Item - 2014.PG35.6

Tracking Status

PG35.6 - Dupont Street Regeneration Area Study - Official Plan Amendment and Zoning Amendment - Final Report

Decision Type:
ACTION
Status:
Adopted on Consent
Wards:
19 - Trinity-Spadina, 20 - Trinity-Spadina

City Council Decision

City Council on August 25, 26, 27 and 28, 2014, adopted the following:

 

1.         City Council amend Attachment 2, Policy 4.2 of the report (July 8, 2014) from the Chief Planner and Executive Director, City Planning by adding the words "and establishment of value-added creative uses" following "non-residential unit sizes" so that it reads: 

 

"4.2      A variety of employment types, including a range of non-residential unit sizes and establishment of value-added creative uses will be encouraged in every redevelopment."

 

2.         City Council amend the Official Plan for the lands located on the north side of Dupont Street as shown in Attachment 1 substantially in accordance with the draft Official Plan Amendment attached as Attachment 2 to the report (July 8, 2014) from the Chief Planner and Executive Director, City Planning, as amended by Part 1 above.

 

3.         City Council amend former City of Toronto Zoning By-law 438-86 substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 3 to the report (July 8, 2014) from the Chief Planner and Executive Director, City Planning.

 

4.         City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment and draft Zoning By-law Amendment as may be required.

 

5.         City Council authorize the City Solicitor and any required staff to attend the Ontario Municipal Board to support the draft Site and Area Specific Official Plan Policy and the area specific Zoning By-law attached as Attachments 2 and 3 to the report (July 8, 2014) from the Chief Planner and Executive Director, City Planning.

 

6.         City Council adopt the Urban Design Guidelines attached as Attachment 4 to the report (July 8, 2014) from the Chief Planner and Executive Director, City Planning.

 

7.         City Council direct staff to update the City of Toronto Streetscape Manual as described in the report (July 8, 2014) from the Chief Planner and Executive Director, City Planning and as shown in Attachment 6 to the report (July 8, 2014) from the Chief Planner and Executive Director, City Planning.

 

8.         City Council direct City Planning staff to report to the Toronto and East York Community Council on the heritage attributes, and options for inclusion on the City's heritage inventory, of the following properties:

           

a.         888 Dupont Street;

b.         420 Dupont Street; and

c.         275 Albany Avenue.

 

9.         City Council direct the Chief Planner and Executive Director, City Planning, to report back to the Planning and Growth Management Committee by the third quarter of 2015 on the following:

           

a.         The inclusion in Zoning By-law 569-2013 of a required 30 metre setback from any rail corridor for any sensitive or high density uses citywide;

b.         The appropriate separation and mitigation requirements for the rest of the CP North Toronto Subdivision rail corridor; and

c.         A framework for studying the appropriate separation and mitigation requirements for developments along the passenger rail corridors in the City.

 

10.       City Council direct City Planning staff to arrange for a peer review of all development applications and associated rail safety and mitigation studies for proposed development adjacent to a rail corridor in the City, at the sole cost of the applicant.

 

11.       City Council direct City Planning staff to establish a roster of consultants qualified to conduct the peer reviews required in Part 9 above.

 

12.       City Council direct the Acting General Manager, Parks, Forestry and Recreation to investigate the feasibility of transforming the remaining Hydro Corridor lands from Christie Street to Spadina Road into parkland and to identify recreational amenities that are compatible with the land conditions in consultation with the community. When opportunities are identified, and subject to funding as part of the Budget Process, City Council direct the Director, Real Estate Services to negotiate a licence lease agreement with Hydro One.

 

13.       City Council direct City staff, in consultation with the Ward Councillors, to allow the Section 42 cash in lieu funds in excess of 5 percent, generated from the 2014 Dupont Street study area (located in Wards 19 and 20), to be spent on either parkland improvement/acquisition projects in Wards 19 and 20 or parkland improvement/acquisition projects on the Greenline (located in Wards 17, 21 and 22).

 

14.       City Council direct the General Manager, Transportation Services to consider installing cycling infrastructure on Howland Avenue, between Dupont Street and Bridgeman Avenue, in consultation with adjacent Ward Councillors.

