing the necessary Bills to City Council for enactment, require the owner to: a. Provide a detailed Conservation Plan prepared by a qualified heritage consultant that is substantially in accordance with the conservation strategy set out in the Heritage Impact Assessment for 30 Bay Street prepared by GBCA Architects dated March 29, 2019, to the satisfaction of the Senior Manager, Heritage Preservation Services; b. Register an amending Heritage Easement Agreement to update the permitted alterations, Reasons for Identification and Schedule "B" photographs on the existing Heritage Easement Agreement registered on title to the property at 30 Bay Street (formerly known as 60 Harbour Street) as Instrument No. CT918882 on December 15, 1987; and c. Enter into and register on the property at 30 Bay Street one or more agreements with the City pursuant to Section 37 of the Planning Act, all to the satisfaction of the City Solicitor and the Senior Manager, Heritage Preservation Services, with such facilities, services and matters to be set forth in the related site specific Zoning By-law Amendment giving rise to the proposed alterations, including amongst other matters, securing the preparation and thereafter the implementation of a Heritage Lighting Plan, a Signage Plan, an Interpretation Plan and requiring a Letter of Credit to secure all work included in the approved Conservation Plan and approved Interpretation Plan, including provision for upwards indexing, all to the satisfaction of the Senior Manager, Heritage Preservation Services. 4. Before introducing the necessary Bills to City Council for enactment, require the owner to enter into an Agreement pursuant to Section 37 of the Planning Act as follows: a. A cash contribution of $850,000.00, prior to the issuance of the above-grade building permit, to be used towards the provision of affordable housing in Ward 10; b. A cash contribution of $850,000.00, prior to the issuance of the above-grade building permit, to be used towards capital repairs to existing Toronto Community Housing buildings in Ward 10; c. A cash contribution of $6,800,000.00, prior to the issuance of the above-grade building permit, for: i. Community Services and Facilities within Ward 10, which may include the Jack Layton Ferry Terminal; and/or ii. Local parkland improvements and/or public realm improvements in Ward 10, which may include improvements to the City owned lands north of 30 Bay Street and Lake Shore Boulevard West pedestrian improvements and/or PATH improvements along the Bay Street corridor; and d. Provide a public art contribution in accordance with the City of Toronto's Percent for Public Art Program. 5. The payment amounts referred to in Recommendation 4 above herein to be increased upwards by indexing in accordance with the Non-residential Construction Price Index for the Toronto CMA, reported by Statistics Canada or its successor, calculated from the date of the Section 37 Agreement to the date the payment is made to the City; 6. In the event the cash contributions referred to in Recommendation 4 above has not been used for the intended purposes within three (3) years of the By-laws coming into full force and effect, the cash contribution may be redirected for another purpose, at the discretion of the Chief Planner and Executive Director, City Planning, in consultation with the Ward Councillor, provided that the purpose is identified in the Toronto Official Plan and will benefit the community in Ward 10. 7. The following matters are also recommended to be secured in the Section 37 Agreement as a legal convenience to support development: a. The owner shall provide, at its own expense, an approximate area of 208 m2 of privately-owned publicly-accessible space (POPS) and grant access easements to the City for the purpose of access to and use of the POPS for members of the public. This POPS area is to be located fronting Harbour Street. The POPS easements are to be conveyed to the City for nominal consideration and are to be free and clear of all physical and title encumbrances, other than those acceptable to the City Solicitor. The owner shall own, operate, maintain and repair the POPS; b. The owner shall be required to pay all costs associated with the proposed boulevard extension (road narrowing) along the Bay Street frontage of the property between Lake Shore Boulevard West and Harbour Street, including all public realm improvements; c. The owner shall be responsible for the design, construction, provision and maintenance of above grade PATH connections to the subject property and through the proposed development, including the conveyance at nominal costs to the City of easement(s) for use by the general public; d. The owner shall provide art on construction hoarding, in accordance with the City's START (Street Art Toronto) program; and e. The owner shall construct and maintain the development in accordance with Tier 1 performance measures of the Toronto Green Standard, as adopted by Toronto City Council at its meeting held on October 26 and 27, 2009 through the adoption of item PG32.3 of the Planning and Growth Committee, and as updated by Toronto City Council at its meeting held on December 5, 6 and 7, 2017 through the adoption of item PG23.9 of the Planning and Growth Committee, and as may be further amended by City Council from time to time. f. Prior to the commencement of any excavation and shoring work, the owner will submit a Construction Management and Community Communication Plan to the satisfaction of the Chief Planner and Executive Director, City Planning, the General Manager, Transportation Services, in consultation with the Ward Councillor, and thereafter shall implement the plan during the course of construction. The Construction Management and Community Communication Plan will include, but not be limited to, the size and location of construction staging areas, location and function of gates, information on concrete pouring, lighting details, construction vehicle parking and queuing locations, alternate parking arrangements for existing residents for the duration of any affected parking spaces used by existing residents, refuse storage, site security, site supervisor contact information, a communication strategy with the surrounding community and existing tenants, and any other matters requested by the Chief Planner and Executive Director, City Planning, or the General Manager, Transportation Services, in consultation with the Ward Councillor.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council amend Zoning By-law 438-86 for the lands at 30 Bay Street and 60 Harbour Street substantially in accordance with the draft Zoning By-law Amendment attached as Attachment No. 4 to the June 18, 2019 report from the Director, Community Planning, Toronto and East York District. 2. City Council authorizes the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendment as may be required. 3. Before introducing the necessary Bills to City Council for enactment, require the owner to: a. Provide a detailed Conservation Plan prepared by a qualified heritage consultant that is substantially in accordance with the conservation strategy set out in the Heritage Impact Assessment for 30 Bay Street prepared by GBCA Architects dated March 29, 2019, to the satisfaction of the Senior Manager, Heritage Preservation Services; b. Register an amending Heritage Easement Agreement to update the permitted alterations, Reasons for Identification and Schedule "B" photographs on the existing Heritage Easement Agreement registered on title to the property at 30 Bay Street (formerly known as 60 Harbour Street) as Instrument No. CT918882 on December 15, 1987; and c. Enter into and register on the property at 30 Bay Street one or more agreements with the City pursuant to Section 37 of the Planning Act, all to the satisfaction of the City Solicitor and the Senior Manager, Heritage Preservation Services, with such facilities, services and matters to be set forth in the related site specific Zoning By-law Amendment giving rise to the proposed alterations, including amongst other matters, securing the preparation and thereafter the implementation of a Heritage Lighting Plan, a Signage Plan, an Interpretation Plan and requiring a Letter of Credit to secure all work included in the approved Conservation Plan and approved Interpretation Plan, including provision for upwards indexing, all to the satisfaction of the Senior Manager, Heritage Preservation Services. 4. Before introducing the necessary Bills to City Council for enactment, require the owner to enter into an Agreement pursuant to Section 37 of the Planning Act as follows: a. A cash contribution of $850,000.00, prior to the issuance of the above-grade building permit, to be used towards the provision of affordable housing in Ward 10; b. A cash contribution of $850,000.00, prior to the issuance of the above-grade building permit, to be used towards capital repairs to existing Toronto Community Housing buildings in Ward 10; c. A cash contribution of $6,800,000.00, prior to the issuance of the above-grade building permit, for: i. Community Services and Facilities within Ward 10, which may include the Jack Layton Ferry Terminal; and/or ii. Local parkland improvements and/or public realm improvements in Ward 10, which may include improvements to the City owned lands north of 30 Bay Street and Lake Shore Boulevard West pedestrian improvements and/or PATH improvements along the Bay Street corridor; and d. Provide a public art contribution in accordance with the City of Toronto's Percent for Public Art Program. 5. The payment amounts referred to in Recommendation 4. herein to be increased upwards by indexing in accordance with the Non-residential Construction Price Index for the Toronto CMA, reported by Statistics Canada or its successor, calculated from the date of the Section 37 Agreement to the date the payment is made to the City; 6. In the event the cash contributions referred to in Recommendation 4. has not been used for the intended purposes within three (3) years of the By-laws coming into full force and effect, the cash contribution may be redirected for another purpose, at the discretion of the Chief Planner and Executive Director, City Planning Division, in consultation with the Ward Councillor, provided that the purpose is identified in the Toronto Official Plan and will benefit the community in Ward 10; and 7. The following matters are also recommended to be secured in the Section 37 Agreement as a legal convenience to support development: a. The owner shall provide, at its own expense, an approximate area of 208 m2 of privately-owned publicly-accessible space (POPS) and grant access easements to the City for the purpose of access to and use of the POPS for members of the public. This POPS area is to be located fronting Harbour Street. The POPS easements are to be conveyed to the City for nominal consideration and are to be free and clear of all physical and title encumbrances, other than those acceptable to the City Solicitor. The owner shall own, operate, maintain and repair the POPS; b. The owner shall be required to pay all costs associated with the proposed boulevard extension (road narrowing) along the Bay Street frontage of the property between Lake Shore Boulevard West and Harbour Street, including all public realm improvements; c. The owner shall be responsible for the design, construction, provision and maintenance of above grade PATH connections to the subject property and through the proposed development, including the conveyance at nominal costs to the City of easement(s) for use by the general public; d. The owner shall provide art on construction hoarding, in accordance with the City's START (Street Art Toronto) program; and e. The owner shall construct and maintain the development in accordance with Tier 1 performance measures of the Toronto Green Standard, as adopted by Toronto City Council at its meeting held on October 26 and 27, 2009 through the adoption of item PG32.3 of the Planning and Growth Committee, and as updated by Toronto City Council at its meeting held on December 5, 6 and 7, 2017 through the adoption of item PG23.9 of the Planning and Growth Committee, and as may be further amended by City Council from time to time. f. Prior to the commencement of any excavation and shoring work, the owner will submit a Construction Management and Community Communication Plan to the satisfaction of the Chief Planner and Executive Director, City Planning Division, the General Manager of Transportation Services, in consultation with the Ward Councillor, and thereafter shall implement the plan during the course of construction. The Construction Management and Community Communication Plan will include, but not be limited to, the size and location of construction staging areas, location and function of gates, information on concrete pouring, lighting details, construction vehicle parking and queuing locations, alternate parking arrangements for existing residents for the duration of any affected parking spaces used by existing residents, refuse storage, site security, site supervisor contact information, a communication strategy with the surrounding community and existing tenants, and any other matters requested by the Chief Planner and Executive Director, City Planning, or the General Manager of Transportation Services, in consultation with the Ward Councillor.
TE7.9adopted
This report recommends that City Council approve the alterations to the designated heritage property at 30 Bay Street in connection with an application to amend the Zoning By-law by constructing a 60-storey mixed-use office building and to amend the existing Heritage Easement Agreement. The proposed development conserves the heritage building in its entirety and in situ.
The Toronto and East York Community Council recommends that: 1. City Council approve the alterations to the designated heritage property at 30 Bay Street (formerly known as 60 Harbour Street) in accordance with Section 42 of the Ontario Heritage Act, with such alterations substantially in accordance with plans and drawings dated March 15, 2019, prepared by Adamson Associates Architects, on file with the Senior Manager, Heritage Preservation Services; and the Heritage Impact Assessment (HIA), prepared by GBCA Architects dated March 29, 2019, on file with the Senior Manager, Heritage Preservation Services, all subject to and in accordance with a Conservation Plan satisfactory to the Senior Manager, Heritage Preservation Services and subject to the following additional conditions: a. That prior to the introduction of the bills for such Zoning By-law Amendment by City Council, the owner shall: 1. Provide a detailed Conservation Plan prepared by a qualified heritage consultant that is substantially in accordance with the conservation strategy set out in the Heritage Impact Assessment for 30 Bay Street prepared by GBCA Architects dated March 29, 2019, to the satisfaction of the Senior Manager, Heritage Preservation Services; 2. Register an amending Heritage Easement Agreement to update the permitted alterations, Reasons for Identification and Schedule "B" photographs on the existing Heritage Easement Agreement registered on title to the property at 30 Bay Street (formerly known as 60 Harbour Street) as Instrument No. CT918882 on December 15, 1987; 3. Enter into and register on the property at 30 Bay Street one or more agreements with the City pursuant to Section 37 of the Planning Act, all to the satisfaction of the City Solicitor and the Senior Manager, Heritage Preservation Services, with such facilities, services and matters to be set forth in the related site specific Zoning By-law Amendment giving rise to the proposed alterations, including amongst other matters, securing the preparation and thereafter the implementation of a Heritage Lighting Plan, a Signage Plan, an Interpretation Plan and requiring a Letter of Credit to secure all work included in the approved Conservation Plan and approved Interpretation Plan, including provision for upwards indexing, all to the satisfaction of the Senior Manager, Heritage Preservation Services; b. That Prior to Final Site Plan approval in connection with the Zoning By-law Amendment for the property at 60 Harbour Street the owner shall: 1. Provide final site plan drawings including drawings related to the approved Conservation Plan required in Recommendation 1.a.1 above and landscape drawings, to the satisfaction of the Senior Manager, Heritage Preservation Services. 2. Provide an Interpretation Plan for the subject property to the satisfaction of the Senior Manager, Heritage Preservation Services and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Preservation Services. 3. Provide a Heritage Lighting Plan that describes how the heritage properties will be sensitively illuminated to enhance their heritage character to the satisfaction of the Senior Manager, Heritage Preservation Services, and thereafter shall implement such Plans to the satisfaction of the Senior Manager, Heritage Preservation Services. c. That prior to the issuance of any permit for all or any part of the properties at 30 Bay Street, including a heritage permit, a building permit or a demolition permit, but excluding permits for repairs and maintenance and usual and minor works for the existing heritage buildings as are acceptable to the Senior Manager, Heritage Preservation Services, the owner shall: 1. Obtain final approval for the necessary by-law amendments required for the alterations to the properties at 30 Bay Street, such amendments to have been enacted by City Council and to have come into effect in a form and with content acceptable to City Council as determined by the Director, Urban Design, City Planning, in consultation with the Senior Manager, Heritage Preservation Services; 2. Provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Conservation Plan required in Recommendation 1.a.1 above including a description of materials and finishes, to be prepared by the project architect and a qualified heritage consultant to the satisfaction of the Senior Manager, Heritage Preservation Services; 3. Provide a Letter of Credit, including provision for upwards indexing in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Preservation Services to secure all work included in the approved Conservation Plan, Heritage Lighting Plan, Landscape Plan, and Interpretation Plan. d. That prior to the release of the Letter of Credit required in Recommendation 1.c.3. above, the owner shall: 1. Provide a letter of substantial completion prepared and signed by a qualified heritage consultant confirming that the required conservation work, required heritage lighting work, and the required interpretation work has been completed in accordance with the Conservation Plan, Lighting Plan and Interpretation Plan and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Preservation Services; 2. Provide replacement Heritage Easement Agreement photographs to the satisfaction of the Senior Manager, Heritage Preservation Services. 2. City Council authorize the City Solicitor to amend the Heritage Easement Agreement registered on title to the property at 30 Bay Street (formerly known as 60 Harbour Street) as Instrument No. CT918882 on December 15, 1987. 3. City Council authorize the City Solicitor to introduce any necessary bill in Council to amend the Heritage Easement Agreement.
Staff recommendation as filed
The Senior Manager, Heritage Preservation Services, Urban Design, City Planning recommends that: 1. City Council approve the alterations to the designated heritage property at 30 Bay Street (formerly known as 60 Harbour Street) in accordance with Section 42 of the Ontario Heritage Act, with such alterations substantially in accordance with plans and drawings dated March 15, 2019, prepared by Adamson Associates Architects, on file with the Senior Manager, Heritage Preservation Services; and the Heritage Impact Assessment (HIA), prepared by GBCA Architects dated March 29, 2019, on file with the Senior Manager, Heritage Preservation Services, all subject to and in accordance with a Conservation Plan satisfactory to the Senior Manager, Heritage Preservation Services and subject to the following additional conditions: a. That prior to the introduction of the bills for such Zoning By-law Amendment by City Council, the owner shall: 1. Provide a detailed Conservation Plan prepared by a qualified heritage consultant that is substantially in accordance with the conservation strategy set out in the Heritage Impact Assessment for 30 Bay Street prepared by GBCA Architects dated March 29, 2019, to the satisfaction of the Senior Manager, Heritage Preservation Services; 2. Register an amending Heritage Easement Agreement to update the permitted alterations, Reasons for Identification and Schedule "B" photographs on the existing Heritage Easement Agreement registered on title to the property at 30 Bay Street (formerly known as 60 Harbour Street) as Instrument No. CT918882 on December 15, 1987; 3. Enter into and register on the property at 30 Bay Street one or more agreements with the City pursuant to Section 37 of the Planning Act, all to the satisfaction of the City Solicitor and the Senior Manager, Heritage Preservation Services, with such facilities, services and matters to be set forth in the related site specific Zoning By-law Amendment giving rise to the proposed alterations, including amongst other matters, securing the preparation and thereafter the implementation of a Heritage Lighting Plan, a Signage Plan, an Interpretation Plan and requiring a Letter of Credit to secure all work included in the approved Conservation Plan and approved Interpretation Plan, including provision for upwards indexing, all to the satisfaction of the Senior Manager, Heritage Preservation Services; b. That Prior to Final Site Plan approval in connection with the Zoning By-law Amendment for the property at 60 Harbour Street the owner shall: 1. Provide final site plan drawings including drawings related to the approved Conservation Plan required in Recommendation 1.a.1 in the report of April 26, 2019 from the Senior Manager, Heritage Preservation Services, Urban Design, City Planning and landscape drawings, to the satisfaction of the Senior Manager, Heritage Preservation Services. 2. Provide an Interpretation Plan for the subject property to the satisfaction of the Senior Manager, Heritage Preservation Services and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Preservation Services. 3. Provide a Heritage Lighting Plan that describes how the heritage properties will be sensitively illuminated to enhance their heritage character to the satisfaction of the Senior Manager, Heritage Preservation Services, and thereafter shall implement such Plans to the satisfaction of the Senior Manager, Heritage Preservation Services. c. That prior to the issuance of any permit for all or any part of the properties at 30 Bay Street, including a heritage permit, a building permit or a demolition permit, but excluding permits for repairs and maintenance and usual and minor works for the existing heritage buildings as are acceptable to the Senior Manager, Heritage Preservation Services, the owner shall: 1. Obtain final approval for the necessary by-law amendments required for the alterations to the properties at 30 Bay Street, such amendments to have been enacted by City Council and to have come into effect in a form and with content acceptable to City Council as determined by the Director, Urban Design, City Planning, in consultation with the Senior Manager, Heritage Preservation Services; 2. Provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Conservation Plan required in Recommendation 1.a.1 above including a description of materials and finishes, to be prepared by the project architect and a qualified heritage consultant to the satisfaction of the Senior Manager, Heritage Preservation Services; 3. Provide a Letter of Credit, including provision for upwards indexing in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Preservation Services to secure all work included in the approved Conservation Plan, Heritage Lighting Plan, Landscape Plan, and Interpretation Plan. d. That prior to the release of the Letter of Credit required in Recommendation 1.c.3. above, the owner shall: 1. Provide a letter of substantial completion prepared and signed by a qualified heritage consultant confirming that the required conservation work, required heritage lighting work, and the required interpretation work has been completed in accordance with the Conservation Plan, Lighting Plan and Interpretation Plan and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Preservation Services; 2. Provide replacement Heritage Easement Agreement photographs to the satisfaction of the Senior Manager, Heritage Preservation Services. 2. City Council authorize the City Solicitor to amend the Heritage Easement Agreement registered on title to the property at 30 Bay Street (formerly known as 60 Harbour Street) as Instrument No. CT918882 on December 15, 1987. 3. City Council authorize the City Solicitor to introduce any necessary bill in Council to amend the Heritage Easement Agreement.
TE7.10adopted
61, 75 and 85 Hanna Avenue - Zoning Amendment Application - Final Report
The Zoning By-law limits the number of restaurants within the three existing buildings on 61, 75 and 85 Hanna Avenue to 1 per building, and also restricts the maximum gross floor area of each restaurant to 475 square metres. This application proposes to remove the restrictions on the number and size of restaurants on the ground floors of the three buildings located at 61, 75 and 85 Hanna Avenue. The application does not propose any alterations to the exterior of the three existing buildings. This report reviews and recommends approval of the application to amend Zoning By-law 438-86.
