Item - 2015.TE4.3
Tracking Status
- City Council adopted this item on May 5, 6 and 7, 2015 with amendments.
- City Council considered this item on March 31, May 1 and 2, 2015 and postponed its consideration to a later date. Consult the text of the decision for further information on the deferral.
- This item was considered by Toronto and East York Community Council on February 18, 2015 and was adopted with amendments. It will be considered by City Council on March 31, May 1 and 2, 2015.
- See also Item TE4.15
- See also MM11.49
TE4.3 - Final Report - 500 Lake Shore Boulevard West - Official Plan Amendment and Zoning Amendment Applications
- Decision Type:
- ACTION
- Status:
- Amended
- Ward:
- 20 - Trinity-Spadina
City Council Decision
City Council on May 5, 6 and 7, 2015, adopted the following:
1. City Council amend the Official Plan, for the lands at 500 Lake Shore Boulevard West substantially in accordance with the draft Official Plan Amendment attached as Attachment 8 to the report (January 30, 2015) from the Director, Community Planning, Toronto and East York District.
2. City Council amend former City of Toronto Zoning By-law 438-86, as amended, for the lands at 500 Lake Shore Boulevard West substantially in accordance with the draft Zoning By-law Amendment contained within Attachment 1, attached to the supplementary report (May 4, 2015) from the Director, Community Planning, Toronto and East York District.
3. Prior to introducing the necessary Bills to City Council for enactment, City Council require the owner to enter into agreement(s) pursuant to Section 37 of the Planning Act to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning to secure the facilities, services and matters as set out in Schedule A to Attachment 1, attached to the supplementary report (May 4, 2015) from the Director, Community Planning, Toronto and East York District.
4. Before introducing the necessary Bills to City Council for enactment, City Council:
a. require the owner to enter into a Heritage Easement Agreement with the City for the protection and long term maintenance of the designated heritage property at 500 Lake Shore Boulevard West, to the satisfaction of the Chief Planner and Executive Director, City Planning;
b. require the owner to provide a Dismantling, Storage and Reconstruction Plan for the Loblaws Groceteria Building, and provide a Letter of Credit to secure the work contained therein, all to satisfaction of the Chief Planner and Executive Director City Planning;
c. require the owner to provide to the satisfaction of the Executive Director, Engineering and Construction Services, and the City Solicitor, documentation demonstrating that there are existing rights of access in place benefitting the subject site to legal access over the portion of the proposed north-south private laneway which is located on the east side of the site;
d. require the owner to enter into the necessary agreements with the City, binding the owner and its successors on title, with the terms and conditions satisfactory to the Executive Director, Engineering and Construction Services, and the City Solicitor, to secure among other matters all the technical matters as set out in Attachment 11 to the report (January 30, 2015) from the Director, Community Planning, Toronto and East York District;
e. require the owner to withdraw their active appeal associated with a previous development proposal (Official Plan and Zoning By-law Amendment Application File No. 04 200810 STE 20 OZ) that is currently before the Ontario Municipal Board and associated with the subject site; and
f. require the owner to remove all signage, including roof top signage, from the plans on file with the City Planning Division, and make separate Sign By-law applications as appropriate.
5. Before introducing the necessary Bills to City Council for enactment, City Council direct the Director, Community Planning, Toronto and East York District, to report to Toronto and East York Community Council regarding changes to Schedule "A" of Attachment 1 attached to the supplementary report (May 4, 2015) from the Director, Community Planning, Toronto and East York District, particularly Sections 1 through 5, and Section 21 as may be required with respect to financial contributions.
6. Before introducing the necessary Bills to City Council for enactment, City Council direct the Director, Community Planning, Toronto and East York District, to report to Toronto and East York Community Council regarding financial impacts that may be related to Part 5 above.
7. City Council authorize the appropriate City officials to take such action as may be necessary to implement Council's decision.
8. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment and/or draft Zoning By-law Amendment as may be required.
9. City Council determine that, pursuant to Section 34(17) of the Planning Act, no further notice is to be given in respect of the changes to the Zoning by-law.
Statutory - Planning Act, RSO 1990
Background Information (Community Council)
https://www.toronto.ca/legdocs/mmis/2015/te/bgrd/backgroundfile-75672.pdf
Background Information (City Council)
https://www.toronto.ca/legdocs/mmis/2015/cc/bgrd/backgroundfile-79976.pdf
Communications (Community Council)
https://www.toronto.ca/legdocs/mmis/2015/te/comm/communicationfile-51095.pdf
(February 13, 2015) E-mail from Kevin McGeachy (TE.Supp.TE4.3.2)
(February 13, 2015) Letter from Board of Directors, on behalf of Toronto Standard Condominium Corporation No. 2097 (TE.Supp.TE4.3.3)
Motions (City Council)
That City Council adopt the following recommendations contained in the supplementary report from the Chief Planner and Executive Director, City Planning [TE4.3b]:
1. City Council delete the recommendations from Toronto and East York Community Council and adopt the following:
1. City Council amend the Official Plan, for the lands at 500 Lake Shore Boulevard West substantially in accordance with the draft Official Plan Amendment attached as Attachment No. 8 to the Final Report (TE 4.3), dated January 30, 2015 from the Director, Community Planning, Toronto and East York District.