Public Notice Given

Statutory - Planning Act, RSO 1990

Background Information (Committee)

(July 8, 2014) Report and Attachments 1-3 from the Chief Planner and Executive Director, City Planning on the Dupont Street Regeneration Area Study - Official Plan Amendment and Zoning Amendment - Final Report
https://www.toronto.ca/legdocs/mmis/2014/pg/bgrd/backgroundfile-71895.pdf
(July 8, 2014) Attachment 4: Urban Design Guidelines
https://www.toronto.ca/legdocs/mmis/2014/pg/bgrd/backgroundfile-71896.pdf
(July 8, 2014) Attachment 5: Community Services and Facilities Report
https://www.toronto.ca/legdocs/mmis/2014/pg/bgrd/backgroundfile-71897.pdf
(July 8, 2014) Attachment 6: Streetscape Manual detail for Dupont Street
https://www.toronto.ca/legdocs/mmis/2014/pg/bgrd/backgroundfile-71898.pdf
(July 16, 2014) Notice of Public Meeting to be Held by the Planning and Growth Management Committee (Under the Planning Act)
https://www.toronto.ca/legdocs/mmis/2014/pg/bgrd/backgroundfile-71988.pdf

Communications (Committee)

(August 2, 2014) E-mail from Richard Cassel (PG.Supp.PG35.6.1)
(August 5, 2014) Letter from Edward Leman, Co-Chair, Planning and Zoning Committee, Annex Residentsí Association (PG.Supp.PG35.6.2)
https://www.toronto.ca/legdocs/mmis/2014/pg/comm/communicationfile-48755.pdf
(August 6, 2014) Letter from Mark Flowers, Davies Howe Partners LLP, representing Palmetto Holdings Inc. (PG.Supp.PG35.6.3)
https://www.toronto.ca/legdocs/mmis/2014/pg/comm/communicationfile-48822.pdf
(August 6, 2014) Letter from Peter F. Smith, Bousfields Inc., representing Freed Developments Ltd. (PG.Supp.PG35.6.4)
https://www.toronto.ca/legdocs/mmis/2014/pg/comm/communicationfile-48845.pdf
(August 6, 2014) E-mail from Elissa McBride (PG.Supp.PG35.6.5)
(August 6, 2014) Letter from Steven A. Zakem, Aird and Berlis, representing Sobeys Capital Incorporated (PG.Supp.PG35.6.6)
https://www.toronto.ca/legdocs/mmis/2014/pg/comm/communicationfile-48840.pdf
(August 6, 2014) Letter from Steven A. Zakem, Aird and Berlis, representing RoseWater Management Group Limited (PG.Supp.PG35.6.7)
https://www.toronto.ca/legdocs/mmis/2014/pg/comm/communicationfile-48851.pdf
(August 6, 2014) Letter from Eileen Costello, Aird and Berlis, representing CP REIT Ontario Properties Limited and Loblaw Properties Limited (PG.Supp.PG35.6.8)
https://www.toronto.ca/legdocs/mmis/2014/pg/comm/communicationfile-48852.pdf
(August 6, 2014) Letter from Mark Noskiewicz, Goodmans LLP, representing RioCan Holdings Inc. (PG.Supp.PG35.6.9)
https://www.toronto.ca/legdocs/mmis/2014/pg/comm/communicationfile-48861.pdf
(August 6, 2014) Letter from Anne Benedetti, Goodmans LLP, representing Leeken Investments, the owners of the property known as 275 Albany Avenue and 420 Dupont Street (PG.Supp.PG35.6.10)
https://www.toronto.ca/legdocs/mmis/2014/pg/comm/communicationfile-48862.pdf
(August 6, 2014) Letter from Anne Benedetti, Goodmans LLP, representing Leeken Investments and 1753934 Ontario Limited, the owners of the property known municipally as 275, 281 and 283 Howland Avenue (PG.Supp.PG35.6.11)
https://www.toronto.ca/legdocs/mmis/2014/pg/comm/communicationfile-48863.pdf
(August 6, 2014) Letter from Councillor Ceta Ramkhalawansingh (PG.Supp.PG35.6.12)
https://www.toronto.ca/legdocs/mmis/2014/pg/comm/communicationfile-48864.pdf
(August 6, 2014) Letter from Mark R. Flowers, Professional Corporation, Davies Howe Partners LLP, representing 1095909 Ontario Limited (PG.Supp.PG35.6.13)
https://www.toronto.ca/legdocs/mmis/2014/pg/comm/communicationfile-48865.pdf