The Toronto and East York Community Council recommends that: 1. City Council amend Zoning By-law 438-86, for the lands at 61, 75 and 85 Hanna Avenue substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 5 to the report (June 5, 2019) from the Director, Community Planning, Toronto and East York District. 2. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendment as may be required.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council amend Zoning By-law 438-86, for the lands at 61, 75 and 85 Hanna Avenue substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 5 to this report. 2. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendment as may be required.
TE7.11adopted
100 Devonshire Place - Zoning Amendment Application - Final Report
This application proposes to add a 14-storey institutional tower at the northern portion of the existing four-storey Goldring Centre for High Performance Sport, which would form the base of the building at 100 Devonshire Place. The proposed development is consistent with the Provincial Policy Statement (2014) and conforms with the Growth Plan for the Greater Golden Horseshoe (2019). This report reviews and recommends approval of the application to amend the Zoning By-law. The application proposes a compact built form on a site that is appropriate for further intensification, within a built-up area, that would take advantage of existing infrastructure, provide new institutional uses, and contribute to the vitality of the campus and surrounding neighbourhoods.
The Toronto and East York Community Council recommends that: 1. City Council amend Zoning By-law 438-86, for the lands at 100 Devonshire Place, substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 6 to the report (June 5, 2019) from the Director, Community Planning, Toronto and East York District. 2. City Council authorizes the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendment as may be required. 3. Before introducing the necessary Bills to City Council for enactment, City Council require the Owner to: a. Provide the results of fire hydrant flow testing and a comparison of calculated domestic and fire demand with available flow and pressure from the water system based on results of hydrant tests; b. Provide a revised Functional Servicing Report to clearly indicate that the proposed development will have no negative impact on downstream sanitary sewer capacity and that no downstream sanitary analysis is required, to the satisfaction of Chief Engineer and Executive Director, Engineering and Construction Services; and c. Pay for and construct any improvements to the municipal infrastructure identified in the revised Functional Servicing Report, to be submitted for review and acceptance by the Chief Engineer and Executive Director, Engineering and Construction Services, should it be determined that improvements to such infrastructure are required to support this development.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council amend Zoning By-law 438-86, for the lands at 100 Devonshire Place, substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 6 to the report dated June 5, 2019 from the Director, Community Planning, Toronto and East York District. 2. City Council authorizes the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendment as may be required. 3. Before introducing the necessary Bills to City Council for enactment, City Council require the Owner to: a. Provide the results of fire hydrant flow testing and a comparison of calculated domestic and fire demand with available flow and pressure from the water system based on results of hydrant tests; b. Provide a revised Functional Servicing Report to clearly indicate that the proposed development will have no negative impact on downstream sanitary sewer capacity and that no downstream sanitary analysis is required, to the satisfaction of Chief Engineer and Executive Director, Engineering and Construction Services; and c. Pay for and construct any improvements to the municipal infrastructure identified in the revised Functional Servicing Report, to be submitted for review and acceptance by the Chief Engineer and Executive Director, Engineering and Construction Services, should it be determined that improvements to such infrastructure are required to support this development.
TE7.12adopted
698 and 700 Spadina Avenue - Rental Housing Demolition Application - Final Report
This Rental Housing Demolition application proposes to demolish six existing rental dwelling units located within two residential rental buildings at 698 and 700 Spadina Avenue and replace all demolished units within a proposed townhouse building on the subject site. 698 and 700 Spadina Avenue are part of a related group of properties at 698-706 Spadina Avenue and 54 Sussex Avenue that are subject to Zoning By-law Amendment and Site Plan Control applications (16 194679 STE 20 OZ and 18 272550 STE 11 SA) for the development of a 23-storey mixed-use building and three-storey townhouses on the subject site. The Zoning By-law Amendment application is the subject of a settlement at the Local Planning Appeal Tribunal (LPAT). The final Tribunal Order is pending until all outstanding matters, including the necessary agreements with the City, are secured. This report reviews and recommends approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code and the Residential Demolition Permit under Chapter 363 of the Toronto Municipal Code, subject to conditions.
The Toronto and East York Community Council recommends that: 1. City Council approve the application for a Rental Housing Demolition permit in accordance with Chapter 667 of the Toronto Municipal Code to allow for the demolition of six existing rental dwelling units located at 698 and 700 Spadina Avenue, subject to the following conditions: a. the owner shall provide and maintain not less than six replacement rental dwelling units, comprised of at least six two-bedroom units, of which one two-bedroom unit may be provided as a one-bedroom unit for the duration of an eligible tenant's tenure, provided that it is converted to a two-bedroom unit should the tenant no longer reside in the unit, within the proposed three-storey townhouse building at 54 Sussex Avenue, for a period of at least 20 years, beginning from the date that each replacement rental dwelling unit is first occupied, and as generally illustrated in the plans provided to the City Planning dated May 6, 2019. Any revision to these plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning; b. the owner shall provide and maintain at least four two-bedroom replacement rental dwelling units at affordable rents and two two-bedroom replacement rental dwelling units at mid-range rents, for a period of at least 10 years, beginning from the date that each replacement rental dwelling unit is first occupied; c. the owner shall provide ensuite laundry in each replacement rental dwelling unit at no additional cost to the tenants; d. the owner shall provide central air conditioning in each replacement rental dwelling unit; e. the owner shall provide tenants of the replacement rental dwelling units with access to dedicated indoor bicycle parking in the proposed mixed-use building under the same terms and conditions as any resident of the mixed-used building; f. the owner shall provide at least three replacement rental dwelling units with a balcony for private and exclusive access by the unit; g. the owner shall provide tenant relocation and assistance to all eligible tenants of the existing rental dwelling units, including the right to return to a replacement rental dwelling unit, all to the satisfaction of the Chief Planner and Executive Director, City Planning; and h. the owner shall enter into and register on title to the subject site one or more Agreement(s) to secure the conditions outlined in Recommendations 1. a., b., c., d., e., f. and g. above, to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning including an agreement pursuant to Section 111 of the City of Toronto Act, 2006. 2. City Council authorize the Chief Planner and Executive Director, City Planning, to issue Preliminary Approval for the Rental Housing Demolition permit under Chapter 667 of the Toronto Municipal Code for the demolition of the six existing rental dwelling units at 698 and 700 Spadina Avenue after all of the following have occurred: a. 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 by the Chief Planner and Executive Director, City Planning, or their designate, pursuant to Section 114 of the City of Toronto Act, 2006; d. the issuance of excavation and shoring permits for the proposed mixed-use building on the subject site; and e. the execution and registration of a Section 37 Agreement pursuant to the Planning Act securing Recommendations 1. a., b., c., d., e., f. and g. above and any other requirements of the Zoning-Bylaw Amendment. 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 the Residential Demolition permit under Chapter 363 of the Toronto Municipal Code and Section 33 of the Planning Act no earlier than the issuance of the first building permit for excavation and shoring of the proposed development, and after the Chief Planner and Executive Director, City Planning, has given preliminary approval referred to in Recommendation 2 above, which may be included in the Rental Housing Demolition permit under 363-11.1, of the Toronto Municipal Code, on condition that: a. the owner remove all debris and rubble from the site immediately after demolition; b. the owner erect solid construction hoarding to the satisfaction of the Chief Building Official; c. the owner erect the townhouse building on the site no later than four (4) years from the day demolition of the existing buildings is commenced; and d. should the owner fail to complete the proposed townhouse building within the time specified in Recommendation 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 dwelling unit for which a Residential 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 111 Agreement.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council approve the application for a Rental Housing Demolition permit in accordance with Chapter 667 of the Toronto Municipal Code to allow for the demolition of six existing rental dwelling units located at 698 and 700 Spadina Avenue, subject to the following conditions: a. the owner shall provide and maintain not less than six replacement rental dwelling units, comprised of at least six two-bedroom units, of which one two-bedroom unit may be provided as a one-bedroom unit for the duration of an eligible tenant's tenure, provided that it is converted to a two-bedroom unit should the tenant no longer reside in the unit, within the proposed three-storey townhouse building at 54 Sussex Avenue, for a period of at least 20 years, beginning from the date that each replacement rental dwelling unit is first occupied, and as generally illustrated in the plans provided to the City Planning Division dated May 6, 2019. Any revision to these plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning Division; b. the owner shall provide and maintain at least four two-bedroom replacement rental dwelling units at affordable rents and two two-bedroom replacement rental dwelling units at mid-range rents, for a period of at least 10 years, beginning from the date that each replacement rental dwelling unit is first occupied; c. the owner shall provide ensuite laundry in each replacement rental dwelling unit at no additional cost to the tenants; d. the owner shall provide central air conditioning in each replacement rental dwelling unit; e. the owner shall provide tenants of the replacement rental dwelling units with access to dedicated indoor bicycle parking in the proposed mixed-use building under the same terms and conditions as any resident of the mixed-used building; f. the owner shall provide at least three replacement rental dwelling units with a balcony for private and exclusive access by the unit; g. the owner shall provide tenant relocation and assistance to all eligible tenants of the existing rental dwelling units, including the right to return to a replacement rental dwelling unit, all to the satisfaction of the Chief Planner and Executive Director, City Planning; and h. the owner shall enter into and register on title to the subject site one or more Agreement(s) to secure the conditions outlined in a., b., c., d., e., f. and g. above, to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning including an agreement pursuant to Section 111 of the City of Toronto Act, 2006. 2. City Council authorize the Chief Planner and Executive Director, City Planning, to issue Preliminary Approval for the Rental Housing Demolition permit under Chapter 667 of the Toronto Municipal Code for the demolition of the six existing rental dwelling units at 698 and 700 Spadina Avenue after all of the following have occurred: a. 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 by the Chief Planner and Executive Director, City Planning, or their designate, pursuant to Section 114 of the City of Toronto Act, 2006; d. the issuance of excavation and shoring permits for the proposed mixed-use building on the subject site; and e. the execution and registration of a Section 37 Agreement pursuant to the Planning Act securing Recommendations 1. a., b., c., d., e., f. and g. and any other requirements of the Zoning-Bylaw Amendment. 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 the Residential Demolition permit under Chapter 363 of the Toronto Municipal Code and Section 33 of the Planning Act no earlier than the issuance of the first building permit for excavation and shoring of the proposed development, and after the Chief Planner and Executive Director, City Planning, has given preliminary approval referred to in Recommendation 2 above, which may be included in the Rental Housing Demolition permit under 363-11.1, of the Toronto Municipal Code, on condition that: a. the owner remove all debris and rubble from the site immediately after demolition; b. the owner erect solid construction hoarding to the satisfaction of the Chief Building Official; c. the owner erect the townhouse building on the site no later than four (4) years from the day demolition of the existing buildings is commenced; and d. should the owner fail to complete the proposed townhouse building within the time specified in condition (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 dwelling unit for which a Residential 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 111 Agreement.
TE7.13adopted
The applications propose to amend the Official Plan and Zoning By-law to permit a 62-storey (206 metres plus a 7-metre mechanical penthouse) mixed-use building with 2,467 square metres of retail uses on the ground and second floors and residential uses above at 11-25 Yorkville Avenue, and a 3-storey (13.5 metres) commercial building with 839 square metres of retail at 16-18 Cumberland Street. A total of 674 residential units, 235 vehicle parking spaces and 691 bicycle parking spaces are proposed. An open space comprised of a 455 square metre public park and a 248 square metre Privately-Owned Publically-Accessible Space (POPS) is proposed along the western edge of the property and connects to a stratified park previously secured as part of the development at 27-37 Yorkville Avenue and 26-50 Cumberland Street. A Rental Housing Demolition application proposes to demolish the existing rental residential apartment buildings at 11, 19 and 21-25 Yorkville Avenue. The four existing buildings contain a total of 81 rental dwelling units. All 81 units would be replaced within the lower residential levels of the new 62-storey building on the subject site. The proposed development is consistent with the Provincial Policy Statement (2014), conforms with the Growth Plan for the Greater Golden Horseshoe (2019), generally conforms with all relevant policies of the Official Plan, and is consistent with the Bloor-Yorkville/North Midtown Urban Design Guidelines and the Yorkville - East of Bay Planning Framework. The proposed development conforms with the development criteria for Mixed Use Areas and Downtown Official Plan policies, includes the second phase of the open space and pedestrian connection between Yorkville Avenue and Cumberland Street known as the Clock Tower Walkway, and fits in with the existing and planned context of the Bloor-Yorkville area. This report reviews and recommends approval of the application to amend the Official Plan, Zoning By-law, and recommends approval of the Rental Housing Demolition, with conditions.
The Toronto and East York Community Council recommends that: 1. City Council amend the Official Plan, for the lands 11-25 Yorkville Avenue and 16-18 Cumberland Street substantially in accordance with the draft Official Plan Amendment attached as Attachment 6 to the report (June 24, 2019) from the Director, Community Planning, Toronto and East York District. 2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 11-25 Yorkville Avenue and 16-18 Cumberland Street substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 7 to the report (June 24, 2019) from the Director, Community Planning, Toronto and East York District. 3. City Council amend Zoning By-law 438-86, for the lands at 11-25 Yorkville Avenue and 16-18 Cumberland Street substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 8 to the report (June 24, 2019) from the Director, Community Planning, Toronto and East York District. 4. City Council authorizes the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment and/or draft Zoning By-law Amendments as may be required. 5. Before introducing the necessary Bills to City Council for enactment, the owner be required to enter into an Agreement pursuant to Section 37 of the Planning Act, and any other necessary agreements, satisfactory to the Chief Planner and Executive Director, City Planning and the City Solicitor, with such Agreement to be registered on title to the lands at 11-25 Yorkville Avenue and 16-18 Cumberland Street in a manner satisfactory to the City Solicitor to secure the following community benefits at the owner's expense, including: a. A financial contribution in the amount of $7,500,000.00 payable to the City prior to issuance of the first above-grade building permit, with such amount to be indexed upwardly in accordance with Statistics Canada Residential Building or Non-Residential Building Construction Price Index, as the case may be, for the Toronto Census Metropolitan Area, reported by Statistics Canada in the Building Construction Price Indexes Publication 327-0058, or its successor, calculated from the date of the Section 37 Agreement to the date of payment. The funds shall be directed as follows: i. $2,500,000.00 towards capital improvements for new or existing Toronto Community Housing and/or affordable housing in consultation with the Ward Councillor; ii. $2,500,000.00 towards capital improvements for new or existing cultural and/or community space, to the satisfaction of the Chief Planner and Executive Director, City Planning, in consultation with the Ward Councillor; and iii. $2,500,000.00 towards local area park or streetscape improvements, to the satisfaction of the Chief Planner and Executive Director, City Planning, in consultation with the General Manager, Parks, Forestry and Recreation, and the Ward Councillor. b. An additional 149 square metres of on-site parkland dedication above the required on-site parkland contribution pursuant to Section 42 of the Planning Act; c. The provision of twenty (20) of the eighty-one (81) replacement rental units at reduced rents, comprised of ten (10) bachelor units at rents reduced from mid-range rents to eighty per cent (80%) of affordable rents, and five (5) two-bedroom and five (5) three-bedroom units at rents reduced from mid-range rents to affordable rents, all as defined by the Official Plan, all for a period of 20 years, beginning from the date of first occupancy, and all shall be offered to tenants in accordance with a Tenant Access Plan to ensure the benefit of the affordable units is linked to households in need of affordable housing, to the satisfaction of the Chief Planner and Executive Director, City Planning; d. Should the City elect to close the public lanes, generally shown as Laneway A and Laneway B in Attachment 15 to the report (June 24, 2019) from the Director, Community Planning, Toronto and East York District, the owner agrees, at its sole expense, to convert and/or construct the portions of the public lane, generally shown as Laneway A and Laneway B in Attachment 15 to the report (June 24, 2019) from the Director, Community Planning, Toronto and East York District, for public parkland purposes to the satisfaction of the General Manager, Parks, Forestry and Recreation and General Manager, Transportation Services, and this may only occur if and when the north-south public lane along the eastern edge of the Site, is conveyed and assumed by the City to the satisfaction of the General Manager, Transportation Services; e. The following matters are also recommended to be secured in the Section 37 Agreement as a legal convenience to support development: i. The owner shall provide and maintain a Privately-Owned and Publicly-Accessible Space (POPS), with a minimum area of 248 square metres, on the lot with the specific location, configuration and design secured in a Site Plan Agreement with the City to the satisfaction of the City Solicitor, pursuant to Section 114 of the City of Toronto Act, 2006, as amended and as applicable, Section 41 of the Planning Act, as amended; ii. The owner shall provide a minimum of 10 percent family sized units in the development, containing at least three bedrooms; iii. The owner shall enter into a financially secured agreement for the construction of any improvements to the municipal infrastructure, should it be determined that upgrades and road improvements are required to support the development, according to the transportation report accepted by the General Manager of Transportation Services and the functional servicing and stormwater management report and/or any other engineering report accepted by, and to the satisfaction of, the Chief Engineer and Executive Director, Engineering and Construction Services and General Manager, Toronto Water; iv. The owner shall provide space within the development for installation of maintenance access holes and sampling ports on the private side, as close to the property line as possible, for both the storm and sanitary service connections, in accordance with the Sewers By-law Chapter 681-10; and v. The owner shall enter into a maintenance agreement for the 455 square metre parkland dedication and converted lane generally shown as Laneway A and Laneway B in Attachment 15 to the report (June 24, 2019) from the Director, Community Planning, Toronto and East York District. 6. Before introducing the necessary Bills to City Council for enactment, the owner will be required to revise the Functional Servicing Report prepared by WSP Canada Group Ltd., dated March 23, 2018 and re-submit to the City for review and acceptance to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services and such report will determine, whether the municipal water, sanitary and storm sewer systems can support the proposed development and whether upgrades or improvements of the existing municipal infrastructure are required. 7. City Council accept an on-site parkland dedication pursuant to Section 42 of the Planning Act having a minimum size of 306 square metres and an on-site parkland dedication in accordance with Section 5.1.1 of the Official Plan and pursuant to section 37 of the Planning Act having a minimum size of 149 square metres for a total combined on-site parkland dedication of 455 square metres (the "Combined Parkland Dedication"), with the location and configuration of the Combined Parkland Dedication to be to the satisfaction of the General Manager, Parks, Forestry and Recreation as generally described in the report (June 24, 2019) from the Director, Community Planning, Toronto and East York District. 8. The Combined Parkland Dedication will be secured through the Section 37 Agreement, to the satisfaction of the General Manager, Parks, Forestry and Recreation, including securing the following: a. The owner's obligations to convey the Combined Parkland Dedication and to design and construct base and above-base park improvements, on terms and conditions set out in the Section 37 Agreement; and b. The Combined Parkland Dedication to be transferred to the City shall be free and clear, above and below grade, of all easements, encumbrances, and encroachments and is to be conveyed to the City prior to the issuance of the first above-grade building permit, pursuant to the park policies set out in Section 3.2.3 of the Official Plan and to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor. 9. 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. 