2. City Council amend former City of Toronto Zoning By-law 438-86, as amended, for the lands at 500 Lake Shore Boulevard West substantially in accordance with the draft Zoning By-law Amendment contained within Attachment 1, attached to the Supplementary Report dated May 4, 2015 from the Director, Community Planning, Toronto and East York District.
3. Prior to introducing the necessary Bills to City Council for enactment, require the owner to enter into agreement(s) pursuant to Section 37 of the Planning Act to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning Division to secure the facilities, services and matters as set out in Schedule A to Attachment 1, attached to the Supplementary Report dated May 4, 2015 from the Director, Community Planning, Toronto and East York District.
4. Before introducing the necessary Bills to City Council for enactment, City Council:
a. require the owner to enter into a Heritage Easement Agreement with the City for the protection and long term maintenance of the designated heritage property at 500 Lake Shore Boulevard West, to the satisfaction of the Chief Planner and Executive Director, City Planning Division;
b. require the owner to provide a Dismantling, Storage and Reconstruction Plan for the Loblaws Groceteria Building, and provide a Letter of Credit to secure the work contained therein, all to satisfaction of the Chief Planner and Executive Director City Planning Division;
c. require the owner to provide to the satisfaction of the Executive Director, Engineering and Construction Services, and the City Solicitor, documentation demonstrating that there are existing rights of access in place benefitting the subject site to legal access over the portion of the proposed north-south private laneway which is located on the east side of the site;
d. require the owner to enter into the necessary agreements with the City, binding the owner and its successors on title, with the terms and conditions satisfactory to the Executive Director, Engineering and Construction Services, and the City Solicitor, to secure among other matters all the technical matters as set out in Attachment 11 to the Final Report the Final Report (Item TE 4.3), dated January 30, 2015 from the Director, Community Planning, Toronto and East York District;
e. require the owner to withdraw their active appeal associated with a previous development proposal (Official Plan and Zoning By-law Amendment Application File No. 04 200810 STE 20 OZ) that is currently before the Ontario Municipal Board and associated with the subject site; and
f. require the owner to remove all signage, including roof top signage, from the plans on file with the City Planning Division, and make separate Sign By-law applications as appropriate.
5. Before introducing the necessary Bills to City Council for enactment, City Council direct the Director, Community Planning, Toronto and East York District, to report to Toronto and East York Community Council regarding changes to Schedule "A" of Attachment 1 attached to the Supplementary Report dated May 4, 2015 from the Director, Community Planning, Toronto and East York District, particularly Sections 1 through 5, and Section 21 as may be required with respect to financial contributions.
6. Before introducing the necessary Bills to City Council for enactment, City Council direct the Director, Community Planning, Toronto and East York District, report to Toronto and East York Community Council regarding financial impacts that may be related to Recommendation 5 above.
7. City Council authorize the appropriate City officials to take such action as may be necessary to implement the foregoing.
8. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment and/or draft Zoning By-law Amendment as may be required.
9. City Council determine that, pursuant to Section 34(17) of the Planning Act, no further notice is to be given in respect of the changes to the Zoning by-law.
Vote (Adopt Item as Amended) May-06-2015 6:25 PM
| Result: Carried | Majority Required - TE4.3 - Cressy - motion 1 - Adopt the item as amended |
|---|---|
| Total members that voted Yes: 40 | Members that voted Yes are Paul Ainslie, Maria Augimeri, Michelle Berardinetti, Jon Burnside, John Campbell, Christin Carmichael Greb, Shelley Carroll, Raymond Cho, Josh Colle, Gary Crawford, Joe Cressy, Vincent Crisanti, Janet Davis, Glenn De Baeremaeker, Frank Di Giorgio, Sarah Doucette, John Filion, Paula Fletcher, Rob Ford, Mary Fragedakis, Mark Grimes, Stephen Holyday, Jim Karygiannis, Norman Kelly, Mike Layton, Giorgio Mammoliti, Josh Matlow, Pam McConnell, Mary-Margaret McMahon, Denzil Minnan-Wong, Ron Moeser, Frances Nunziata (Chair), Cesar Palacio, Gord Perks, Anthony Perruzza, Jaye Robinson, David Shiner, Michael Thompson, John Tory, Kristyn Wong-Tam |
| Total members that voted No: 0 | Members that voted No are |
| Total members that were Absent: 5 | Members that were absent are Ana Bailão, Justin J. Di Ciano, Chin Lee, Joe Mihevc, James Pasternak |
3a - Supplementary Report - 500 Lake Shore Blvd West - Official Plan Amendment and Zoning Amendment Applications
Background Information (Community Council)
https://www.toronto.ca/legdocs/mmis/2015/te/bgrd/backgroundfile-76693.pdf
TE4.3 - Final Report - 500 Lake Shore Boulevard West - Official Plan Amendment and Zoning Amendment Applications
- Decision Type:
- ACTION
- Status:
- Deferred
- Ward:
- 20 - Trinity-Spadina
City Council Decision
City Council on March 31, April 1 and 2, 2015, deferred consideration of Item TE4.3 until the May 5 and 6, 2015 City Council meeting.