Communications (City Council)

(August 8, 2014) Letter from W. R. Fleming (CC.Main.PG35.6.14)

PG35.6 - Dupont Street Regeneration Area Study - Official Plan Amendment and Zoning Amendment - Final Report

Decision Type:
ACTION
Status:
Amended
Wards:
19 - Trinity-Spadina, 20 - Trinity-Spadina

Public Notice Given

Statutory - Planning Act, RSO 1990

Committee Recommendations

The Planning and Growth Management Committee recommends that:

 

1.         City Council amend Attachment 2, Policy 4.2 of the report (July 8, 2014) from the Chief Planner and Executive Director, City Planning by adding the words "and establishment of value-added creative uses" following "non-residential unit sizes" so that it reads: 

 

"4.2      A variety of employment types, including a range of non-residential unit sizes and establishment of value-added creative uses will be encouraged in every redevelopment."

 

2.         City Council amend the Official Plan for the lands located on the north side of Dupont Street as shown in Attachment 1 substantially in accordance with the draft Official Plan Amendment attached as Attachment 2 of the report (July 8, 2014) from the Chief Planner and Executive Director, City Planning, as amended by Recommendation 1.

 

3.         City Council amend former City of Toronto Zoning By-law 438-86 substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 3 of the report (July 8, 2014) from the Chief Planner and Executive Director, City Planning.

 

4.         City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment and draft Zoning By-law Amendment as may be required.

 

5.         City Council authorize the City Solicitor and any required staff to attend the Ontario Municipal Board to support the draft Site and Area Specific Official Plan Policy and the area specific Zoning By-law attached as Attachments 2 and 3 of the report (July 8, 2014) from the Chief Planner and Executive Director, City Planning.

 

6.         City Council adopt the Urban Design Guidelines attached as Attachment 4 of the report (July 8, 2014) from the Chief Planner and Executive Director, City Planning.

 

7.         City Council direct staff to update the City of Toronto Streetscape Manual as described in the report (July 8, 2014) the Chief Planner and Executive Director, City Planning from and as shown in Attachment 6.

 

8.         City Council direct City Planning staff to report to the Toronto and East York Community Council on the heritage attributes, and options for inclusion on the City's heritage inventory, of the following properties:

           

a.         888 Dupont Street;

b.         420 Dupont Street; and

c.         275 Albany Avenue.

 

9.         City Council direct the Chief Planner and Executive Director, City Planning, to report back to the Planning and Growth Management Committee by the third quarter of 2015 on the following:

           

a.         The inclusion in Zoning By-law 569-2013 of a required 30 metre setback from any rail corridor for any sensitive or high density uses citywide.

b.         The appropriate separation and mitigation requirements for the rest of the CP North Toronto Subdivision rail corridor.

c.         A framework for studying the appropriate separation and mitigation requirements for developments along the passenger rail corridors in the City.

 

10.       City Council direct City Planning staff to arrange for a peer review of all development applications and associated rail safety and mitigation studies for proposed development adjacent to a rail corridor in the City, at the sole cost of the applicant.

 

11.       City Council direct City Planning staff to establish a roster of consultants qualified to conduct the peer reviews required in Recommendation 9 above.

 

12.       City Council direct the General Manager, Parks, Forestry and Recreation to investigate the feasibility of transforming the remaining Hydro Corridor lands from Christie Street to Spadina Road into parkland and to identify recreational amenities that are compatible with the land conditions in consultation with the community. When opportunities are identified, and subject to funding as part of the Budget Process, City Council direct the Director, Real Estate Services to negotiate a license lease agreement with Hydro One.