10. City Council approve the Rental Housing Demolition Application in accordance with Chapter 667 of the Toronto Municipal Code to allow for the demolition of eighty-one (81) existing rental dwelling units located at 11, 17, 19 and 21-25 Yorkville Avenue, subject to the following conditions: a. The owner shall provide and maintain eighty-one (81) replacement rental dwelling units, comprised of seventeen (17) bachelor units, forty-five (45) one-bedroom units, twelve (12) two-bedroom units and seven (7) three-bedroom units, on the subject site for a period of at least twenty (20) years, beginning from the date that each replacement rental dwelling unit is first occupied, and as generally shown on the plans for the rental replacement component by Cecconi Simone dated March 2019 submitted to the City Planning Division with any revisions to the satisfaction of the Chief Planner and Executive Director, City Planning; b. The owner shall, as part of the eighty-one (81) replacement rental dwelling units required above, provide: i. Twenty (20) replacement rental dwelling units for a period of at least twenty (20) years, beginning from the date of first occupancy, comprised of at least ten (10) bachelor units at eighty per cent (80%) of affordable rents, and five (5) two-bedroom and five (5) three-bedroom units at affordable rents; and ii. Sixty-one (61) replacement rental dwelling units for a period of at least ten (10) years, beginning from the date of first occupancy, comprised of at least five (5) bachelor replacement rental dwelling units at affordable rents, and two (2) bachelor, forty-five (45) one-bedroom, seven (7) two-bedroom and two (2) three-bedroom replacement rental dwelling units at mid-range rents; c. The owner shall provide tenants of the eighty-one (81) replacement rental dwelling units with access to all indoor and outdoor amenities in the proposed rental replacement building at no extra charge; access and use of these amenities shall be on the same terms and conditions as any other building resident without the need to pre-book or pay a fee, unless specifically required as customary practices for private bookings; d. The owner shall provide nineteen (19) replacement rental dwelling units with a balcony or terrace; e. The owner shall provide tenants of the eighty-one (81) replacement rental dwelling units with access to all bicycle parking and visitor parking on the same terms and conditions as any other resident of the building; f. The owner shall provide tenant relocation and assistance to all eligible tenants occupying the rental dwelling units proposed to be demolished, including the right to return to a replacement rental dwelling unit, all to the satisfaction of the Chief Planner and Executive Director, City Planning; and g. The owner shall enter into and register on title one or more agreement(s), including a Section 111 Agreement and a Section 37 Agreement, to secure the conditions outlined above, including the matters related to the tenant relocation and assistance plan as detailed in the report (June 24, 2019) from the Director, Community Planning, Toronto and East York District, the Construction Mitigation Strategy and Tenant Communication Strategy and any other matters required to satisfy the conditions above, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning. 11. City Council authorize the Chief Planner and Executive Director, City Planning to issue the Preliminary Approval for the application under Chapter 667 of the Toronto Municipal Code for the demolition of the eighty-one (81) existing rental dwelling units at 11, 17, 19, and 21-25 Yorkville Avenue after all of the following have occurred: a. the conditions in Recommendation 10 above have been fully satisfied; b. The Official Plan and Zoning By-law Amendments have come into full force and effect; c. The issuance of the Notice of Approval Conditions for site plan approval by the Chief Planner and Executive Director, City Planning or their designate, pursuant to Section 114 of the City of Toronto Act, 2006; d. The issuance of excavation and shoring permits for the approved structure on the site; and e. The execution and registration of a Section 37 Agreement pursuant to the Planning Act and/or other required agreements securing Recommendation 10 (a) through (f) and any other prescribed matters. 12. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Rental Housing Demolition under Municipal Code Chapter 667 after the Chief Planner and Executive Director, City Planning has given preliminary approval referred to in Recommendation 11 above. 13. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a demolition permit under Section 33 of the Planning Act no earlier than the issuance of the first building permit for excavation and shoring of the development, and after the Chief Planner and Executive Director, City Planning has given preliminary approval referred to in Recommendation 11 above, which permit may be included in the demolition permit for Chapter 667 under 363-11.1, of the Municipal Code, on condition that: a. the owner remove all debris and rubble from the site immediately after demolition; b. the owner erect solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building; c. the owner erects a residential building on site no later than four and a half (4.5) years from the day demolition of the buildings is commenced; and d. should the owner fail to complete the new building within the time specified in condition (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 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. 14. City Council authorize the appropriate City officials to take such actions as are necessary to implement the recommendations above, including execution of the Section 111 Agreement and other related agreements.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council amend the Official Plan, for the lands 11-25 Yorkville Avenue and 16-18 Cumberland Street substantially in accordance with the draft Official Plan Amendment attached as Attachment No. 6 to the report (June 24, 2019) from the Director, Community Planning, Toronto and East York District. 2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 11-25 Yorkville Avenue and 16-18 Cumberland Street substantially in accordance with the draft Zoning By-law Amendment attached as Attachment No. 7 to the report (June 24, 2019) from the Director, Community Planning, Toronto and East York District. 3. City Council amend Zoning By-law 438-86, for the lands at 11-25 Yorkville Avenue and 16-18 Cumberland Street substantially in accordance with the draft Zoning By-law Amendment attached as Attachment No. 8 to the report (June 24, 2019) from the Director, Community Planning, Toronto and East York District. 4. City Council authorizes the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment and/or draft Zoning By-law Amendments as may be required. 5. Before introducing the necessary Bills to City Council for enactment, the owner be required to enter into an Agreement pursuant to Section 37 of the Planning Act, and any other necessary agreements, satisfactory to the Chief Planner and Executive Director, City Planning and the City Solicitor, with such Agreement to be registered on title to the lands at 11-25 Yorkville Avenue and 16-18 Cumberland Street in a manner satisfactory to the City Solicitor to secure the following community benefits at the owner's expense, including: a. A financial contribution in the amount of $7,500,000.00 payable to the City prior to issuance of the first above-grade building permit, with such amount to be indexed upwardly in accordance with Statistics Canada Residential Building or Non-Residential Building Construction Price Index, as the case may be, for the Toronto Census Metropolitan Area, reported by Statistics Canada in the Building Construction Price Indexes Publication 327-0058, or its successor, calculated from the date of the Section 37 Agreement to the date of payment. The funds shall be directed as follows: i. $2,500,000.00 towards capital improvements for new or existing Toronto Community Housing and/or affordable housing in consultation with the Ward Councillor; ii. $2,500,000.00 towards capital improvements for new or existing cultural and/or community space, to the satisfaction of the Chief Planner and Executive Director, City Planning, in consultation with the Ward Councillor; and iii. $2,500,000.00 towards local area park or streetscape improvements, to the satisfaction of the Chief Planner and Executive Director, City Planning, in consultation with the General Manager, Parks, Forestry and Recreation, and the Ward Councillor. b. An additional 149 square metres of on-site parkland dedication above the required on-site parkland contribution pursuant to Section 42 of the Planning Act; c. The provision of twenty (20) of the eighty-one (81) replacement rental units at reduced rents, comprised of ten (10) bachelor units at rents reduced from mid-range rents to eighty per cent (80%) of affordable rents, and five (5) two-bedroom and five (5) three-bedroom units at rents reduced from mid-range rents to affordable rents, all as defined by the Official Plan, all for a period of 20 years, beginning from the date of first occupancy, and all shall be offered to tenants in accordance with a Tenant Access Plan to ensure the benefit of the affordable units is linked to households in need of affordable housing, to the satisfaction of the Chief Planner and Executive Director, City Planning; d. Should the City elect to close the public lanes, generally shown as Laneway A and Laneway B in Attachment No. 15 to the report (June 24, 2019) from the Director, Community Planning, Toronto and East York District, the owner agrees, at its sole expense, to convert and/or construct the portions of the public lane, generally shown as Laneway A and Laneway B in Attachment No. 15 to the report (June 24, 2019) from the Director, Community Planning, Toronto and East York District, for public parkland purposes to the satisfaction of the General Manager, Parks, Forestry and Recreation and General Manager, Transportation Services, and this may only occur if and when the north-south public lane along the eastern edge of the Site, is conveyed and assumed by the City to the satisfaction of the General Manager, Transportation Services; e. The following matters are also recommended to be secured in the Section 37 Agreement as a legal convenience to support development: i. The owner shall provide and maintain a Privately-Owned and Publicly-Accessible Space (POPS), with a minimum area of 248 square metres, on the lot with the specific location, configuration and design secured in a Site Plan Agreement with the City to the satisfaction of the City Solicitor, pursuant to Section 114 of the City of Toronto Act, 2006, as amended and as applicable, Section 41 of the Planning Act, as amended; ii. The owner shall provide a minimum of 10 percent family sized units in the development, containing at least three bedrooms; iii. The owner shall enter into a financially secured agreement for the construction of any improvements to the municipal infrastructure, should it be determined that upgrades and road improvements are required to support the development, according to the transportation report accepted by the General Manager of Transportation Services and the functional servicing and stormwater management report and/or any other engineering report accepted by, and to the satisfaction of, the Chief Engineer and Executive Director, Engineering and Construction Services and General Manager, Toronto Water; iv. The owner shall provide space within the development for installation of maintenance access holes and sampling ports on the private side, as close to the property line as possible, for both the storm and sanitary service connections, in accordance with the Sewers By-law Chapter 681-10; and v. The owner shall enter into a maintenance agreement for the 455 square metre parkland dedication and converted lane generally shown as Laneway A and Laneway B in Attachment No. 15 to the report (June 24, 2019) from the Director, Community Planning, Toronto and East York District. 6. Before introducing the necessary Bills to City Council for enactment, the owner will be required to revise the Functional Servicing Report prepared by WSP Canada Group Ltd., dated March 23, 2018 and re-submit to the City for review and acceptance to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services and such report will determine, whether the municipal water, sanitary and storm sewer systems can support the proposed development and whether upgrades or improvements of the existing municipal infrastructure are required. 7. City Council accept an on-site parkland dedication pursuant to Section 42 of the Planning Act having a minimum size of 306 square metres and an on-site parkland dedication in accordance with Section 5.1.1 of the Official Plan and pursuant to section 37 of the Planning Act having a minimum size of 149 square metres for a total combined on-site parkland dedication of 455 square metres (the "Combined Parkland Dedication"), with the location and configuration of the Combined Parkland Dedication to be to the satisfaction of the General Manager, Parks, Forestry and Recreation as generally described in the report (June 24, 2019) from the Director, Community Planning, Toronto and East York District. 8. The Combined Parkland Dedication will be secured through the Section 37 Agreement, to the satisfaction of the General Manager, Parks, Forestry and Recreation, including securing the following: a. The owner's obligations to convey the Combined Parkland Dedication and to design and construct base and above-base park improvements, on terms and conditions set out in the Section 37 Agreement; and b. The Combined Parkland Dedication to be transferred to the City shall be free and clear, above and below grade, of all easements, encumbrances, and encroachments and is to be conveyed to the City prior to the issuance of the first above-grade building permit, pursuant to the park policies set out in Section 3.2.3 of the Official Plan and to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor. 9. 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. 10. City Council approve the Rental Housing Demolition Application in accordance with Chapter 667 of the Toronto Municipal Code to allow for the demolition of eighty-one (81) existing rental dwelling units located at 11, 17, 19 and 21-25 Yorkville Avenue, subject to the following conditions: a. The owner shall provide and maintain eighty-one (81) replacement rental dwelling units, comprised of seventeen (17) bachelor units, forty-five (45) one-bedroom units, twelve (12) two-bedroom units and seven (7) three-bedroom units, on the subject site for a period of at least twenty (20) years, beginning from the date that each replacement rental dwelling unit is first occupied, and as generally shown on the plans for the rental replacement component by Cecconi Simone dated March 2019 submitted to the City Planning Division with any revisions to the satisfaction of the Chief Planner and Executive Director, City Planning; b. The owner shall, as part of the eighty-one (81) replacement rental dwelling units required above, provide: i. Twenty (20) replacement rental dwelling units for a period of at least twenty (20) years, beginning from the date of first occupancy, comprised of at least ten (10) bachelor units at eighty per cent (80%) of affordable rents, and five (5) two-bedroom and five (5) three-bedroom units at affordable rents; and ii. Sixty-one (61) replacement rental dwelling units for a period of at least ten (10) years, beginning from the date of first occupancy, comprised of at least five (5) bachelor replacement rental dwelling units at affordable rents, and two (2) bachelor, forty-five (45) one-bedroom, seven (7) two-bedroom and two (2) three-bedroom replacement rental dwelling units at mid-range rents; c. The owner shall provide tenants of the eighty-one (81) replacement rental dwelling units with access to all indoor and outdoor amenities in the proposed rental replacement building at no extra charge; access and use of these amenities shall be on the same terms and conditions as any other building resident without the need to pre-book or pay a fee, unless specifically required as customary practices for private bookings; d. The owner shall provide nineteen (19) replacement rental dwelling units with a balcony or terrace; e. The owner shall provide tenants of the eighty-one (81) replacement rental dwelling units with access to all bicycle parking and visitor parking on the same terms and conditions as any other resident of the building; f. The owner shall provide tenant relocation and assistance to all eligible tenants occupying the rental dwelling units proposed to be demolished, including the right to return to a replacement rental dwelling unit, all to the satisfaction of the Chief Planner and Executive Director, City Planning; and g. The owner shall enter into and register on title one or more agreement(s), including a Section 111 Agreement and a Section 37 Agreement, to secure the conditions outlined above, including the matters related to the tenant relocation and assistance plan as detailed in the report (June 24, 2019) from the Director, Community Planning, Toronto and East York District, the Construction Mitigation Strategy and Tenant Communication Strategy and any other matters required to satisfy the conditions above, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning. 11. City Council authorize the Chief Planner and Executive Director, City Planning to issue the Preliminary Approval for the application under Chapter 667 of the Toronto Municipal Code for the demolition of the eighty-one (81) existing rental dwelling units at 11, 17, 19, and 21-25 Yorkville Avenue after all of the following have occurred: a. the conditions in Recommendation 10 above have been fully satisfied; b. The Official Plan and Zoning By-law Amendments have come into full force and effect; c. The issuance of the Notice of Approval Conditions for site plan approval by the Chief Planner and Executive Director, City Planning or their designate, pursuant to Section 114 of the City of Toronto Act, 2006; d. The issuance of excavation and shoring permits for the approved structure on the site; and e. The execution and registration of a Section 37 Agreement pursuant to the Planning Act and/or other required agreements securing Recommendation 10 (a) through (f) and any other prescribed matters. 12. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Rental Housing Demolition under Municipal Code Chapter 667 after the Chief Planner and Executive Director, City Planning has given preliminary approval referred to in Recommendation 11 above. 13. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a demolition permit under Section 33 of the Planning Act no earlier than the issuance of the first building permit for excavation and shoring of the development, and after the Chief Planner and Executive Director, City Planning has given preliminary approval referred to in Recommendation 11 above, which permit may be included in the demolition permit for Chapter 667 under 363-11.1, of the Municipal Code, on condition that: a. the owner remove all debris and rubble from the site immediately after demolition; b. the owner erect solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building; c. the owner erects a residential building on site no later than four and a half (4.5) years from the day demolition of the buildings is commenced; and d. should the owner fail to complete the new building within the time specified in condition (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 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. 14. City Council authorize the appropriate City officials to take such actions as are necessary to implement the foregoing, including execution of the Section 111 Agreement and other related agreements.
TE7.14adopted
75 Broadway Avenue - Rental Housing Demolition Application - Final Report
The Rental Housing Demolition (RH) application proposes to demolish 20 existing rental dwelling units located in the north west portion of the existing 184-unit rental building at 75 Broadway Avenue. All 20 demolished rental units are to be replaced in a new 38-storey residential building addition to the existing residential building. The associated Zoning By-law Amendment application (17 150315 STE 22 OZ) was the subject of a settlement hearing at the Local Planning Appeal Tribunal (LPAT). The final Board Order is pending until all outstanding matters, including the determination of this Rental Housing Demolition application are resolved. This report reviews and recommends approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code, subject to conditions.
The Toronto and East York Community Council recommends that: 1. City Council approve the application for a Rental Housing Demolition Permit in accordance with Chapter 667 of the Toronto Municipal Code to allow for the demolition of 20 existing rental dwelling units located at 75 Broadway Avenue, subject to the following conditions: a. the owner shall provide and maintain not less than 20 replacement rental dwelling units, comprised of 20 two-bedroom units, within the proposed residential building addition to the existing rental building, for a period of at least 20 years, beginning from the date that each replacement rental dwelling unit is first occupied, and as generally illustrated in the architectural plans provided to the City Planning dated July 10, 2018, and May 3, 2019. Any revision to these plans with regard to the proposed rental replacement unit location or configuration shall be to the satisfaction of the Chief Planner and Executive Director, City Planning; b. the owner shall provide and maintain not less than 10 two-bedroom replacement rental dwelling units at mid-range rents and no more than 10 two-bedroom replacement rental dwelling units with unrestricted rents, for a period of at least 10 years, beginning from the date that each replacement rental dwelling unit is first occupied; c. the owner shall provide ensuite laundry in each replacement rental dwelling unit; d. the owner shall provide all replacement rental dwelling units with a balcony or terrace; e. the owner shall provide tenants of the replacement rental dwelling units with access to all indoor and outdoor amenities in the proposed residential building without passing on the cost of said amenities to existing residents. Access and use of these amenities shall be on the same terms and conditions as any resident of the non-replacement rental dwelling units without the need to pre-book or pay a fee, unless specifically required as customary practices for private bookings; f. the owner shall make available at least 94 vehicle parking spaces to tenants of the 20 replacement rental dwelling units and 164 retained rental dwelling units; g. the owner shall make available at least 78 storage lockers to tenants of the 20 replacement rental dwelling units and 164 retained rental dwelling units; h. the owner shall provide tenant relocation and assistance to all eligible tenants of the existing rental dwelling units to be demolished, including the right to return to a replacement rental dwelling unit, all to the satisfaction of the Chief Planner and Executive Director, City Planning Division; i. the owner shall enter into and register on title to the subject site one or more agreement(s) to secure the conditions outlined in 1.a., b., c., d., e., f., g. and h. above to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning, including an agreement pursuant to Section 111 of the City of Toronto Act, 2006. 2. City Council authorize the Chief Planner and Executive Director, City Planning, to issue Preliminary Approval for the Rental Housing Demolition permit under Chapter 667 of the Toronto Municipal Code for the demolition of the 20 existing rental dwelling units at 75 Broadway 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 by the Chief Planner and Executive Director, City Planning, or their designate, pursuant to Section 114 of the City of Toronto Act, 2006; d. the issuance of excavation and shoring permits for the proposed residential building on the subject site; and e. the execution and registration of a Section 37 Agreement pursuant to the Planning Act, as a matter legal convenience, to secure Recommendation 1 a., b., c., d., e., f., g. and h. and any other requirements of the Zoning-Bylaw Amendment. 3. City Council authorize the Chief Building Official and Executive Director 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 appropriate City officials to take such actions as are necessary to implement the recommendations above, including execution of the Section 111 Agreement.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council approve the application for a Rental Housing Demolition Permit in accordance with Chapter 667 of the Toronto Municipal Code to allow for the demolition of 20 existing rental dwelling units located at 75 Broadway Avenue, subject to the following conditions: a. the owner shall provide and maintain not less than 20 replacement rental dwelling units, comprised of 20 two-bedroom units, within the proposed residential building addition to the existing rental building, for a period of at least 20 years, beginning from the date that each replacement rental dwelling unit is first occupied, and as generally illustrated in the architectural plans provided to the City Planning Division dated July 10, 2018, and May 3, 2019. Any revision to these plans with regard to the proposed rental replacement unit location or configuration shall be to the satisfaction of the Chief Planner and Executive Director, City Planning Division; b. the owner shall provide and maintain not less than 10 two-bedroom replacement rental dwelling units at mid-range rents and no more than 10 two-bedroom replacement rental dwelling units with unrestricted rents, for a period of at least 10 years, beginning from the date that each replacement rental dwelling unit is first occupied; c. the owner shall provide ensuite laundry in each replacement rental dwelling unit; d. the owner shall provide all replacement rental dwelling units with a balcony or terrace; e. the owner shall provide tenants of the replacement rental dwelling units with access to all indoor and outdoor amenities in the proposed residential building without passing on the cost of said amenities to existing residents. Access and use of these amenities shall be on the same terms and conditions as any resident of the non-replacement rental dwelling units without the need to pre-book or pay a fee, unless specifically required as customary practices for private bookings; f. the owner shall make available at least 94 vehicle parking spaces to tenants of the 20 replacement rental dwelling units and 164 retained rental dwelling units; g. the owner shall make available at least 78 storage lockers to tenants of the 20 replacement rental dwelling units and 164 retained rental dwelling units; h. the owner shall provide tenant relocation and assistance to all eligible tenants of the existing rental dwelling units to be demolished, including the right to return to a replacement rental dwelling unit, all to the satisfaction of the Chief Planner and Executive Director, City Planning Division; i. the owner shall enter into and register on title to the subject site one or more agreement(s) to secure the conditions outlined in a, b, c, d, e, f, g and h above to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning Division, including an agreement pursuant to Section 111 of the City of Toronto Act, 2006. 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 of the 20 existing rental dwelling units at 75 Broadway 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 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 residential building on the subject site; and e. the execution and registration of a Section 37 Agreement pursuant to the Planning Act, as a matter legal convenience, to secure Recommendation 1 a, b, c, d, e, f, g and h and any other requirements of the Zoning-Bylaw Amendment. 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 Division, has given Preliminary Approval referred to in Recommendation 2 above. 4. City Council authorize the appropriate City officials to take such actions as are necessary to implement the foregoing, including execution of the Section 111 Agreement.
TE7.15amended
This application proposes a 48-storey residential building at 55-61 Charles Street East. The building will be 160.5 metres tall, including the mechanical penthouse, and has a total gross floor area of 45,000 square metres. A total of 541 condominium units and 100 rental replacement units are proposed in the building. A total of 155 parking spaces and 642 bicycle parking spaces are proposed within a 4-level underground garage accessed from Macy Dubois Lane. The proposed building would have a density of 19.71 times the area of the lot. The Rental Housing Demolition application proposes to demolish two existing residential rental apartment buildings containing a total of 100 rental dwelling units and provide replacement of all 100 rental dwelling units within the proposed building. As part of the Section 37 contribution, an off-site property at 218 Carlton Street will be purchased, renovated and transferred to the City by the owner for affordable housing purposes. The City will select an experienced non-profit housing agency through a competitive proposal call to operate the affordable rental apartments under a 50 year lease. The proposed development is consistent with the Provincial Policy Statement (2014) and conforms with A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2019). This report reviews and recommends approval of the application to amend the Zoning By-laws (438-86 and 569-2013). The proposal represents an appropriate redevelopment of the site and presents a built form and public realm that is compatible with the surrounding context. The massing of the building has been revised to provide a better relationship with the public realm and adequate transition to neighbouring properties. This report reviews and recommends approval of the Zoning By-law Amendment and Rental Housing Demolition Applications.
The Toronto and East York Community Council recommends that: 1. City Council amend Zoning By-law 438-86, for the lands at 55-61 Charles Street East substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 8 to the report (June 13, 2019) from the Director, Community Planning, Toronto and East York District. 2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 55-61 Charles Street East substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 9 to the report (June 13, 2019) from the Director, Community Planning, Toronto and East York District. 3. City Council authorizes the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendments as may be required. 4. City Council instruct the City Solicitor to enter into an Agreement pursuant to Section 37 of the Planning Act satisfactory to the City Solicitor, together with satisfactory provisions in the amending By-laws, to secure the following, at the owner's expense, in connection with the development at 55-61 Charles Street East, all to the satisfaction of the Chief Planner and Executive Director, City Planning, the Executive Director, Housing Secretariat and the City Solicitor, with such agreement to be registered to the satisfaction of the City Solicitor: a. The following community benefits are recommended to be secured in a Section 37 Agreement: i. The owner of 218 Carlton Street, shall transfer to the City the property at 218 Carlton Street, renovated and furnished at no cost to the City, for use as affordable rental housing units prior to the earlier of December 31, 2021 or registration of a plan of condominium for 55-61 Charles Street East substantially on the terms and conditions outlined in Attachment 10 to this report and to the satisfaction of the Executive Director, Housing Secretariat, the value for which shall be $6,400,000.00; ii. Prior to February 12, 2020, the owner shall pay to the City the sum of $200,000.00 to be allocated towards the Capital Revolving Reserve Fund for Affordable Housing (XR1058) for pre-development funding at 218 Carlton Street, to the satisfaction of the Executive Director, Housing Secretariat; iii. City Council authorize the Executive Director, Housing Secretariat, to provide capital funding from the Capital Revolving Reserve Fund for Affordable Housing (XR1058) to a not for profit housing provider, in an amount not to exceed $200,000.00 for pre-development funding, at 218 Carlton Street; iv. City Council approve an increase to the 2019 Approved Operating Budget for Shelter, Support and Housing Administration, in coordination with the Executive Director, Housing Secretariat, cost centre FH5795, of $200,000.00 gross, $0 net for affordable housing at 218 Carlton Street, funded from the Capital Revolving Reserve Fund for Affordable Housing (XR1058); v. Prior to the issuance of the first above-grade building permit, the owner shall pay to the City the sum of $1,470,000.00 to be allocated towards the Capital Revolving Reserve Fund for Affordable Housing (XR1058) for existing and/or new affordable housing that may be owned by Toronto Community Housing within Ward 13, to the satisfaction of the Executive Director, Housing Secretariat; vi. Prior to the issuance of the first above-grade building permit, the owner shall pay to the City the sum of $1,660,000.00 to be allocated towards local area park or streetscape improvements located within Ward 13 and within the vicinity of the subject lands, to the satisfaction of the Chief Planner and Executive Director, City Planning, in consultation with the Ward Councillor, the General Manager, Parks, Forestry and Recreation and the General Manager, Transportation Services; vii. Prior to the issuance of the first above-grade building permit, the owner shall pay to the City the sum of $1,670,000.00 to be allocated towards community, cultural, or recreational facilities capital improvements within Ward 13; viii. The cash contributions outlined in Recommendation a. ii., v., vi. and vii. above are to be indexed upwardly in accordance with the Statistics Canada Non-Residential Construction Price Index for the Toronto Census Metropolitan Area, reported quarterly by Statistics Canada in Building Construction Price Indexes Publication No. 327-0058, or its successor, and calculated from the date that the Section 37 Agreement is registered on title; ix. In the event the above-noted cash contributions have not been fully used for the intended purpose within three (3) years of the date of the issuance of the first above-grade building permit, the cash contribution may be directed to another purpose, at the discretion of the Chief Planner and Executive Director, 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 subject lands. b. The following matters of convenience are recommended to be secured in a Section 37 Agreement: i. Before introducing the necessary Bills to City Council for enactment, a restriction on the property at 620 Church Street will be secured through a Limiting Distance Agreement between the owner of 55-61 Charles Street East, the owner of 620 Church Street, and the City of Toronto, to the satisfaction of the City Solicitor, which will establish a Limiting Distance Area on the property at 620 Church Street where no new building or structure may be constructed within 25 metres of the building at 55-61 Charles Street East, above a height of 24.5 metres. ii. Before introducing the necessary Bills to City Council for enactment, the owner is required to submit a revised Functional Servicing Report satisfactory to the Chief Engineer and Executive Director, Engineering and Construction Services. iii. The owner shall provide and maintain 140 knock-out panels between units on Levels 9-48 to enable the conversion or combination of two or more units into larger units, and include appropriate provision(s) in any condominium documents to enable any such conversions in the future. iv. The owner shall construct and maintain the development in accordance with Tier 1 performance measures of the Toronto Green Standard, as adopted by Toronto City Council at its meeting held on October 26 and 27, 2009 through the adoption of item PG32.3 of the Planning and Growth Committee, and as updated by Toronto City Council at its meeting held on December 5, 6 and 7, 2017 through the adoption of item PG23.9 of the Planning and Growth Committee, and as may be further amended by City Council from time to time. v. Prior to the issuance of a permit for excavation and shoring work, the owner will submit a Construction Management Plan, to the satisfaction of the Chief Planner and Executive Director, City Planning, the General Manager of Transportation Services, and the Chief Building Official and Executive Director, Toronto Building, in consultation with the Ward Councillor, and thereafter will implement the plan during the course of construction. The Construction Management Plan will include the size and location of construction staging areas, dates of significant concrete pouring, lighting details, construction vehicle parking and queuing locations, refuse storage, site security, site supervisor contact information, a communication strategy with the surrounding community, and any other matters requested by the Chief Planner and Executive Director, City Planning, and the General Manager of Transportation Services, in consultation with the Ward Councillor. 5. City Council approve the application for a Rental Housing Demolition permit in accordance with Chapter 667 of the Toronto Municipal Code to allow for the demolition of one hundred (100) existing rental dwelling units located at 55 Charles Street East and 61 Charles Street East, subject to the following conditions: a. The owner shall provide and maintain one-hundred (100) replacement rental dwelling units, comprised of twenty (20) bachelor units, seventy-five (75) one-bedroom units, and five (5) two-bedroom units, on the subject site for a period of at least twenty (20) years, beginning from the date that each replacement rental dwelling unit is first occupied, and as shown on the architectural plans titled 55 Charles Street East, Rental Floor Plans, dated June 6, 2019. Any revision to these plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning; b. The owner shall, as part of the one-hundred (100) replacement rental dwelling units required above, provide at least four (4) one-bedroom replacement rental dwelling units at affordable rents, and twenty (20) bachelor units, seventy-one (71) one-bedroom units, and five (5) two-bedroom units replacement rental dwelling units at mid-range rents, as defined in the City's Official Plan, all for a period of at least ten (10) years, beginning from the date that each replacement dwelling unit is first occupied; c. The owner shall provide tenants of the replacement rental dwelling units with access to all indoor and outdoor amenities in the proposed rental replacement building at no extra charge. Access and use of these amenities shall be on the same terms and conditions as any other building resident without the need to pre-book or pay a fee, unless specifically required as customary practices for private bookings; d. The owner shall provide at least 35 replacement rental dwelling units with a balcony or terrace; e. The owner shall provide tenants of the replacement rental dwelling units with access to all bicycle parking and visitor parking on the same terms and conditions as any other resident of the building; f. The owner shall make common storage areas available to tenants, with a combined area of no less than 51 metres, with the final number of lockers to be determined at Site Plan Approval; g. The owner shall make available a clothes laundry room to all tenants, containing at least nine (9) washing machines and seven (7) drying machines; h. The owner shall provide tenant relocation and assistance to all eligible tenants occupying the existing rental dwelling units proposed to be demolished, including the right to return to a replacement rental dwelling unit, all to the satisfaction of the Chief Planner and Executive Director, City Planning; and i. The owner shall enter into and register on title one or more agreement(s), pursuant to the City of Toronto Act, 2006, to secure the conditions outlined in (a) through (h) above to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning. 6. City Council authorize the Chief Planner and Executive Director, City Planning to issue the Preliminary Approval for the application under Chapter 667 of the Toronto Municipal Code for the demolition of the one-hundred (100) existing rental dwelling units at 55 and 61 Charles Street East after all of the following have occurred: a. The conditions in Recommendation 5 above have been fully satisfied; b. The Zoning By-law Amendment has come into full force and effect; c. The issuance of the Notice of Approval Conditions for site plan approval by the Chief Planner and Executive Director, City Planning or their designate, pursuant to Section 114 of the City of Toronto Act, 2006; d. The issuance of excavation and shoring permits for the approved structure on the site; and e. The execution and registration of a Section 37 Agreement pursuant to the Planning Act securing Recommendation 5 (a) through (h) and any other requirements of the Zoning By-law Amendment. 7. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Rental Housing Demolition permit under Municipal Code Chapter 667 after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 6 above. 8. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a demolition permit under Section 33 of the Planning Act no earlier than the issuance of the first building permit for excavation and shoring of the development, and after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 6 above, which permit may be included in the demolition permit for Chapter 667 under 363-11.1, of the Municipal Code, on condition that: a. The owner remove all debris and rubble from the site immediately after demolition; b. The owner erect solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building; c. The owner erects a residential building on site no later than four (4) years from the day demolition of the buildings is commenced; and d. Should the owner fail to complete the new building within the time specified in Recommendation 8.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 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. 9. City Council declare surplus the property municipally known as 218 Carlton Street, effective as of the date the City acquires ownership of 218 Carlton Street, with the intended manner of disposal to be by way of a long term lease to a not for profit affordable rental housing provider for the purposes of operating of affordable rental housing for a period of 50 years. 10. City Council authorize all steps necessary to comply with the City's real estate disposal process, as set out in Chapter 213 of the City of Toronto Municipal Code, to be taken. 11. City Council authorize and direct the appropriate City officials to undertake a competitive process for the selection of a not for profit affordable rental housing provider to operate affordable rental housing within the existing building at 218 Carlton Street for a minimum period of at least 50 years, under a long term lease with the City, in consultation with the Ward Councillor. 12. City Council authorize up to 20 affordable rental housing units to be developed on 218 Carlton Street to be exempt from the payment of development charges, building, planning and parkland dedication fees. 13. City Council exempt the up to 20 affordable rental homes to be developed at 218 Carlton Street from taxation for municipal and school purposes for the term of 50 years. 14. City Council authorize City staff to cancel or refund any taxes paid from the by-law exempting the property from taxation. 15. City Council authorize the Executive Director, Housing Secretariat, to negotiate and execute, on behalf of the City, a municipal housing facility agreement (the City's Contribution Agreement), and any other agreements necessary with MOD Developments (Charles) Inc., 2690799 Ontario Inc., or such other related corporation, and a municipal housing facility agreement, and any other agreements necessary with the successful non-profit proponent under the competitive process for an operator, all agreements to secure the financial assistance, being provided and to set out the terms of the development and operation of the new affordable rental homes at 218 Carlton Street on terms and conditions satisfactory to the Executive Director, Housing Secretariat and in a form satisfactory to the City Solicitor. 16. City Council authorize severally each of the Executive Director, Housing Secretariat and the General Manager, Shelter, Support and Housing Administration to execute, on behalf of the City, any security or financing documents required by MOD Developments (Charles) Inc., 2690799 Ontario Inc. or its related corporation, or the successful non-profit proponent under the competitive process for an operator, to secure construction and conventional financing and subsequent refinancing, including any postponement, tripartite agreement, confirmation of status, discharge or consent documents where and when required during the term of the Contribution Agreements, as required by normal business practices, and provided that such documents do not give rise to financial obligations on the part of the City that have not been previously approved by City Council. 17. City Council authorize the Executive Director, Housing Secretariat to provide any consent necessary, pursuant to the Contribution Agreements to assign the Contribution Agreements and to negotiate and enter into any agreements or other documents required to effect such assignment on terms and conditions satisfactory to the Executive Director, Housing Secretariat and in a form satisfactory to the City Solicitor. 18. City Council request the Chief Planner and Executive Director, City Planning to amend Attachment 10 to the report (June 13, 2019) from the Director, Community Planning, Toronto and East York District, as follows: Delete paragraph (c) and replace it with the following new paragraph (c): "All closing costs for 218 Carlton Street, including but not limited to land transfer tax and registration fees, related to both the purchase of 218 Carlton Street by the Owner and the acquisition of 218 Carlton Street from the Owner by the City shall be the sole responsibility of the Owner." 19. City Council direct the Chief Planner and Executive Director, City Planning and the applicant, in consultation with City Planning, Transportation Services, Parks, Forestry and Recreation and any other necessary City officials, to create a working group and to consult with the local community as part of the Site Plan process, including the local residents association and other stakeholders, on the following prior to the issuance of Final Site Plan Approval pursuant to Section 114 of the City of Toronto Act: a construction and traffic management plan, landscape and public realm plans, building materials and lighting, and other issues as identified by the Ward Councillor. 20. City Council authorize the appropriate City officials to take such actions as are necessary to implement the recommendations above, including execution of the Section 37 Agreement, Section 111 Agreement, and other related agreements.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council amend Zoning By-law 438-86, for the lands at 55-61 Charles Street East substantially in accordance with the draft Zoning By-law Amendment attached as Attachment No. 8 to the June 13, 2019 report from the Director, Community Planning, Toronto and East York District. 2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 55-61 Charles Street East substantially in accordance with the draft Zoning By-law Amendment attached as Attachment No. 9 to the June 13, 2019 report from the Director, Community Planning, Toronto and East York District. 3. City Council authorizes the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendments as may be required. 4. City Council instruct the City Solicitor to enter into an Agreement pursuant to Section 37 of the Planning Act satisfactory to the City Solicitor, together with satisfactory provisions in the amending By-laws, to secure the following, at the owner's expense, in connection with the development at 55-61 Charles Street East, all to the satisfaction of the Chief Planner and Executive Director, City Planning, the Executive Director, Housing Secretariat and the City Solicitor, with such agreement to be registered to the satisfaction of the City Solicitor: a. The following community benefits are recommended to be secured in a Section 37 Agreement: i. The owner of 218 Carlton Street, shall transfer to the City the property at 218 Carlton Street, renovated and furnished at no cost to the City, for use as affordable rental housing units prior to the earlier of December 31, 2021 or registration of a plan of condominium for 55-61 Charles Street East substantially on the terms and conditions outlined in Attachment 10 to this report and to the satisfaction of the Executive Director, Housing Secretariat, the value for which shall be $6,400,000.00; ii. Prior to February 12, 2020, the owner shall pay to the City the sum of $200,000.00 to be allocated towards the Capital Revolving Reserve Fund for Affordable Housing (XR1058) for pre-development funding at 218 Carlton Street, to the satisfaction of the Executive Director, Housing Secretariat; iii. City Council authorize the Executive Director, Housing Secretariat, to provide capital funding from the Capital Revolving Reserve Fund for Affordable Housing (XR1058) to a not for profit housing provider, in an amount not to exceed $200,000.00 for pre-development funding, at 218 Carlton Street; iv. City Council approve an increase to the 2019 Approved Operating Budget for Shelter, Support and Housing Administration, in coordination with the Executive Director, Housing Secretariat, cost centre FH5795, of $200,000.00 gross, $0 net for affordable housing at 218 Carlton Street, funded from the Capital Revolving Reserve Fund for Affordable Housing (XR1058); v. Prior to the issuance of the first above-grade building permit, the owner shall pay to the City the sum of $1,470,000.00 to be allocated towards the Capital Revolving Reserve Fund for Affordable Housing (XR1058) for existing and/or new affordable housing that may be owned by Toronto Community Housing within Ward 13, to the satisfaction of the Executive Director, Housing Secretariat; vi. Prior to the issuance of the first above-grade building permit, the owner shall pay to the City the sum of $1,660,000.00 to be allocated towards local area park or streetscape improvements located within Ward 13 and within the vicinity of the subject lands, to the satisfaction of the Chief Planner and Executive Director, City Planning, in consultation with the Ward Councillor, the General Manager, PF&R and the General Manager, Transportation Services; vii. Prior to the issuance of the first above-grade building permit, the owner shall pay to the City the sum of $1,670,000.00 to be allocated towards community, cultural, or recreational facilities capital improvements within Ward 13; viii. The cash contributions outlined in (ii), (v), (vi) and (vii) above are to be indexed upwardly in accordance with the Statistics Canada Non-Residential Construction Price Index for the Toronto Census Metropolitan Area, reported quarterly by Statistics Canada in Building Construction Price Indexes Publication No. 327-0058, or its successor, and calculated from the date that the Section 37 Agreement is registered on title; ix. In the event the above-noted cash contributions have not been fully used for the intended purpose within three (3) years of the date of the issuance of the first above-grade building permit, the cash contribution may be directed to another purpose, at the discretion of the Chief Planner and Executive Director, City Planning Division, 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 subject lands. b. The following matters of convenience are recommended to be secured in a Section 37 Agreement: i. Before introducing the necessary Bills to City Council for enactment, a restriction on the property at 620 Church Street will be secured through a Limiting Distance Agreement between the owner of 55-61 Charles Street East, the owner of 620 Church Street, and the City of Toronto, to the satisfaction of the City Solicitor, which will establish a Limiting Distance Area on the property at 620 Church Street where no new building or structure may be constructed within 25 metres of the building at 55-61 Charles Street East, above a height of 24.5 metres. ii. Before introducing the necessary Bills to City Council for enactment, the owner is required to submit a revised Functional Servicing Report satisfactory to the Chief Engineer & Executive Director, Engineering & Construction Services. iii. The owner shall provide and maintain 140 knock-out panels between units on Levels 9-48 to enable the conversion or combination of two or more units into larger units, and include appropriate provision(s) in any condominium documents to enable any such conversions in the future. iv. The owner shall construct and maintain the development in accordance with Tier 1 performance measures of the Toronto Green Standard, as adopted by Toronto City Council at its meeting held on October 26 and 27, 2009 through the adoption of item PG32.3 of the Planning and Growth Committee, and as updated by Toronto City Council at its meeting held on December 5, 6 and 7, 2017 through the adoption of item PG23.9 of the Planning and Growth Committee, and as may be further amended by City Council from time to time. v. Prior to the issuance of a permit for excavation and shoring work, the owner will submit a Construction Management Plan, to the satisfaction of the Chief Planner and Executive Director, City Planning Division, the General Manager of Transportation Services, and the Chief Building Official, in consultation with the Ward Councillor, and thereafter will implement the plan during the course of construction. The Construction Management Plan will include the size and location of construction staging areas, dates of significant concrete pouring, lighting details, construction vehicle parking and queuing locations, refuse storage, site security, site supervisor contact information, a communication strategy with the surrounding community, and any other matters requested by the Chief Planner and Executive Director, City Planning, and the General Manager of Transportation Services, in consultation with the Ward Councillor. 5. City Council approve the application for a Rental Housing Demolition permit in accordance with Chapter 667 of the Toronto Municipal Code to allow for the demolition of one hundred (100) existing rental dwelling units located at 55 Charles Street East and 61 Charles Street East, subject to the following conditions: a. The owner shall provide and maintain one-hundred (100) replacement rental dwelling units, comprised of twenty (20) bachelor units, seventy-five (75) one-bedroom units, and five (5) two-bedroom units, on the subject site for a period of at least twenty (20) years, beginning from the date that each replacement rental dwelling unit is first occupied, and as shown on the architectural plans titled 55 Charles Street East, Rental Floor Plans, dated April 30, 2019. Any revision to these plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning; b. The owner shall, as part of the one-hundred (100) replacement rental dwelling units required above, provide at least four (4) one-bedroom replacement rental dwelling units at affordable rents, and twenty (20) bachelor units, seventy-one (71) one-bedroom units, and five (5) two-bedroom units replacement rental dwelling units at mid-range rents, as defined in the City's Official Plan, all for a period of at least ten (10) years, beginning from the date that each replacement dwelling unit is first occupied; c. The owner shall provide tenants of the replacement rental dwelling units with access to all indoor and outdoor amenities in the proposed rental replacement building at no extra charge. Access and use of these amenities shall be on the same terms and conditions as any other building resident without the need to pre-book or pay a fee, unless specifically required as customary practices for private bookings; d. The owner shall provide at least 35 replacement rental dwelling units with a balcony or terrace; e. The owner shall provide tenants of the replacement rental dwelling units with access to all bicycle parking and visitor parking on the same terms and conditions as any other resident of the building; f. The owner shall make common storage areas available to tenants, with a combined area of no less than 51 metres, with the final number of lockers to be determined at Site Plan Approval; g. The owner shall make available a clothes laundry room to all tenants, containing at least nine (9) washing machines and seven (7) drying machines; h. The owner shall provide tenant relocation and assistance to all eligible tenants occupying the existing rental dwelling units proposed to be demolished, including the right to return to a replacement rental dwelling unit, all to the satisfaction of the Chief Planner and Executive Director, City Planning; and i. The owner shall enter into and register on title one or more agreement(s), pursuant to the City of Toronto Act, 2006, to secure the conditions outlined in (a) through (h) above to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning. 6. City Council authorize the Chief Planner and Executive Director, City Planning to issue the Preliminary Approval for the application under Chapter 667 of the Toronto Municipal Code for the demolition of the one-hundred (100) existing rental dwelling units at 55 and 61 Charles Street East after all of the following have occurred: a. The conditions in Recommendation 5 above have been fully satisfied; b. The Zoning By-law Amendment has come into full force and effect; c. The issuance of the Notice of Approval Conditions for site plan approval by the Chief Planner and Executive Director, City Planning or their designate, pursuant to Section 114 of the City of Toronto Act, 2006; d. The issuance of excavation and shoring permits for the approved structure on the site; and e. The execution and registration of a Section 37 Agreement pursuant to the Planning Act securing Recommendation 5 (a) through (h) and any other requirements of the Zoning By-law Amendment. 7. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Rental Housing Demolition permit under Municipal Code Chapter 667 after the Chief Planner and Executive Director, City Planning Division has given Preliminary Approval referred to in Recommendation 6 above. 8. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a demolition permit under Section 33 of the Planning Act no earlier than the issuance of the first building permit for excavation and shoring of the development, and after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 6 above, which permit may be included in the demolition permit for Chapter 667 under 363-11.1, of the Municipal Code, on condition that: a. The owner remove all debris and rubble from the site immediately after demolition; b. The owner erect solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building; c. The owner erects a residential building on site no later than four (4) years from the day demolition of the buildings is commenced; and d. Should the owner fail to complete the new building within the time specified in condition (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 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. 9. City Council declare surplus the property municipally known as 218 Carlton Street, effective as of the date the City acquires ownership of 218 Carlton Street, with the intended manner of disposal to be by way of a long term lease to a not for profit affordable rental housing provider for the purposes of operating of affordable rental housing for a period of 50 years. 10. City Council authorize all steps necessary to comply with the City's real estate disposal process, as set out in Chapter 213 of the City of Toronto Municipal Code, to be taken. 11. City Council authorize and direct the appropriate City officials to undertake a competitive process for the selection of a not for profit affordable rental housing provider to operate affordable rental housing within the existing building at 218 Carlton Street for a minimum period of at least 50 years, under a long term lease with the City, in consultation with the Ward Councillor. 12. City Council authorize up to 20 affordable rental housing units to be developed on 218 Carlton Street to be exempt from the payment of development charges, building, planning and parkland dedication fees. 13. City Council exempt the up to 20 affordable rental homes to be developed at 218 Carlton Street from taxation for municipal and school purposes for the term of 50 years. 14. City Council authorize City staff to cancel or refund any taxes paid from the by-law exempting the property from taxation. 15. City Council authorize the Executive Director, Housing Secretariat, to negotiate and execute, on behalf of the City, a municipal housing facility agreement (the City's Contribution Agreement), and any other agreements necessary with MOD Developments (Charles) Inc., 2690799 Ontario Inc., or such other related corporation, and a municipal housing facility agreement, and any other agreements necessary with the successful non-profit proponent under the competitive process for an operator, all agreements to secure the financial assistance, being provided and to set out the terms of the development and operation of the new affordable rental homes at 218 Carlton Street on terms and conditions satisfactory to the Executive Director, Housing Secretariat and in a form satisfactory to the City Solicitor. 16. City Council authorize severally each of the Executive Director, Housing Secretariat and the General Manager, Shelter, Support and Housing Administration to execute, on behalf of the City, any security or financing documents required by MOD Developments (Charles) Inc., 2690799 Ontario Inc. or its related corporation, or the successful non-profit proponent under the competitive process for an operator, to secure construction and conventional financing and subsequent refinancing, including any postponement, tripartite agreement, confirmation of status, discharge or consent documents where and when required during the term of the Contribution Agreements, as required by normal business practices, and provided that such documents do not give rise to financial obligations on the part of the City that have not been previously approved by City Council. 17. City Council authorize the Executive Director, Housing Secretariat to provide any consent necessary, pursuant to the Contribution Agreements to assign the Contribution Agreements and to negotiate and enter into any agreements or other documents required to effect such assignment on terms and conditions satisfactory to the Executive Director, Housing Secretariat and in a form satisfactory to the City Solicitor. 18. City Council authorize the appropriate City officials to take such actions as are necessary to implement the foregoing, including execution of the Section 37 Agreement, Section 111 Agreement, and other related agreements.