 

13.       City Council direct City staff, in consultation with the Ward Councillors, to allow the Section 42 cash in lieu funds in excess of 5 percent, generated from the 2014 Dupont Street study area (located in Wards 19 and 20), to be spent on either parkland improvement/acquisition projects in Wards 19 and 20 or parkland improvement/acquisition projects on the Greenline (located in Wards 17, 21 and 22).

 

14.       City Council direct the General Manager, Transportation Services to consider installing cycling infrastructure on Howland Avenue, between Dupont Street and Bridgeman Avenue, in consultation with adjacent Ward Councillors.

Origin

(July 8, 2014) Report from the Chief Planner and Executive Director, City Planning

Summary

These City-initiated amendments propose a new Site and Area Specific Policy in the Official Plan and an area-specific Zoning By-law for the lands on the north side of Dupont Street between Kendal and Ossington Avenues. Staff were directed to complete a Regeneration Areas study of these lands through OPA 231 to determine if additional uses were appropriate, to define appropriate built form and streetscape details, and to review appropriate setbacks and mitigation measures from the rail corridor that abuts the Study Area. The study is now completed and this report recommends the adoption of a new Official Plan Site and Area Specific Policy, an area-specific Zoning By-law Amendment, and Urban Design Guidelines to guide development within the study area.

 

Since February 2014 staff have held 4 community consultation and 3 working group meetings, obtained direction from a rail consultant on rail safety and mitigation questions, and consulted with all relevant City agencies and divisions including landowners. The outcome of this process is an area specific amendment to the Official Plan and Zoning By-law that includes the following:

 

-        new residential permissions within a building envelope of 8-storeys (25 metres) outside the 30 metre setback from the rail corridor;

-        a requirement for a net-gain of non-residential gross floor area in the redevelopment of any site in the Study Area;

-        new rail separation and mitigation requirements;

-        policies to ensure an improved pedestrian environment along Dupont Street;

-        priorities for open space and parks improvements; and

-        an emphasis on the true mixed-use character of the Study Area including the importance of the city-serving uses found on Dupont Street.

 

This report also includes recommendations about further work that needs to be completed. The 'Guidelines for New Development in Proximity to Railway Operations' prepared for the Federation of Canadian Municipalities and the Railway Association of Canada, recommended that municipalities should establish a minimum setback requirement for new development from rail corridors through a zoning by-law amendment. The City's rail consultant also recommended this. Further consideration of the freight and passenger lines throughout the entire City is required before such a by-law is brought forward.  Lastly, additional study on the feasibility of extending the park network on the north side of the rail corridor, including using the Hydro corridor for this purpose, is work that the community has started and staff would like to further develop.

Background Information

(July 8, 2014) Report and Attachments 1-3 from the Chief Planner and Executive Director, City Planning on the Dupont Street Regeneration Area Study - Official Plan Amendment and Zoning Amendment - Final Report
https://www.toronto.ca/legdocs/mmis/2014/pg/bgrd/backgroundfile-71895.pdf
(July 8, 2014) Attachment 4: Urban Design Guidelines
https://www.toronto.ca/legdocs/mmis/2014/pg/bgrd/backgroundfile-71896.pdf
(July 8, 2014) Attachment 5: Community Services and Facilities Report
https://www.toronto.ca/legdocs/mmis/2014/pg/bgrd/backgroundfile-71897.pdf
(July 8, 2014) Attachment 6: Streetscape Manual detail for Dupont Street
https://www.toronto.ca/legdocs/mmis/2014/pg/bgrd/backgroundfile-71898.pdf
(July 16, 2014) Notice of Public Meeting to be Held by the Planning and Growth Management Committee (Under the Planning Act)
https://www.toronto.ca/legdocs/mmis/2014/pg/bgrd/backgroundfile-71988.pdf