TE7.16amended
This application proposes to permit a 65-storey Class A office building and a 3-storey glass pavilion at the south end of the Commerce Court complex that will add 169,993 square metres of non-residential gross floor area, resulting in a total gross floor area of 361,560 square metres to the complex. The application also includes the retention of the heritage listed 8-storey Hotel Mossop building at 56 Yonge Street. The heritage designated Commerce Court complex will be altered to accommodate the new buildings, which includes the demolition of the existing 6-storey Commerce Court South building and the 13-storey Commerce Court East building. The façades of the east building will be reconstructed and incorporated into the new office building. The Commerce Court West and Commerce Court North buildings are being retained. The proposed development is consistent with the Provincial Policy Statement (2014) and conforms with the Growth Plan for the Greater Golden Horseshoe (2019). This report reviews and recommends approval of the application to amend the Zoning By-laws.
The Toronto and East York Community Council recommends that: 1. City Council amend Zoning By-law 438-86, for the lands at 56 Yonge Street, 21 Melinda Street, 18 to 30 Wellington Street West, 187 to 199 Bay Street and 25 King Street West substantially in accordance with the draft Zoning By-law Amendment to be submitted directly to City Council on July 16, 2019. 2. City Council amend Zoning By-law 569-2013, for the lands at 56 Yonge Street, 21 Melinda Street, 18 to 30 Wellington Street West, 187 to 199 Bay Street and 25 King Street West substantially in accordance with the draft Zoning By-law Amendment to be submitted directly to City Council on July 16, 2019. 3. City Council authorizes the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendments as may be required. 4. Before introducing the Bills for the Zoning By-law Amendments to City Council for enactment, the owner shall: a) Enter into a Heritage Easement Agreement with the City for the properties at 199 Bay Street, 25 King Street West and 56 Yonge Street in accordance with the plans and drawings last revised on April 29, 2019, prepared by Adamson Associates Architects, and on file with the Senior Manager, Heritage Preservation Services, the Heritage Impact Assessment prepared by ERA Architects Inc. dated December 18, 2017 and revised March 13, 2019, and in accordance with the Conservation Plan required in Recommendation 4.b) below, to the satisfaction of the Senior Manager, Heritage Preservation Services including registration of such agreement to the satisfaction of the City Solicitor; b) Provide a detailed Conservation Plan, prepared by a qualified heritage consultant, that is consistent with the conservation strategy set out in the Heritage Impact Assessment for 199 Bay Street, 25 King Street West and 56 Yonge Street prepared by ERA Architects Inc. dated December 18, 2017 and revised March 13, 2019, to the satisfaction of the Senior Manager, Heritage Preservation Services; and 5. Before introducing the necessary Bills to City Council for enactment, require the owner to enter into an Agreement pursuant to Section 37 of the Planning Act as follows: a) The owner is to provide community benefits having a value to be determined and be allocated to the satisfaction of the Chief Planner and Executive Director, City Planning, in consultation with the Ward Councillor prior to City Council on July 16, 2019; b) The payment amounts referred to in Recommendation 5.a) herein to be increased upwards by indexing in accordance with the Non-residential Construction Price Index for the Toronto CMA, reported by Statistics Canada or its successor, calculated from the date of the Section 37 Agreement to the date the payment is made to the City; c) In the event the cash contributions referred to in Recommendation 5.a) has not been used for the intended purposes within three (3) years of the By-laws coming into full force and effect, the cash contribution may be redirected for another purpose, at the discretion of the Chief Planner and Executive Director, City Planning, in consultation with the Ward Councillor, provided that the purpose is identified in the Toronto Official Plan and will benefit the community in Ward 13; and d) The following matters are also recommended to be secured in the Section 37 Agreement as a legal convenience to support development: i. Prior to the earlier of site plan approval or 30 days following the Zoning By-laws coming into full force and effect, the owner shall withdraw their appeal to Official Plan Amendment 352, and Zoning By-laws 1106-2016 and 1107-2016; ii. That the design of the 3-storey pavilion and the 65-storey tower and structural elements as shown on architectural plans by Adamson Associates dated March 13, 2019 be substantially in accordance with the Approved Plans that form site plan approval, to the satisfaction of the Chief Planner and Executive Director, City Planning; iii. That the owner is to provide a privately-owned publicly-accessible space (POPS) network as shown on the architectural plans by Adamson Associates dated March 13, 2019 and Landscape Plans by Claude Cormier + Associes dated March 13, 2019, and be secured as part of site plan approval, including hours of operation and programming, to the satisfaction of the Chief Planner and Executive Director, City Planning; iv. That the owner pay for and construct any improvements to the municipal infrastructure in connection with the accepted Functional Servicing Report, to be submitted for review and acceptance by the Chief Engineer and Executive Director, Engineering and Construction Services, should it be determined that improvements to such infrastructure are required to support the development; v. That the owner implements the mitigation measures identified in the Pedestrian Wind Study dated April 30, 2019 by RWDI, secured as part of site plan approval, to the satisfaction of the Chief Planner and Executive Director, City Planning; vi. The owner shall construct and maintain the development in accordance with Tier 1 performance measures of the Toronto Green Standard, as adopted by Toronto City Council at its meeting held on October 26 and 27, 2009 through the adoption of item PG32.3 of the Planning and Growth Committee, and as updated by Toronto City Council at its meeting held on December 5, 6 and 7, 2017 through the adoption of item PG23.9 of the Planning and Growth Committee, and as may be further amended by City Council from time to time; vii. Comply with the City's Tree By-laws, including a tree planting plan, to the satisfaction of the Supervisor, Tree Protection & Plan Review, Urban Forestry, Parks Forestry and Recreation Division; viii. That prior to final site plan approval the owner shall: A. Provide final site plan drawings substantially in accordance with the approved Conservation Plan required in Recommendation 4.b) above to the satisfaction of the Senior Manager, Heritage Preservation Services; B. Have obtained final approval for the necessary Zoning By-law Amendment required for the subject property, such Amendment to have come into full force and effect; C. Provide a detailed landscape plan for the subject property, satisfactory to the Senior Manager, Heritage Preservation Services; D. Provide a Heritage Lighting Plan that describes how the exterior of the heritage properties will be sensitively illuminated to enhance their heritage character to the satisfaction of the Senior Manager, Heritage Preservation Services and thereafter shall implement such Plan to the satisfaction of the Senior Manager Heritage Preservation Services; E. Submit a Signage Plan to the satisfaction of the Senior Manager, Heritage Preservation Services; F. The owner submits an acceptable functional plan illustrating the proposed widening of the northerly boulevard along Wellington Street West between Yonge Street to Bay Street and the associated modifications in the pavement marking and road signs, to the satisfaction of the General Manager, Transportation Services; G. The owner enters into a Municipal Infrastructure Agreement in respect of the northerly boulevard widening along Wellington Street West, as generally shown on the architectural plans by Adamson Associated Dated March 13, 2019, to the satisfaction of the General Manager, Transportation Services; H. The owner to pay all costs associated with the proposed boulevard extension along the Wellington Street West frontage of the building between Yonge Street to Bay Street including pavement marking and signing plans required as a result of the boulevard extension identified in Recommendations 5.d) viii. F. and G.; and I. The owner makes satisfactory arrangements for work on the north-south City-owned public laneway and provide financial security, in an amount to be determined, all to the satisfaction to the General Manager, Transportation Services. ix. That prior to the issuance of any permit for all or any part of the properties at 199 Bay Street, 25 King Street West and 56 Yonge Street, including a heritage permit or a building permit, but excluding permits for repairs and maintenance and usual and minor works for the existing heritage building as are acceptable to the Senior Manager, Heritage Preservation Services, the owner shall: A. Have obtained final approval for the necessary Zoning By-law Amendment required for the subject property, such Amendment to have come into full force and effect; B. Provide building permit drawings, including notes and specifications for the conservation and protective measures identified in the approved Conservation Plan as required in Recommendation 4.b) above including a description of materials and finishes, to be prepared by the project architect and a qualified heritage consultant to the satisfaction of the Senior Manager, Heritage Preservation Services; and C. Provide a Letter of Credit, including provision for upwards indexing, in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Preservation Services to secure all work included in the approved Conservation Plan Lighting and Interpretation Plan; and x. That prior to the release of the Letter of Credit required in Recommendation 5.d) ix.C. above, the owner shall: A. Provide a letter of substantial completion prepared and signed by a qualified heritage consultant confirming that the required conservation work and the required interpretive work has been completed in accordance with the Conservation Plan and Interpretation Plan and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Preservation Services; and B. Provide replacement Heritage Easement Agreement photographs to the satisfaction of the Senior Manager, Heritage Preservation Services.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council amend Zoning By-law 438-86, for the lands at 56 Yonge Street, 21 Melinda Street, 18 to 30 Wellington Street West, 187 to 199 Bay Street and 25 King Street West substantially in accordance with the draft Zoning By-law Amendment attached as Attachment No. 8 to the June 18, 2019 report from the Director, Community Planning, Toronto and East York District. 2. City Council amend Zoning By-law 569-2013, for the lands at 56 Yonge Street, 21 Melinda Street, 18 to 30 Wellington Street West, 187 to 199 Bay Street and 25 King Street West substantially in accordance with the draft Zoning By-law Amendment attached as Attachment No. 9 to the June 18, 2019 report from the Director, Community Planning, Toronto and East York District. 3. City Council authorizes the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendments as may be required. 4. Before introducing the Bills for the Zoning By-law Amendments to City Council for enactment, the owner shall: a) Enter into a Heritage Easement Agreement with the City for the properties at 199 Bay Street, 25 King Street West and 56 Yonge Street in accordance with the plans and drawings last revised on April 29, 2019, prepared by Adamson Associates Architects, and on file with the Senior Manager, Heritage Preservation Services, the Heritage Impact Assessment prepared by ERA Architects Inc. dated December 18, 2017 and revised March 13, 2019, and in accordance with the Conservation Plan required in Recommendation 4.b) below, to the satisfaction of the Senior Manager, Heritage Preservation Services including registration of such agreement to the satisfaction of the City Solicitor; b) Provide a detailed Conservation Plan, prepared by a qualified heritage consultant, that is consistent with the conservation strategy set out in the Heritage Impact Assessment for 199 Bay Street, 25 King Street West and 56 Yonge Street prepared by ERA Architects Inc. dated December 18, 2017 and revised March 13, 2019, to the satisfaction of the Senior Manager, Heritage Preservation Services; and 5. Before introducing the necessary Bills to City Council for enactment, require the owner to enter into an Agreement pursuant to Section 37 of the Planning Act as follows: a) The owner shall provide community benefits having a value to be determined and be allocated to the satisfaction of the Chief Planner and Executive Director, City Planning Division, in consultation with the Ward Councillor: b) The payment amounts referred to in Recommendation 5.a) herein to be increased upwards by indexing in accordance with the Non-residential Construction Price Index for the Toronto CMA, reported by Statistics Canada or its successor, calculated from the date of the Section 37 Agreement to the date the payment is made to the City; c) In the event the cash contributions referred to in Recommendation 5.a) has not been used for the intended purposes within three (3) years of the By-laws coming into full force and effect, the cash contribution may be redirected for another purpose, at the discretion of the Chief Planner and Executive Director, City Planning Division, in consultation with the Ward Councillor, provided that the purpose is identified in the Toronto Official Plan and will benefit the community in Ward 13; and d) The following matters are also recommended to be secured in the Section 37 Agreement as a legal convenience to support development: i. Prior to the earlier of site plan approval or 30 days following the Zoning By-laws coming into full force and effect, the owner shall withdraw their appeal to Official Plan Amendment 352, and Zoning By-laws 1106-2016 and 1107-2016; ii. That the design of the 3-storey pavilion and the 65-storey tower and structural elements as shown on architectural plans by Adamson Associates dated March 13, 2019 be substantially in accordance with the Approved Plans that form site plan approval, to the satisfaction of the Chief Planner and Executive Director, City Planning Division; iii. That the owner is to provide a privately-owned publicly-accessible space (POPS) network as shown on the architectural plans by Adamson Associates dated March 13, 2019 and Landscape Plans by Claude Cormier + Associes dated March 13, 2019, and be secured as part of site plan approval, including hours of operation and programming, to the satisfaction of the Chief Planner and Executive Director, City Planning Division; iv. That the owner pay for and construct any improvements to the municipal infrastructure in connection with the accepted Functional Servicing Report, to be submitted for review and acceptance by the Chief Engineer & Executive Director, Engineering & Construction Services, should it be determined that improvements to such infrastructure are required to support the development; v. That the owner implements the mitigation measures identified in the Pedestrian Wind Study dated April 30, 2019 by RWDI, secured as part of site plan approval, to the satisfaction of the Chief Planner and Executive Director, City Planning Division; vi. The owner shall construct and maintain the development in accordance with Tier 1 performance measures of the Toronto Green Standard, as adopted by Toronto City Council at its meeting held on October 26 and 27, 2009 through the adoption of item PG32.3 of the Planning and Growth Committee, and as updated by Toronto City Council at its meeting held on December 5, 6 and 7, 2017 through the adoption of item PG23.9 of the Planning and Growth Committee, and as may be further amended by City Council from time to time; vii. Comply with the City's Tree By-laws, including a tree planting plan, to the satisfaction of the Supervisor, Tree Protection & Plan Review, Urban Forestry, Parks Forestry & Recreation Division; viii. That prior to final site plan approval the owner shall: A. Provide final site plan drawings substantially in accordance with the approved Conservation Plan required in Recommendation 4.b) above to the satisfaction of the Senior Manager, Heritage Preservation Services; B. Have obtained final approval for the necessary Zoning By-law Amendment required for the subject property, such Amendment to have come into full force and effect; C. Provide a detailed landscape plan for the subject property, satisfactory to the Senior Manager, Heritage Preservation Services; D. Provide a Heritage Lighting Plan that describes how the exterior of the heritage properties will be sensitively illuminated to enhance their heritage character to the satisfaction of the Senior Manager, Heritage Preservation Services and thereafter shall implement such Plan to the satisfaction of the Senior Manager Heritage Preservation Services; E. Submit a Signage Plan to the satisfaction of the Senior Manager, Heritage Preservation Services; F. The owner submits an acceptable functional plan illustrating the proposed widening of the northerly boulevard along Wellington Street West between Yonge Street to Bay Street and the associated modifications in the pavement marking and road signs, to the satisfaction of the General Manager, Transportation Services; G. The owner enters into a Municipal Infrastructure Agreement in respect of the northerly boulevard widening along Wellington Street West, as generally shown on the architectural plans by Adamson Associated Dated March 13, 2019, to the satisfaction of the General Manager, Transportation Services; H. The owner to pay all costs associated with the proposed boulevard extension along the Wellington Street West frontage of the building between Yonge Street to Bay Street including pavement marking and signing plans required as a result of the boulevard extension identified in Recommendations 5.d) viii. F. and G.; and I. The owner makes satisfactory arrangements for work on the north-south City-owned public laneway and provide financial security, in an amount to be determined, all to the satisfaction to the General Manager, Transportation Services. ix. That prior to the issuance of any permit for all or any part of the properties at 199 Bay Street, 25 King Street West and 56 Yonge Street, including a heritage permit or a building permit, but excluding permits for repairs and maintenance and usual and minor works for the existing heritage building as are acceptable to the Senior Manager, Heritage Preservation Services, the owner shall: A. Have obtained final approval for the necessary Zoning By-law Amendment required for the subject property, such Amendment to have come into full force and effect; B. Provide building permit drawings, including notes and specifications for the conservation and protective measures identified in the approved Conservation Plan as required in Recommendation 4.b) above including a description of materials and finishes, to be prepared by the project architect and a qualified heritage consultant to the satisfaction of the Senior Manager, Heritage Preservation Services; and C. Provide a Letter of Credit, including provision for upwards indexing, in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Preservation Services to secure all work included in the approved Conservation Plan Lighting and Interpretation Plan; and x. That prior to the release of the Letter of Credit required in Recommendation 5.d) ix.C. above, the owner shall: A. Provide a letter of substantial completion prepared and signed by a qualified heritage consultant confirming that the required conservation work and the required interpretive work has been completed in accordance with the Conservation Plan and Interpretation Plan and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Preservation Services; and B. Provide replacement Heritage Easement Agreement photographs to the satisfaction of the Senior Manager, Heritage Preservation Services.
TE7.17adopted
This report recommends that City Council approve the alterations proposed for the heritage properties located at 199 Bay Street, 25 King Street West and 56 Yonge Street in connection with a proposed development of the subject properties, that Council grant authority to enter into a Heritage Easement Agreement for the subject properties and that Council state its intention to designate the property at 56 Yonge Street under Part IV, Section 29 of the Ontario Heritage Act, and state its intention to amend former City of Toronto By-law 539-91 to reflect the proposed alterations.
The Toronto and East York Community Council recommends that: 1. City Council state its intention to designate the property at 56 Yonge Street under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance: 56 Yonge Street (Reasons for Designation) attached as Attachment 6 to this report from the Senior Manager, Heritage Preservation Services. 2. If there are no objections to the designations in accordance with the Ontario Heritage Act, City Council authorize the City Solicitor to introduce the bill in Council designating the property under Part IV, Section 29 of the Ontario Heritage Act. 3. If there are objections in accordance with the Ontario Heritage Act, City Council direct the City Clerk to refer the designation to the Conservation Review Board. 4. If the designation is referred to the Conservation Review Board, City Council authorize the City Solicitor and appropriate staff to attend any hearing held by the Conservation Review Board in support of Council's decision on the designation of the property. 5. City Council approve the alterations to the heritage properties at 199 Bay Street, 25 King Street West, and 56 Yonge Street, in accordance with Section 33 of the Ontario Heritage Act, to allow for the construction of a new commercial office building on the lands known municipally in the year 2019 as 199 Bay Street, 25 King Street West, and 56 Yonge Street (including the entrance addresses of 21 Melinda Street, 187 Bay Street and, 18-30 Wellington Street West), with such alterations substantially in accordance with plans and drawings last revised on April 29, 2019, prepared by Adamson Associates Architects, and on file with the Senior Manager, Heritage Preservation Services; and the Heritage Impact Assessment (HIA), prepared by ERA Architects Inc. dated December 18, 2017 and revised March 13, 2019, and on file with the Senior Manager, Heritage Preservation Services, all subject to and in accordance with a Conservation Plan satisfactory to the Senior Manager, Heritage Preservation Services and subject to the following additional conditions: a. That prior to the introduction of the bills for such Zoning By-law Amendment by City Council, the owner shall: 1. Enter into a Heritage Easement Agreement with the City for the properties at 199 Bay Street, 25 King Street West and 56 Yonge Street in accordance with the plans and drawings last revised on April 29, 2019, prepared by Adamson Associates Architects, and on file with the Senior Manager, Heritage Preservation Services, the Heritage Impact Assessment prepared by ERA Architects Inc. dated December 18, 2017 and revised March 13, 2019, and in accordance with the Conservation Plan required in Recommendation 5.a.2 below, to the satisfaction of the Senior Manager, Heritage Preservation Services including registration of such agreement to the satisfaction of the City Solicitor; 2. Provide a detailed Conservation Plan, prepared by a qualified heritage consultant, that is consistent with the conservation strategy set out in the Heritage Impact Assessment for 199 Bay Street, 25 King Street West and 56 Yonge Street prepared by ERA Architects Inc. dated December 18, 2017 and revised March 13, 2019, to the satisfaction of the Senior Manager, Heritage Preservation Services; 3. Enter into and register on the property at 199 Bay Street, 25 King Street West and 56 Yonge Street one or more agreements with the City pursuant to Section 37 of the Planning Act to the satisfaction of the City Solicitor, the Chief Planner and Executive Director, City Planning, and the Senior Manager, Heritage Preservation Services with such facilities, services and matters to be set forth in the related site specific Zoning By-law Amendment giving rise to the proposed alterations. b. That prior to final Site Plan approval for the proposed Zoning By-law Amendment by City Council, for the property located at 199 Bay Street, 25 King Street West and 56 Yonge Street: 1. Provide final site plan drawings substantially in accordance with the approved Conservation Plan required in Recommendation 5.a.2 above to the satisfaction of the Senior Manager, Heritage Preservation Services; 2. Have obtained final approval for the necessary Zoning By-law Amendment required for the subject property, such Amendment to have come into full force and effect; 3. Provide a detailed landscape plan for the subject property, satisfactory to the Senior Manager, Heritage Preservation Services; 4. Provide a Heritage Lighting Plan that describes how the exterior of the heritage properties will be sensitively illuminated to enhance their heritage character to the satisfaction of the Senior Manager, Heritage Preservation Services and thereafter shall implement such Plan to the satisfaction of the Senior Manager Heritage Preservation Services; 5. Submit a Signage Plan to the satisfaction of the Senior Manager, Heritage Preservation Services; c. That prior to the issuance of any permit for all or any part of the property at 199 Bay Street, 25 King Street West and 56 Yonge Street, including a heritage permit or a building permit, but excluding permits for repairs and maintenance and usual and minor works for the existing heritage building as are acceptable to the Senior Manager, Heritage Preservation Services, the owner shall: 1. Have obtained final approval for the necessary Zoning By-law Amendment required for the subject property, such Amendment to have come into full force and effect; 2. Provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Conservation Plan required in Recommendation 5.a.2 above including a description of materials and finishes, to be prepared by the project architect and a qualified heritage consultant to the satisfaction of the Senior Manager, Heritage Preservation Services; 3. Provide a Letter of Credit, including provision for upwards indexing, in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Preservation Services to secure all work included in the approved Conservation Plan Lighting and Interpretation Plan; 4. Provide full documentation of the Commerce Court South and Commerce Court East buildings, including two (2) printed sets of archival quality 8" x 10" colour photographs with borders in a glossy or semi-gloss finish and one (1) digital set on a CD in tiff format and 600 dpi resolution keyed to a location map, elevations and measured drawings, and copies of all existing interior floor plans and original drawings as may be available, to the satisfaction of the Senior Manager, Heritage Preservation Services; d. That prior to the release of the Letter of Credit required in Recommendation 5.c.3 above, the owner shall: 1. Provide a letter of substantial completion prepared and signed by a qualified heritage consultant confirming that the required conservation work and the required interpretive work has been completed in accordance with the Conservation Plan and Interpretation Plan and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Preservation Services; 2. Provide replacement Heritage Easement Agreement photographs to the satisfaction of the Senior Manager, Heritage Preservation Services; 6. City Council authorize the entering into of a Heritage Easement Agreement under Section 37 of the Ontario Heritage Act with the owner of 199 Bay Street, 25 King Street West and 56 Yonge Street in a form and content satisfactory to the City Solicitor and the Chief Planner and Executive Director, City Planning; 7. City Council authorize the City Solicitor to introduce the necessary bill in Council authorizing the entering into a Heritage Easement Agreement for the property at 199 Bay Street, 25 King Street West, and 56 Yonge Street.
Staff recommendation as filed
The Senior Manager, Heritage Preservation Services, Urban Design, City Planning recommends that: 1. City Council state its intention to designate the property at 56 Yonge Street under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance: 56 Yonge Street (Reasons for Designation) attached as Attachment 6 to this report from the Senior Manager, Heritage Preservation Services. 2. If there are no objections to the designations in accordance with the Ontario Heritage Act, City Council authorize the City Solicitor to introduce the bill in Council designating the property under Part IV, Section 29 of the Ontario Heritage Act. 3. If there are objections in accordance with the Ontario Heritage Act, City Council direct the City Clerk to refer the designation to the Conservation Review Board. 4. If the designation is referred to the Conservation Review Board, City Council authorize the City Solicitor and appropriate staff to attend any hearing held by the Conservation Review Board in support of Council's decision on the designation of the property. 5. City Council approve the alterations to the heritage properties at 199 Bay Street, 25 King Street West, and 56 Yonge Street, in accordance with Section 33 of the Ontario Heritage Act, to allow for the construction of a new commercial office building on the lands known municipally in the year 2019 as 199 Bay Street, 25 King Street West, and 56 Yonge Street (including the entrance addresses of 21 Melinda Street, 187 Bay Street and, 18-30 Wellington Street West), with such alterations substantially in accordance with plans and drawings last revised on April 29, 2019, prepared by Adamson Associates Architects, and on file with the Senior Manager, Heritage Preservation Services; and the Heritage Impact Assessment (HIA), prepared by ERA Architects Inc. dated December 18, 2017 and revised March 13, 2019, and on file with the Senior Manager, Heritage Preservation Services, all subject to and in accordance with a Conservation Plan satisfactory to the Senior Manager, Heritage Preservation Services and subject to the following additional conditions: a. That prior to the introduction of the bills for such Zoning By-law Amendment by City Council, the owner shall: 1. Enter into a Heritage Easement Agreement with the City for the properties at 199 Bay Street, 25 King Street West and 56 Yonge Street in accordance with the plans and drawings last revised on April 29, 2019, prepared by Adamson Associates Architects, and on file with the Senior Manager, Heritage Preservation Services, the Heritage Impact Assessment prepared by ERA Architects Inc. dated December 18, 2017 and revised March 13, 2019, and in accordance with the Conservation Plan required in Recommendation 5.a.2 below, to the satisfaction of the Senior Manager, Heritage Preservation Services including registration of such agreement to the satisfaction of the City Solicitor; 2. Provide a detailed Conservation Plan, prepared by a qualified heritage consultant, that is consistent with the conservation strategy set out in the Heritage Impact Assessment for 199 Bay Street, 25 King Street West and 56 Yonge Street prepared by ERA Architects Inc. dated December 18, 2017 and revised March 13, 2019, to the satisfaction of the Senior Manager, Heritage Preservation Services; 3. Enter into and register on the property at 199 Bay Street, 25 King Street West and 56 Yonge Street one or more agreements with the City pursuant to Section 37 of the Planning Act to the satisfaction of the City Solicitor, the Chief Planner and Executive Director, City Planning, and the Senior Manager, Heritage Preservation Services with such facilities, services and matters to be set forth in the related site specific Zoning By-law Amendment giving rise to the proposed alterations. b. That prior to final Site Plan approval for the proposed Zoning By-law Amendment by City Council, for the property located at 199 Bay Street, 25 King Street West and 56 Yonge Street: 1. Provide final site plan drawings substantially in accordance with the approved Conservation Plan required in Recommendation 5.a.2 above to the satisfaction of the Senior Manager, Heritage Preservation Services; 2. Have obtained final approval for the necessary Zoning By-law Amendment required for the subject property, such Amendment to have come into full force and effect; 3. Provide a detailed landscape plan for the subject property, satisfactory to the Senior Manager, Heritage Preservation Services; 4. Provide a Heritage Lighting Plan that describes how the exterior of the heritage properties will be sensitively illuminated to enhance their heritage character to the satisfaction of the Senior Manager, Heritage Preservation Services and thereafter shall implement such Plan to the satisfaction of the Senior Manager Heritage Preservation Services; 5. Submit a Signage Plan to the satisfaction of the Senior Manager, Heritage Preservation Services; c. That prior to the issuance of any permit for all or any part of the property at 199 Bay Street, 25 King Street West and 56 Yonge Street, including a heritage permit or a building permit, but excluding permits for repairs and maintenance and usual and minor works for the existing heritage building as are acceptable to the Senior Manager, Heritage Preservation Services, the owner shall: 1. Have obtained final approval for the necessary Zoning By-law Amendment required for the subject property, such Amendment to have come into full force and effect; 2. Provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Conservation Plan required in Recommendation 5.a.2 above including a description of materials and finishes, to be prepared by the project architect and a qualified heritage consultant to the satisfaction of the Senior Manager, Heritage Preservation Services; 3. Provide a Letter of Credit, including provision for upwards indexing, in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Preservation Services to secure all work included in the approved Conservation Plan Lighting and Interpretation Plan; 4. Provide full documentation of the Commerce Court South and Commerce Court East buildings, including two (2) printed sets of archival quality 8" x 10" colour photographs with borders in a glossy or semi-gloss finish and one (1) digital set on a CD in tiff format and 600 dpi resolution keyed to a location map, elevations and measured drawings, and copies of all existing interior floor plans and original drawings as may be available, to the satisfaction of the Senior Manager, Heritage Preservation Services; d. That prior to the release of the Letter of Credit required in Recommendation 5.c.3 above, the owner shall: 1. Provide a letter of substantial completion prepared and signed by a qualified heritage consultant confirming that the required conservation work and the required interpretive work has been completed in accordance with the Conservation Plan and Interpretation Plan and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Preservation Services; 2. Provide replacement Heritage Easement Agreement photographs to the satisfaction of the Senior Manager, Heritage Preservation Services; 6. City Council authorize the entering into of a Heritage Easement Agreement under Section 37 of the Ontario Heritage Act with the owner of 199 Bay Street, 25 King Street West and 56 Yonge Street in a form and content satisfactory to the City Solicitor and the Chief Planner and Executive Director, City Planning; 7. City Council authorize the City Solicitor to introduce the necessary bill in Council authorizing the entering into a Heritage Easement Agreement for the property at 199 Bay Street, 25 King Street West, and 56 Yonge Street.
TE7.18amended
263 Logan Avenue and 15 Busy Street - Zoning Amendment Application - Final Report
This application proposes a four-storey, six unit townhouse block that fronts on to 263 Logan Avenue and 15 Busy Street. Each unit will have an integral garage on the first storey, accessed from the rear of the site over a common element drive aisle. The existing commercial parking lot that exists on the site would be reduced and reconfigured. The proposed development is consistent with the Provincial Policy Statement (2014) and conforms with the Growth Plan for the Greater Golden Horseshoe (2019). This report reviews and recommends approval of the application to amend the Zoning By-law. The application represents appropriate and desirable infill redevelopment of a surface parking lot and meets the intent of the Official Plan.
The Toronto and East York Community Council recommends that: 1. City Council amend Zoning By-law 438-86 for the lands at at 263 Logan Avenue and 15 Busy Street substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 6 to the report (June 7, 2019) from the Director, Community Planning, Toronto East York District. 2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 263 Logan Avenue and 15 Busy Street substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 6 to the report (June 7, 2019) from the Director, Community Planning, Toronto East York District. 3. City Council authorizes the City Solicitor to make such stylistic and technical changes to the Draft Zoning By-law Amendments as may be required. 4. The owner is required, as a condition of approval of the Zoning By-law Amendment Application, to pay for and construct any improvements to the municipal infrastructure in connection with the accepted Functional Servicing Report, to be submitted for review and acceptance by the Executive Director, Engineering and Construction Services, should it be determined that improvements to such infrastructure are required to support this development. 5. City Council direct the applicant to establish a Construction Liaison Committee made up of local residents to the satisfaction of the local Councillor and that the Committee is to meet at least bi-weekly at the beginning of construction. 6. City Council direct the applicant to sweep the construction site daily and nightly, or more frequently as needed to be cleared of any construction debris and made safe. 7. City Council direct the applicant to pressure wash the construction site and adjacent sidewalks, laneways and roadways weekly, or more frequently as needed to be cleared of any construction debris and made safe. 8. City Council direct the applicant to ensure that the existing sidewalks and all pedestrian walkways have proper lighting to ensure safety and visibility at all times of the day and night during construction. 9. City Council direct the applicant to clearly consult and communicate all construction, parking and road occupancy impacts with local businesses, residents and resident associations in advance of any physical road modifications during construction. 10. City Council direct the applicant to install appropriate signage and converging mirrors to ensure that pedestrians, cyclists and motorists safety is considered at all times during construction. 11. City Council direct the applicant to post a contact number for the site superintendent on the construction hoarding. 12. City Council direct the applicant to create a publicly accessible website with regular construction updates and post the website address on the subject site - 263 Logan Avenue and 15 Busy Street. 13. City Council direct the applicant to include a minimum of 50 percent of advertisement surface area on the construction hoarding to be allocated to artwork at their sole cost in collaboration with the STEPS Initiative and to the satisfaction of the Ward Councillor.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council amend Zoning By-law 438-86 for the lands at at 263 Logan Avenue and 15 Busy Street substantially in accordance with the draft Zoning By-law Amendment attached as Attachment No. 6 to this report, dated June 7, 2019 from the Director, Community Planning, Toronto East York District. 2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 263 Logan Avenue and 15 Busy Street substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 6 to this report , dated June 7, 2019 from the Director, Community Planning, Toronto East York District. 3. City Council authorizes the City Solicitor to make such stylistic and technical changes to the Draft Zoning By-law Amendments as may be required. 4. The owner is required, as a condition of approval of the Zoning By-law Amendment Application, to pay for and construct any improvements to the municipal infrastructure in connection with the accepted Functional Servicing Report, to be submitted for review and acceptance by the Executive Director, Engineering and Construction Services, should it be determined that improvements to such infrastructure are required to support this development.
TE7.19adopted
Queen-River Secondary Plan - Request for Direction
This report proposes changes to the Queen-River Secondary Plan (the "Secondary Plan"), which was approved by City Council on February 10, 2015, as Official Plan Amendment (OPA) 287 and is now under appeal to the Local Planning Appeal Tribunal (LPAT). The Secondary Plan area is bounded by Dundas Street East to the north, River Street to the west, Queen Street East to the south and Bayview Avenue to the east (see Attachment 1). The Secondary Plan was created to provide an area-specific planning framework for the subject lands that are designated Regeneration Areas on Land Use Map 18 of the Official Plan. The changes proposed by City Planning are largely in response to feedback from the appellants, other parties and the local community. The proposed changes are anticipated to allow the City to settle some or all of the appeals on the Secondary Plan and allow the LPAT to bring some or the entire Plan into effect. Key changes being proposed include the following: Creation of a new Mixed Use Area ("Mixed Use Area E") on the lands at 83-125 River Street, 1-11 Mark Street, 16-18 Defries Street and 2-10 Labatt Avenue to allow for mid-rise mixed-use development and the potential for one or two towers up to 106 metres (approximately 33 storeys) in height; and New affordable housing policy for future developments In Mixed Use Areas 'A', 'D' and 'E'. The proposed changes to the Secondary Plan are consistent with the Provincial Policy Statement (2014) and conform with A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2019).
The Toronto and East York Community Council recommends that: 1. City Council support the proposed changes to the Queen-River Secondary Plan substantially in accordance with the revisions attached as Attachment 3 to the report (June 19, 2019) from the Director, Community Planning, Toronto and East York District. 2. City Council authorizes the City Solicitor to make such stylistic and technical changes to the proposed changes to the Queen-River Secondary Plan as may be required. 3. City Council authorize the City Solicitor, together with appropriate staff, to appear before the Local Planning Appeal Tribunal in support of City Council's decision on the proposed changes to the Queen-River Secondary Plan.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council support the proposed changes to the Queen-River Secondary Plan substantially in accordance with the revisions attached as Attachment 3 to this report. 2. City Council authorizes the City Solicitor to make such stylistic and technical changes to the proposed changes to the Queen-River Secondary Plan as may be required. 3. City Council authorize the City Solicitor, together with appropriate staff, to appear before the Local Planning Appeal Tribunal (LPAT) in support of City Council's decision on the proposed changes to the Queen-River Secondary Plan.