Communications

(August 2, 2014) E-mail from Richard Cassel (PG.Supp.PG35.6.1)
(August 5, 2014) Letter from Edward Leman, Co-Chair, Planning and Zoning Committee, Annex Residentsí Association (PG.Supp.PG35.6.2)
https://www.toronto.ca/legdocs/mmis/2014/pg/comm/communicationfile-48755.pdf
(August 6, 2014) Letter from Mark Flowers, Davies Howe Partners LLP, representing Palmetto Holdings Inc. (PG.Supp.PG35.6.3)
https://www.toronto.ca/legdocs/mmis/2014/pg/comm/communicationfile-48822.pdf
(August 6, 2014) Letter from Peter F. Smith, Bousfields Inc., representing Freed Developments Ltd. (PG.Supp.PG35.6.4)
https://www.toronto.ca/legdocs/mmis/2014/pg/comm/communicationfile-48845.pdf
(August 6, 2014) E-mail from Elissa McBride (PG.Supp.PG35.6.5)
(August 6, 2014) Letter from Steven A. Zakem, Aird and Berlis, representing Sobeys Capital Incorporated (PG.Supp.PG35.6.6)
https://www.toronto.ca/legdocs/mmis/2014/pg/comm/communicationfile-48840.pdf
(August 6, 2014) Letter from Steven A. Zakem, Aird and Berlis, representing RoseWater Management Group Limited (PG.Supp.PG35.6.7)
https://www.toronto.ca/legdocs/mmis/2014/pg/comm/communicationfile-48851.pdf
(August 6, 2014) Letter from Eileen Costello, Aird and Berlis, representing CP REIT Ontario Properties Limited and Loblaw Properties Limited (PG.Supp.PG35.6.8)
https://www.toronto.ca/legdocs/mmis/2014/pg/comm/communicationfile-48852.pdf
(August 6, 2014) Letter from Mark Noskiewicz, Goodmans LLP, representing RioCan Holdings Inc. (PG.Supp.PG35.6.9)
https://www.toronto.ca/legdocs/mmis/2014/pg/comm/communicationfile-48861.pdf
(August 6, 2014) Letter from Anne Benedetti, Goodmans LLP, representing Leeken Investments, the owners of the property known as 275 Albany Avenue and 420 Dupont Street (PG.Supp.PG35.6.10)
https://www.toronto.ca/legdocs/mmis/2014/pg/comm/communicationfile-48862.pdf
(August 6, 2014) Letter from Anne Benedetti, Goodmans LLP, representing Leeken Investments and 1753934 Ontario Limited, the owners of the property known municipally as 275, 281 and 283 Howland Avenue (PG.Supp.PG35.6.11)
https://www.toronto.ca/legdocs/mmis/2014/pg/comm/communicationfile-48863.pdf
(August 6, 2014) Letter from Councillor Ceta Ramkhalawansingh (PG.Supp.PG35.6.12)
https://www.toronto.ca/legdocs/mmis/2014/pg/comm/communicationfile-48864.pdf
(August 6, 2014) Letter from Mark R. Flowers, Professional Corporation, Davies Howe Partners LLP, representing 1095909 Ontario Limited (PG.Supp.PG35.6.13)
https://www.toronto.ca/legdocs/mmis/2014/pg/comm/communicationfile-48865.pdf

Speakers

Deborah Sawyer
Eileen Costello, Aird and Berlis
Helena Grdadolnik, Associate Director, WORKSHOP architecture inc
Eya Donald Greenland
Steve Zakem, Aird and Berlis
Mark Noskiewicz, Goodmans LLP
Anne Benedetti, Goodmans LLP
Peter Smith, Bousfields Inc.
Russell Fleming
Councillor Mike Layton

Motions

1 - Motion to Amend Item (Additional) moved by Councillor Paul Ainslie (Carried)

That:

 

1.         City Council amend Attachment 2 of the report, Policy 4.2 by adding the words "and establishment of value-added creative uses" following "non-residential unit sizes" so that it now reads: 

 

"4.2      A variety of employment types, including a range of non-residential unit sizes and establishment of value-added creative uses will be encouraged in every redevelopment."


2 - Motion to Amend Item (Additional) moved by Councillor Josh Colle (Carried)

That:

 

1.         City Council direct the General Manager, Transportation Services to consider installing cycling infrastructure on Howland Avenue, between Dupont Street and Bridgeman Avenue, in consultation with adjacent Ward Councillors.


3 - Motion to Adopt Item as Amended moved by Councillor Paul Ainslie (Carried)
Source: Toronto City Clerk at www.toronto.ca/council