TE7.20forwarded without recommendation
The applications to amend the Official Plan and Zoning By Law propose to allow the construction of a new 32-storey residential building with 330 dwelling units at 230 Oak Street and a new child care facility in the existing apartment building at 230 Oak Street. The existing apartment building will be retrofitted on the lower two floors to provide for the new child care facility and provide additional indoor amenity space. The applications were appealed to the Local Planning Appeal Tribunal (LPAT) in October 2017. An application for Rental Housing Demolition and Conversion under Chapter 667 of the Municipal Code has been submitted to permit the demolition of 6 existing rental dwelling units on the site. The applicant has proposed to replace all existing rental dwelling units to be demolished within the proposed residential building. A separate staff report to address the Rental Housing Demolition and Conversion application will be brought forward at a later date. The proposed development is consistent with the Provincial Policy Statement (2014) and conforms with A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2019). The proposed development has been revised since the original submission to adequately address staff concerns with respect to building height, building separation, proximity to the Don Valley top-of-bank on the east side of the property, and pedestrian connections to Gerrard Street East. This report reviews and recommends that City staff support of the application to amend the Official Plan and Zoning By Law at the Local Planning Appeal Tribunal, subject to conditions.
The Toronto and East York Community Council submits the Item to City Council without recommendation.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council support the revised application to amend the Official Plan, for the lands at 230 Oak Street, substantially in accordance with the draft Official Plan Amendment attached as Attachment 5 to the report dated June 10, 2019, from the Director, Community Planning, Toronto and East York District. 2. City Council support the revised application to amend City of Toronto Zoning By Law 569-2013 for the lands at 230 Oak Street substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 6 to the report dated June 10, 2019, from the Director, Community Planning, Toronto and East York District. 3. City Council support the revised application to amend Zoning By Law 438-86, for the lands at 230 Oak Street, to have the same intent and effect as the draft Zoning By Law Amendment attached as Attachment 6 to the report dated June 10, 2019, from the Director, Community Planning, Toronto and East York District. 4. City Council authorizes 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 authorize the City Solicitor and appropriate City staff to appear before the Local Planning Appeal Tribunal (LPAT) in support of City Council's decision on the proposed Official Plan Amendment and Zoning By Law Amendments. 6. City Council direct the City Solicitor to request the Local Planning Appeal Tribunal to withhold any final Order on the proposed Official Plan Amendment and Zoning By Law Amendment until the following conditions are met: a. The owner submits a fee for the preparation of a Section 37 Agreement to the Customer Service Planning Consultant in Toronto Building, Toronto and East York District, in accordance with City Planning fee schedule in effect at the time of payment; b. The owner has entered into an Agreement pursuant to Section 37 of the Planning Act, or other legal agreement, to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning, and the Section 37 Agreement, or other legal agreement, has been registered on title of the property to the satisfaction of the City Solicitor, that secures the following community benefits and other matters to support the development: i. A cash contribution of $1,200,000.00 for capital improvements to parks and/or streets in Ward 13 in the vicinity of the subject property. The design of the streetscape improvements must comply with the Streetscape Manual or be to the satisfaction of the Chief Planner and Executive Director, City Planning; ii. A cash contribution of $1,200,000.00 for capital improvements to new or existing local community, recreation and/or cultural facilities in Ward 13 in the vicinity of the subject property; iii. Either the provision of on-site affordable rental housing units with a construction cost, excluding land value, of $1,330,000.00, to the satisfaction of the Chief Planner and Executive Director, City Planning, or a cash contribution of $1,330,000.00 for capital improvements to new or existing Toronto Community Housing facilities, including dwelling units, or other affordable housing facilities; iv. The owner agrees to design, construct and maintain two new accessible pedestrian bridges to provide new mid-block pedestrian connections between Gerrard Street East and the subject property, which must each have a minimum width of 3.0 metres and be substantially constructed prior to issuance of the first above-grade building permit for the new tall building, all at the sole expense of the owner. The bridge design must be to the satisfaction of the Chief Planner and Executive Director, City Planning. The community benefit of the two bridges is valued at $670,000.00, which represents approximately one third of the estimated bridge construction costs (the remaining construction costs will be provided by the owner and are not considered a community benefit under Section 37 of the Planning Act). The owner must demonstrate design excellence for the two pedestrian bridges to the satisfaction of the Chief Planner and Executive Director, City Planning. The bridge design must have regard for the character of Gerrard Street East and surrounding lands, integration with the existing railing on Gerrard Street East, appropriate lighting, and consideration for incorporating public art; v. The payments required in items i., ii., iii., and iv. above will be increased by upwards index in accordance with the Non-Residential Building Construction Price Index for the Toronto Census Metropolitan Area, reported by Statistics Canada or its successor, calculated from the date the Section 37 Agreement is registered to the date each such payment is made; vi. In the event the cash contributions required in items i., ii., iii., and iv. above have not been used for the intended purpose within three (3) years of the date of the issuance of the first above-grade building permit, the cash contribution may be directed to 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 subject property; vii. Conveyance to the City of public access easements over two new pedestrian bridges on the subject property that will provide direct access to Gerrard Street East, as well as a public access easement on the subject property between the southerly ends of the pedestrian bridges, to the satisfaction of the General Manager of Transportation Services and the Chief Planner and Executive Director, City Planning; viii. Pursuant to Ontario Regulation 166/06, the owner is required to obtain a Toronto and Region Conservation (TRCA) permit prior to any development and/or site alteration on the subject property; ix. The owner agrees to provide information to the Toronto and Region Conservation Authority that describes how a Limiting Distance Separation Agreement and a Maintenance Easement will be secured through the appropriate development agreement(s), to the satisfaction of Toronto and Region Conservation Authority and prior to approval of a Site Control application and prior to any development and/or site alteration on the subject property; x. In conjunction with a Site Plan Control application, the owner agrees to convey to the City, at nominal cost, prior to the issuance of an above-grade building permit for a new building (Building B) on the subject property, a 4.76-metre wide strip of land to the full extent of the site abutting the west limit of Bayview Avenue, such lands to be free and clear of all encumbrances, save and except for utility poles, in accordance with the City's environmental standards, and subject to a right-of-way for access purposes in favour of the grantor until such time as the said lands have been dedicated for public highway purposes; xi. Prior to issuance of the first above-grade building permit, the owner is required to provide the City with payment-in-lieu of parkland contribution based on a parkland dedication of 714 square metres; xii. The owner must implement the Ravine Stewardship Plan as detailed in Section 8 of the Natural Heritage Impact Study and Ravine Stewardship Plan dated August 2016 prepared by MMM Group. xiii. The owner shall construct and maintain the development in accordance with the version of the Tier 1 performance measures of the Toronto Green Standard that is in effect at the time a Site Plan Control application has been received by the City and has been deemed complete; xiv. The owner agrees to implement any recommended wind mitigation measures identified in a Final Pedestrian Level Wind Study, and, if applicable, any such measures identified in a peer review of the Final Pedestrian Level Wind Study, both to be determined through the review of a Site Plan Control application, to the satisfaction of the Chief Planner and Executive Director, City Planning; xv. The owner shall provide and secure the indoor and outdoor amenity space, and furnishings and appointments thereof, in and adjacent to the existing rental building (Building A) for the use and enjoyment of the tenants of the existing building (Building A) without pass-through of such costs in the rents to tenants. Any proposed changes to the size, location or function of the indoor and amenity spaces as shown in the architectural plans prepared by Sweeny and Co Architects Inc. dated August 15, 2016, shall be to the satisfaction of the Chief Planner and Executive Director, City Planning. The owner agrees to complete the indoor amenity space in the existing building (Building A) and make it available to the existing tenants prior to issuance of the first above-grade building permit for the new building (Building B) or alternative timing to the satisfaction of the Chief Planer and Executive Director, City Planning; xvi. The owner agrees to provide and maintain within the new residential building (Building B) a dwelling unit mix that includes a minimum of 15% three-bedroom dwelling units and a minimum of 25% two-bedroom units; xvii. The owner agrees to secure the rental tenure of 319 existing rental dwelling units to be retained on-site in the existing building (Building A) for a period of at least 20 years beginning from the date that the site-specific zoning by-law amendments come into full force and effect; xviii. Prior to the commencement of any excavation and shoring work, the owner will submit a Construction Management and Community Communication Plan to the satisfaction of the Chief Planner and Executive Director, City Planning, the General Manager of Transportation Services, in consultation with the Ward Councillor, and thereafter shall implement the plan during the course of construction. The Construction Management and Community Communication Plan will include, but not be limited to, the size and location of construction staging areas, location and function of gates, information on concrete pouring, lighting details, construction vehicle parking and queuing locations, alternate parking arrangements for existing residents for the duration of any affected parking spaces used by existing residents, refuse storage, site security, site supervisor contact information, a communication strategy with the surrounding community and existing tenants, and any other matters requested by the Chief Planner and Executive Director, City Planning, or the General Manager of Transportation Services, in consultation with the Ward Councillor; xix. The owner agrees to pay for and construct any improvements to the municipal infrastructure in connection with the site servicing assessment, should it be determined that upgrades are required to the infrastructure to support this development; xx. The owner agrees to haul off-site any private water until the end of the construction dewatering phase. In the absence of a short-term discharge approval, the owner shall ensure any private water (including but not limited to groundwater and construction wastewater) collected from the subject property is hauled away using a hauler approved by The Ministry of the Environment, Conservation and Parks (MOECP) to ensure that no water is discharged directly or indirectly into the City's sewage works and thereby comply with Municipal Code Chapter 681-Sewers; xxi. Prior to approval of a Site Plan Control application, the owner agrees to satisfy the following requirements: A. Submit to the Chief Engineer and Executive Director, Engineering and Construction Services, for review and approval prior to deposit in the Land Registry Office, a draft Reference Plan of Survey in metric units and integrated into the Ontario Coordinate System with coordinate values shown on the face of the plan, and delineating thereon by separate PARTS the lands to be conveyed to the City for road widening purposes, the remainder of the site, and any portions of the access driveway to be subject to vehicular easements and any appurtenant easements; B. The owner acknowledges the need for separate applications to the General Manager of Transportation Services for permits to carry out any works involving the construction in, or occupancy of the abutting rights-of-way; C. The owner must make a separate application to the General Manager of Transportation Services for a Bridge Agreement, in respect of the proposed pedestrian bridge connections above the abutting Gerrard Street East right-of-way, designed in compliance with the Pedestrian Bridge Design Principles and Requirements, prepared by LEA Consulting Ltd., dated November 25, 2016; and D. The owner must obtain all necessary exemptions, in the form of a discharge agreement or permit issued in accordance with Section 6 of Chapter 681 of the City of Toronto Municipal Code, to allow the discharge of private water to a City sewer which is otherwise prohibited under Chapter 681 ("Discharge Agreements"), to the satisfaction of the General Manager, Toronto Water, and shall be in good standing under any such Discharge Agreements; c. The Local Planning Appeal Tribunal has been advised by the City Solicitor that the proposed Official Plan amendment and Zoning By Law amendments are in a form satisfactory to the City, including securing the replacement rental units, rents, tenant relocation and assistance plan and any other related rental matters for the 6 rental dwelling units to be demolished at 230 Oak Street, and are in conformity with Section 3.2.1.6 of the Official Plan; and d. City Council has approved the Rental Housing Demolition Application 13 277898 STE 28 RH under Chapter 667 of the Toronto Municipal Code, pursuant to Section 111 of the City of Toronto Act, 2006, to demolish 6 of the existing rental dwelling units at 230 Oak Street. 7. City Council authorize the appropriate City Officials to take such actions as are necessary to implement the foregoing, including entering into any Agreements.
TE7.21adopted
This application has been submitted to facilitate implementation of the approved large-scale mixed-use development on the lands at 440, 444, 450, 462 Front St W; 425, 439, 441 and 443 Wellington St W; 6-8 Spadina Ave and 1 and 19 Draper St, known as The Well (the Subject Lands). The development includes seven mixed-use buildings with residential, office and retail uses, as well as public parkland and privately-owned publicly-accessible open space (POPS). Overall, 1,537 dwelling units are proposed, as well as 105,364 square metres of office space and 44,824 square metres of retail space. The applicant requests exemption from the Part Lot Control provisions of the Planning Act to permit the creation of seven parcels, consisting of: one commercial and six residential parcels. The commercial parcel is comprised of the office building, the commercial podium space, the commercial components of the shared underground parking structure and the common open space areas. The six residential parcels correspond to the six residential buildings above the commercial podium space and the residential components of the shared underground parking structure. The application is consistent with the Provincial Policy Statement (2014), conforms to the Growth Plan for the Greater Golden Horseshoe (2019) and the City of Toronto's Official Plan, and advances the implementation of the mixed-use development of the lands as approved by Council in 2017. The lifting of Part Lot Control is appropriate for the orderly development of these lands. This report reviews and recommends approval of the Part Lot Control Exemption application. In addition, this report recommends that the owner of the Subject Lands be required to register a Section 118 Restriction under the Land Titles Act agreeing not to convey or mortgage any part of the Subject Lands without prior consent of the Chief Planner and Executive Director, City Planning or his designate.
The Toronto and East York Community Council recommends that: 1. City Council enact a Part Lot Control Exemption By-law with respect to the lands at 440, 444, 450 and 462 Front Street West; 425, 439, 441 and 443 Wellington Street West; 6‑18 Spadina Avenue and 1 and 19 Draper Street (the Subject Lands), to be prepared to the satisfaction of the City Solicitor and to expire four years following enactment by City Council. 2. Prior to the introduction of the necessary bill(s) to City Council for enactment of a Part Lot Control Exemption By-law, require the owner to provide proof of payment of all current property taxes for the Subject Lands to the satisfaction of the City Solicitor. 3. Prior to the introduction of the necessary bill(s) to City Council for enactment of a Part Lot Control Exemption By-law, require the owner to register on title to the Subject Lands, in a form and with priority to the satisfaction of the City Solicitor, a Section 118 Restriction under the Land Titles Act, agreeing not to transfer or charge any part of the Subject Lands without the prior written consent of the Chief Planner and Executive Director, City Planning, or his designate. 4. Prior to the introduction of the necessary bill(s) to City Council for enactment of a Part Lot Control Exemption By-law, require the owner to register against title to the Subject Lands the Draft Plan of Subdivision for the Subject Lands (Application 18 135637 STE 20 SB) as a final approved plan of subdivision, to the satisfaction of the Chief Planner and Executive Director, City Planning, or his designate. 5. City Council authorize the City Solicitor to take the necessary steps to release the Section 118 restriction from title to portions of the Subject Lands that become subject to a registered plan of condominium. 6. City Council authorize and direct the City Solicitor to register the Part Lot Control Exemption By-law on title to the Subject Lands. 7. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Part Lot Control Exemption By-law as may be required.
Staff recommendation as filed
The City Planning recommends that: 1. City Council enact a Part Lot Control Exemption By-law with respect to the lands at 440, 444, 450 and 462 Front Street West; 425, 439, 441 and 443 Wellington Street West; 6‑18 Spadina Avenue and 1 and 19 Draper Street (the Subject Lands), to be prepared to the satisfaction of the City Solicitor and to expire four years following enactment by City Council. 2. Prior to the introduction of the necessary bill(s) to City Council for enactment of a Part Lot Control Exemption By-law, require the owner to provide proof of payment of all current property taxes for the Subject Lands to the satisfaction of the City Solicitor. 3. Prior to the introduction of the necessary bill(s) to City Council for enactment of a Part Lot Control Exemption By-law, require the owner to register on title to the Subject Lands, in a form and with priority to the satisfaction of the City Solicitor, a Section 118 Restriction under the Land Titles Act, agreeing not to transfer or charge any part of the Subject Lands without the prior written consent of the Chief Planner and Executive Director, City Planning, or his designate. 4. Prior to the introduction of the necessary bill(s) to City Council for enactment of a Part Lot Control Exemption By-law, require the owner to register against title to the Subject Lands the Draft Plan of Subdivision for the Subject Lands (Application 18 135637 STE 20 SB) as a final approved plan of subdivision, to the satisfaction of the Chief Planner and Executive Director, City Planning, or his designate. 5. City Council authorize the City Solicitor to take the necessary steps to release the Section 118 restriction from title to portions of the Subject Lands that become subject to a registered plan of condominium. 6. City Council authorize and direct the City Solicitor to register the Part Lot Control Exemption By-law on title to the Subject Lands. 7. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Part Lot Control Exemption By-law as may be required.
TE7.22adopted
65-83 Raglan Avenue - Zoning By-law Amendment Application - Refusal Report
This application proposes to amend the Zoning By-law for the property at 65-83 Raglan Avenue to permit a 33-storey residential building (103.8 metres plus a 4.9-metre mechanical penthouse) containing 347 residential dwelling units. A total of 153 parking spaces are proposed within a 3 level underground garage. This report reviews and recommends refusal of the application to amend the Zoning By-law as it is overdevelopment and it results in a significant density of 11.66 times the area of lot. The proposed development is not consistent with the Provincial Policy Statement (2014), as it sets out inappropriate development standards including inadequate setbacks and tower stepbacks. The proposal fails to conform with A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2019). It does not provide the appropriate scale of development and transition of built form to adjacent areas. While the proposal is consistent with the policies of Site and Area Specific Policy 38, the proposal fails to conform with the policies of the City of Toronto Official Plan and does not appropriately respond to the Tall Building Design Guidelines.
The Toronto and East York Community Council recommends that: 1. City Council refuse the application for the Zoning By-law Amendment at 65-83 Raglan Avenue for the reasons set out in the report (June 7, 2019) from the Chief Planner and Executive Director, City Planning. 2. City Council authorize the City Solicitor, together with appropriate staff, to appear before the Local Planning Appeal Tribunal in support of City Council's decision to refuse the application, in the event the application is appealed to the Local Planning Appeal Tribunal. 3. City Council authorize the City Solicitor and other appropriate staff to take any necessary steps to implement City Council's decision. 4. City Council request the City Solicitor to request the Local Planning Appeal Tribunal to withhold its order in the event that the project is approved in some form, until the following have been secured: a. the final form of the Zoning By-law Amendments are to the satisfaction of the Chief Planner and Executive Director, City Planning, and the City Solicitor; b. the owner has revised the Site Servicing and Stage 2 Stormwater Management Report to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services; c. community benefits and other matters in support of the development are secured in a Section 37 Agreement executed by the owner and registered on title to the satisfaction of the Chief Planner and Executive Director, City Planning, and the City Solicitor; and, d. all comments from Engineering and Construction Services contained in their May 29, 2019 memorandum are addressed to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council refuse the application for the Zoning By-law Amendment at 65-83 Raglan Avenue for the reasons set out in the report from the Chief Planner and Executive Director, City Planning, dated June 7, 2019. 2. City Council authorize the City Solicitor, together with appropriate staff, to appear before the Local Planning Appeal Tribunal (the "LPAT") in support of City Council's decision to refuse the application, in the event the application is appealed to the Local Planning Appeal Tribunal. 3. City Council authorize the City Solicitor and other appropriate staff to take any necessary steps to implement City Council's decision. 4. City Council request the City Solicitor to request the Local Planning Appeal Tribunal to withhold its order in the event that the project is approved in some form, until the following have been secured: a. the final form of the Zoning By-law Amendments are to the satisfaction of the Chief Planner and Executive Director, City Planning, and the City Solicitor; b. the owner has revised the Site Servicing and Stage 2 Stormwater Management Report to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services; c. community benefits and other matters in support of the development are secured in a Section 37 Agreement executed by the owner and registered on title to the satisfaction of the Chief Planner and Executive Director, City Planning, and the City Solicitor; and, d. all comments from Engineering and Construction Services contained in their May 29, 2019 memorandum are addressed to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services.
TE7.23adopted
Alterations to a Designated Heritage Property - 2896 Dundas Street West
This report recommends that City Council approve the proposed façade alterations at the existing commercial building at 2896 Dundas Street West. This building was constructed in 1911 to the designs of architects Langley and Howard and it was originally known as the Molsons Bank. The proposal involves rear additions to expand the existing building's gross floor area so as to continue commercial uses on the ground floor and create additional dwelling units on the second floor. These alterations involve the conversion of the existing west ground floor window to an entrance door so as to facilitate access to proposed dwelling units on the second floor.
The Toronto and East York Community Council recommends that: 1. City Council approve the alterations to the heritage building at 2896 Dundas Street West, in accordance with Section 33 of the Ontario Heritage Act, to allow for the construction of a new entrance to the existing building on lands known municipally as 2896 Dundas Street West, with such alterations substantially in accordance with the plans and drawings prepared by Culmone and Associates Ltd., dated February 20 and April 26, 2019, and on file with the Senior Manager, Heritage Preservation Services, and the letter prepared by Chris Hall of The Ventin Group Ltd. dated April 26, 2019 and subject to the following additional conditions: a. That prior to the issuance of any permit for all or any part of the property at 2896 Dundas Street West, including a heritage permit or a building permit, but excluding permits for repairs and maintenance and usual and minor works for the existing heritage building as are acceptable to the Senior Manager, Heritage Preservation Services, the owner shall: 1. Provide full building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved plans and drawings prepared by Culmone and Associates Ltd., dated February 20 and April 26, 2019, and on file with the Senior Manager, Heritage Preservation Services, and the letter prepared by Chris Hall of The Ventin Group Ltd dated April 26, 2019 including a description of materials and finishes, to be prepared by the project architect and a qualified heritage consultant to the satisfaction of the Senior Manager, Heritage Preservation Services;
Staff recommendation as filed
The Senior Manager, Heritage Preservation Services, Urban Design, City Planning recommends that: 1. City Council approve the alterations to the heritage building at 2896 Dundas Street West, in accordance with Section 33 of the Ontario Heritage Act, to allow for the construction of a new entrance to the existing building on lands known municipally as 2896 Dundas Street West, with such alterations substantially in accordance with the plans and drawings prepared by Culmone and Associates Ltd., dated February 20 and April 26, 2019, and on file with the Senior Manager, Heritage Preservation Services, and the letter prepared by Chris Hall of The Ventin Group Ltd. dated April 26, 2019 and subject to the following additional conditions: a. That prior to the issuance of any permit for all or any part of the property at 2896 Dundas Street West, including a heritage permit or a building permit, but excluding permits for repairs and maintenance and usual and minor works for the existing heritage building as are acceptable to the Senior Manager, Heritage Preservation Services, the owner shall: 1. Provide full building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved plans and drawings prepared by Culmone and Associates Ltd., dated February 20 and April 26, 2019, and on file with the Senior Manager, Heritage Preservation Services, and the letter prepared by Chris Hall of The Ventin Group Ltd dated April 26, 2019 including a description of materials and finishes, to be prepared by the project architect and a qualified heritage consultant to the satisfaction of the Senior Manager, Heritage Preservation Services.
TE7.24amended
This report recommends that City Council approve the proposed alterations for the heritage property at 421 Roncesvalles Avenue, in connection with the proposed redevelopment of the site and in accordance with the plans and drawings prepared by Superkul Architects, submitted with the Heritage Impact Assessment prepared by ERA Architects, Inc., dated May 7, 2019 (the "Revised Plans"). The applicant has appealed its Zoning By-law Amendment application and demolition permit application to the Local Planning Appeal Tribunal ("LPAT"), which has consolidated these two appeals. This report also recommends that City Council give authority to enter into a Heritage Easement Agreement for the property which is designated under Part IV of the Ontario Heritage Act. As part of the Revised Plans, the existing property at 421 Roncesvalles Avenue will be conserved and incorporated into the redevelopment. The new development adds three additional stories to the existing heritage property for a total of five stories (plus mechanical penthouse) and incorporates a minimum 3.5 metres step back from Roncesvalles Avenue and a minimum 1 metre step back from Howard Park Avenue. The two street facing facades and the south (side) façade will be retained in situ. The rear (east) wall will be partially retained (not a heritage attribute) and the rest of the rear (east) wall will be dismantled and partially reconstructed. The conservation strategy will not significantly impact the three dimensional form of the buildings as viewed from the public realm. Should the alterations to the subject property be approved, staff recommend that the property owner be required to enter into a Heritage Easement Agreement for the property at 421 Roncesvalles Avenue in order to ensure the long-term protection of the heritage property.
The Toronto and East York Community Council recommends that: 1. City Council approve the alterations to the designated heritage property at 421 Roncesvalles Avenue, in accordance with Section 33 of the Ontario Heritage Act, for the construction of a new 5 storey mixed-use office with at-grade retail uses at 421 Roncesvalles Avenue in conjunction with an appeal to the Local Planning Appeal Tribunal ("LPAT") and in accordance with the plans and drawings prepared by Superkul Architects, submitted with the Heritage Impact Assessment prepared by ERA Architects, Inc., dated May 7, 2019 (the "Revised Plans"), all on file with the Senior Manager, Heritage Preservation Services, all subject to and in accordance with a Conservation Plan satisfactory to the Senior Manager, Heritage Preservation Services and subject to the following conditions: a. Prior to issuance of an LPAT Order in connection with the Zoning By-law Amendment appeal for the property at 421 Roncesvalles Avenue, the owner shall: 1. Enter into a Heritage Easement Agreement with the City for the property at 421 Roncesvalles Avenue substantially in accordance with the Revised Plans subject to and in accordance with the approved Conservation Plan required in Recommendation 1.a.2, all to the satisfaction of the Senior Manager, Heritage Preservation Services, including execution of such agreement to the satisfaction of the City Solicitor; 2. Provide a detailed Conservation Plan prepared by a qualified heritage consultant that is substantially in accordance with the conservation strategy set out in the Heritage Impact Assessment for 421 Roncesvalles Avenue, prepared by ERA Architects dated May 7, 2019, to the satisfaction of the Senior Manager, Heritage Preservation Services. b. Prior to Final Site Plan approval in connection with the property at 421 Roncesvalles Avenue, the owner shall: 1. Provide final site plan drawings including drawings related to the approved Conservation Plan required in Recommendation 1.a.2 to the satisfaction of the Senior Manager, Heritage Preservation Services; 2. Provide an Interpretation Plan for the subject property to the satisfaction of the Senior Manager, Heritage Preservation Services and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Preservation Services; 3. Provide a Heritage Lighting Plan that describes how the heritage property will be sensitively illuminated to enhance its heritage character to the satisfaction of the Senior Manager, Heritage Preservation Services, and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Preservation Services; 4. Submit a Signage Plan for the proposed development to the satisfaction of the Senior Manager, Heritage Preservation Services. c. That prior to the issuance of any permit for all or any part of the property at 421 Roncesvalles Avenue, including a heritage permit or a building permit, but excluding permits for repairs and maintenance and usual and minor works for the existing heritage building as are acceptable to the Senior Manager, Heritage Preservation Services, the owner shall: 1. Obtain final approval for the necessary Zoning By-law amendments required for the alterations to the property at 421 Roncesvalles Avenue, as described in this report, such Amendments to have come into full force and effect; 2. Provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Conservation Plan required in Recommendation 1.a.2 above including a description of materials and finishes, to be prepared by the project architect and a qualified heritage consultant to the satisfaction of the Senior Manager, Heritage Preservation Services; 3. Provide a Letter of Credit, including provision for upwards indexing in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Preservation Services to secure all work included in the approved Conservation Plan, Heritage Lighting Plan, Landscape Plan, and Interpretation Plan; 4. Provide full documentation of the existing heritage property at 421 Roncesvalles Avenue, including two (2) printed sets of archival quality 8" x 10" colour photographs with borders in a glossy or semi-gloss finish and one (1) digital set on a CD in tiff format and 600 dpi resolution keyed to a location map, elevations and measured drawings, and copies of all existing interior floor plans and original drawings as may be available, to the satisfaction of the Senior Manager, Heritage Preservation Services. d. That prior to the release of the Letter of Credit required in Recommendation 1.c.3., the owner shall: 1. Provide a letter of substantial completion prepared and signed by a qualified heritage consultant confirming that the required conservation work, required heritage lighting work, and the required interpretive work has been completed in accordance with the Conservation Plan, Lighting Plan, and Interpretation Plan and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Preservation Services; 2. Provide replacement Heritage Easement Agreement photographs to the satisfaction of the Senior Manager, Heritage Preservation Services; and e. The owner has provided written confirmation to the City Solicitor and the LPAT that it has withdrawn its demolition permit application currently appealed to the LPAT for the heritage property at 421 Roncesvalles Avenue, in accordance with Section 34 of the Ontario Heritage Act. 2. City Council authorize the entering into of a Heritage Easement Agreement under Section 37 of the Ontario Heritage Act with the owner of 421 Roncesvalles Avenue for the property at 421 Roncesvalles Avenue in a form and with content satisfactory to the City Solicitor and the Chief Planner and Executive Director, City Planning. 3. City Council authorizes the City Solicitor to introduce the necessary bill in Council authorizing the entering into of a Heritage Easement Agreement for the property at 421 Roncesvalles Avenue. 4. City Council direct that should the Revised Plans be amended to reflect a lower height than proposed, without any changes to the Revised Plans, the intent of the approval of this alteration application under Section 33 of the Ontario Heritage Act will be maintained.
Staff recommendation as filed
The Senior Manager, Heritage Preservation Services, City Planning recommends that: 1. City Council approve the alterations to the designated heritage property at 421 Roncesvalles Avenue, in accordance with Section 33 of the Ontario Heritage Act, for the construction of a new 5 storey mixed-use office with at-grade retail uses at 421 Roncesvalles Avenue in conjunction with an appeal to the Local Planning Appeal Tribunal ("LPAT") and in accordance with the plans and drawings prepared by Superkul Architects, submitted with the Heritage Impact Assessment prepared by ERA Architects, Inc., dated May 7, 2019 (the "Revised Plans"), all on file with the Senior Manager, Heritage Preservation Services, all subject to and in accordance with a Conservation Plan satisfactory to the Senior Manager, Heritage Preservation Services and subject to the following conditions: a. Prior to issuance of an LPAT Order in connection with the Zoning By-law Amendment appeal for the property at 421 Roncesvalles Avenue, the owner shall: 1. Enter into a Heritage Easement Agreement with the City for the property at 421 Roncesvalles Avenue substantially in accordance with the Revised Plans subject to and in accordance with the approved Conservation Plan required in Recommendation 1.a.2, all to the satisfaction of the Senior Manager, Heritage Preservation Services, including execution of such agreement to the satisfaction of the City Solicitor; 2. Provide a detailed Conservation Plan prepared by a qualified heritage consultant that is substantially in accordance with the conservation strategy set out in the Heritage Impact Assessment for 421 Roncesvalles Avenue, prepared by ERA Architects dated May 7, 2019, to the satisfaction of the Senior Manager, Heritage Preservation Services. b. Prior to Final Site Plan approval in connection with the property at 421 Roncesvalles Avenue, the owner shall: 1. Provide final site plan drawings including drawings related to the approved Conservation Plan required in Recommendation 1.a.2 to the satisfaction of the Senior Manager, Heritage Preservation Services; 2. Provide an Interpretation Plan for the subject property to the satisfaction of the Senior Manager, Heritage Preservation Services and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Preservation Services; 3. Provide a Heritage Lighting Plan that describes how the heritage property will be sensitively illuminated to enhance its heritage character to the satisfaction of the Senior Manager, Heritage Preservation Services, and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Preservation Services; 4. Submit a Signage Plan for the proposed development to the satisfaction of the Senior Manager, Heritage Preservation Services. c. That prior to the issuance of any permit for all or any part of the property at 421 Roncesvalles Avenue, including a heritage permit or a building permit, but excluding permits for repairs and maintenance and usual and minor works for the existing heritage building as are acceptable to the Senior Manager, Heritage Preservation Services, the owner shall: 1. Obtain final approval for the necessary Zoning By-law amendments required for the alterations to the property at 421 Roncesvalles Avenue, as described in this report, such Amendments to have come into full force and effect; 2. Provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Conservation Plan required in Recommendation 1.a.2 above including a description of materials and finishes, to be prepared by the project architect and a qualified heritage consultant to the satisfaction of the Senior Manager, Heritage Preservation Services; 3. Provide a Letter of Credit, including provision for upwards indexing in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Preservation Services to secure all work included in the approved Conservation Plan, Heritage Lighting Plan, Landscape Plan, and Interpretation Plan; 4. Provide full documentation of the existing heritage property at 421 Roncesvalles Avenue, including two (2) printed sets of archival quality 8" x 10" colour photographs with borders in a glossy or semi-gloss finish and one (1) digital set on a CD in tiff format and 600 dpi resolution keyed to a location map, elevations and measured drawings, and copies of all existing interior floor plans and original drawings as may be available, to the satisfaction of the Senior Manager, Heritage Preservation Services. d. That prior to the release of the Letter of Credit required in Recommendation 1.c.3., the owner shall: 1. Provide a letter of substantial completion prepared and signed by a qualified heritage consultant confirming that the required conservation work, required heritage lighting work, and the required interpretive work has been completed in accordance with the Conservation Plan, Lighting Plan, and Interpretation Plan and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Preservation Services; 2. Provide replacement Heritage Easement Agreement photographs to the satisfaction of the Senior Manager, Heritage Preservation Services; and e. The owner has provided written confirmation to the City Solicitor and the LPAT that it has withdrawn its demolition permit application currently appealed to the LPAT for the heritage property at 421 Roncesvalles Avenue, in accordance with Section 34 of the Ontario Heritage Act. 2. City Council authorize the entering into of a Heritage Easement Agreement under Section 37 of the Ontario Heritage Act with the owner of 421 Roncesvalles Avenue for the property at 421 Roncesvalles Avenue in a form and with content satisfactory to the City Solicitor and the Chief Planner and Executive Director, City Planning. 3. City Council authorizes the City Solicitor to introduce the necessary bill in Council authorizing the entering into of a Heritage Easement Agreement for the property at 421 Roncesvalles Avenue.
TE7.25adopted
This report recommends that City Council include the properties at 40-44 and 71-75 Mitchell Avenue and 735-737 and 753-755 Richmond Street West on the City of Toronto's Heritage Register and state its intention to designate the properties at 40-44 Mitchell Avenue under Part IV, Section 29 of the Ontario Heritage Act. The properties at 40-44 and 71-75 Mitchell Avenue and 735-737 and 753-755 Richmond Street West contain four pairs of single-storey semi-detached cottages that were among 16 pairs constructed in 1858 by James Lukin Robinson on three streets southeast of Queen and Niagara streets. In addition, two pairs of cottages at 703-705 and 719-721 Richmond Street West that are part of this group were listed on the City of Toronto's Heritage Register in 2005. The buildings are known historically as the Robinson Cottages for the man who commissioned them, as well as the Garrison Common Cottages for their location on the former Military Reserve lands east of Garrison Creek (where Mitchell Avenue was known earlier as Garrison Street). With the two pairs of cottages at 703-705 and 719-721 Richmond Street West, which were built at the same time and were listed on the Heritage Register in 2005, they form an important collection and are the last surviving examples of the original group of 16 cottages in the Niagara Street Neighbourhood. Prior to zoning approval in August 2017 for the redevelopment of a pair of semi-detached cottages at 18-22 Mitchell Avenue, area residents nominated them and the four other pairs listed in Recommendations 1-4 for the Heritage Register. The residents formed a Facebook group "Save the Garrison Common Cottages" in support of the preservation of the remaining cottages: https://www.facebook.com/Save-The-Garrison-Common-Cottages-1700966533531818/ The properties at 40-44 Mitchell Avenue are the subject of a Committee of Adjustment application for a minor variance to replace the pair of single-storey semi-detached house form buildings with three 3-storey town houses. Following research and evaluation, it has been determined that properties at 40-44 and 71-75 Mitchell Avenue and 735-737 and 753-755 Richmond Street West meet Ontario Regulation 9/06, the criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act, which the City of Toronto also applies when evaluating properties for its Heritage Register. With the listed heritage properties at 703-705 and 719-721 Richmond Street, the properties identified in Recommendations 1-4 comprise a rare surviving collection of mid-19th century semi-detached workers' cottages that were built as a group in the former Military Reserve east of Garrison Creek. The inclusion of the properties at 40-44 and 71-75 Mitchell Avenue and 735-737 and 753-755 Richmond Street West on the City's Heritage Register and the designation of the properties at 40-44 Mitchell Avenue under Part IV, Section 29 of the Ontario Heritage Act would identify all of the property's cultural heritage values and heritage attributes. Following the inclusion in 2005 of the other extant cottages at 703-705 and 719-721 Richmond Street West on the Heritage Register, additions were made to the rear of the buildings at 705 and 721 Richmond (as shown in the photographs in Attachments 2C and 2D). The lot sizes allowed for substantial additions that retained the cottages while accommodating the owners' needs. Properties on the Heritage Register will be maintained and conserved in accordance with the Official Plan Heritage Policies. Designation enables City Council to review applications to the site, enforce heritage property standards and maintenance, and refuse demolition.
The Toronto and East York Community Council recommends that: 1. City Council include the properties at 71-75 Mitchell Avenue on the City of Toronto's Heritage Register, in accordance with the Statement of Significance: 71-75 Mitchell Avenue (Reasons for Inclusion) attached as Attachment 3 to the report (June 12, 2019), from the Senior Manager, Heritage Preservation Services, Urban Design, City Planning. 2. City Council include the properties at 735-737 Richmond Street West on the City of Toronto's Heritage Register, in accordance with the Statement of Significance: 735-737 Richmond Street West (Reasons for Inclusion) attached as Attachment 4 to the report (June 12, 2019), from the Senior Manager, Heritage Preservation Services, Urban Design, City Planning. 3. City Council include the properties at 753-755 Richmond Street West on the City of Toronto's Heritage Register, in accordance with the Statement of Significance: 753-755 Richmond Street West (Reasons for Inclusion) attached as Attachment 5 to the report (June 12, 2019), from the Senior Manager, Heritage Preservation Services, Urban Design, City Planning. 4. City Council include the properties at 40-44 Mitchell Avenue on the City of Toronto's Heritage Register and state its intention to designate the properties under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance: 40-44 Mitchell Avenue (Reasons for Designation) attached as Attachment 6 to the report (June 12, 2019) from the Senior Manager, Heritage Preservation Services, Urban Design, City Planning. 5. If there are no objections to the designation of the properties at 40-44 Mitchell Avenue, City Council authorize the City Solicitor to introduce the bill in Council designating the property under Part IV, Section 29 of the Ontario Heritage Act. 6. If there are objections in accordance with the Ontario Heritage Act, City Council direct the City Clerk to refer the designation to the Conservation Review Board. 7. If the designation is referred to the Conservation Review Board, City Council authorize the City Solicitor and appropriate staff to attend any hearing held by the Conservation Review Board in support of Council's decision on the designation of the property.
Staff recommendation as filed
The Senior Manager, Heritage Preservation Services, Urban Design, City Planning, recommends that: 1. City Council include the properties at 71-75 Mitchell Avenue on the City of Toronto's Heritage Register, in accordance with the Statement of Significance: 71-75 Mitchell Avenue (Reasons for Inclusion) attached as Attachment 3 to the report (June 12, 2019), from the Senior Manager, Heritage Preservation Services, Urban Design, City Planning. 2. City Council include the properties at 735-737 Richmond Street West on the City of Toronto's Heritage Register, in accordance with the Statement of Significance: 735-737 Richmond Street West (Reasons for Inclusion) attached as Attachment 4 to the report (June 12, 2019), from the Senior Manager, Heritage Preservation Services, Urban Design, City Planning. 3. City Council include the properties at 753-755 Richmond Street West on the City of Toronto's Heritage Register, in accordance with the Statement of Significance: 753-755 Richmond Street West (Reasons for Inclusion) attached as Attachment 5 to the report (June 12, 2019), from the Senior Manager, Heritage Preservation Services, Urban Design, City Planning. 4. City Council include the properties at 40-44 Mitchell Avenue on the City of Toronto's Heritage Register and state its intention to designate the properties under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance: 40-44 Mitchell Avenue (Reasons for Designation) attached as Attachment 6 to the report (June 12, 2019) from the Senior Manager, Heritage Preservation Services, Urban Design, City Planning. 5. If there are no objections to the designation of the properties at 40-44 Mitchell Avenue, City Council authorize the City Solicitor to introduce the bill in Council designating the property under Part IV, Section 29 of the Ontario Heritage Act. 6. If there are objections in accordance with the Ontario Heritage Act, City Council direct the City Clerk to refer the designation to the Conservation Review Board. 7. If the designation is referred to the Conservation Review Board, City Council authorize the City Solicitor and appropriate staff to attend any hearing held by the Conservation Review Board in support of Council's decision on the designation of the property.