Statutory - Planning Act, RSO 1990
Background Information (Community Council)
https://www.toronto.ca/legdocs/mmis/2015/te/bgrd/backgroundfile-75672.pdf
Communications (Community Council)
https://www.toronto.ca/legdocs/mmis/2015/te/comm/communicationfile-51095.pdf
(February 13, 2015) E-mail from Kevin McGeachy (TE.Supp.TE4.3.2)
(February 13, 2015) Letter from Board of Directors, on behalf of Toronto Standard Condominium Corporation No. 2097 (TE.Supp.TE4.3.3)
Motions (City Council)
That consideration of the item be deferred until the May 5 and 6, 2015 City Council meeting.
3a - Supplementary Report - 500 Lake Shore Blvd West - Official Plan Amendment and Zoning Amendment Applications
Background Information (Community Council)
https://www.toronto.ca/legdocs/mmis/2015/te/bgrd/backgroundfile-76693.pdf
TE4.3 - Final Report - 500 Lake Shore Boulevard West - Official Plan Amendment and Zoning Amendment Applications
- Decision Type:
- ACTION
- Status:
- Amended
- Ward:
- 20 - Trinity-Spadina
Statutory - Planning Act, RSO 1990
Community Council Recommendations
The Toronto and East York Community Council recommends that:
1. City Council amend the Official Plan for the lands at 500 Lake Shore Boulevard West substantially in accordance with the draft Official Plan Amendment attached as Attachment No. 8 to the report (January 30, 2015) from the Director, Community Planning, Toronto and East York District.
2. City Council amend former City of Toronto Zoning By-law 438-86, as amended, for the lands at 500 Lake Shore Boulevard West substantially in accordance with the draft Zoning By-law Amendment contained within Attachment 1, attached to the Supplementary Report (February 17, 2015) from the Director, Community Planning, Toronto and East York District.
3. Prior to introducing the necessary Bills to City Council for enactment, require the owner to enter into agreement(s) pursuant to Section 37 of the Planning Act to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning to secure the facilities, services and matters as set out in Schedule A to Attachment 1 of the report (February 17, 2015) from the Director, Community Planning, Toronto and East York District.
4. Before introducing the necessary Bills to City Council for enactment, City Council:
a. Authorize the appropriate City officials and require the owner to enter into a Heritage Easement Agreement with the City for the protection and long-term maintenance of the designated heritage property at 500 Lake Shore Boulevard West, to the satisfaction of the Chief Planner and Executive Director, City Planning Division.
b. Require the owner to provide a Dismantling, Storage and Reconstruction Plan for the Loblaws Groceteria Building, and provide a Letter of Credit to secure the work contained therein, all to the satisfaction of the Chief Planner and Executive Director City Planning Division.
c. Require the owner to provide to the satisfaction of the Executive Director, Engineering and Construction Services, and the City Solicitor, documentation demonstrating that there are existing rights of access in place benefitting the subject site to legal access over the portion of the proposed north-south private laneway which is located on the east side of the site.
d. Require the owner to enter into the necessary agreements with the City, binding the owner and its successors on title, with the terms and conditions satisfactory to the Executive Director, Engineering and Construction Services, and the City Solicitor, to secure among other matters all the technical matters as set out in Attachment 11 to the report (January 30, 2015) from the Director, Community Planning, Toronto and East York District.
e. Require the owner to withdraw their active appeal associated with a previous development proposal for this site (Official Plan and Zoning By-law Amendment Application File No. 04 200810 STE 20 OZ) that is currently before the Ontario Municipal Board and associated with the subject site.
f. Require the owner to remove all signage, including roof top signage, from the plans on file with the City Planning Division, and make separate Sign By-law applications as appropriate.
5. City Council authorize the appropriate City officials to take such action as may be necessary to implement the foregoing.
6. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment and/or draft Zoning By-law Amendment as may be required.
Decision Advice and Other Information
The Toronto and East York Community Council requested the Director, Community Planning, Toronto and East York District to report directly to City Council for its meeting on March 31, 2015, on:
1. The possibility of redistributing parking between the residential and commercial components of the project at 500 Lake Shore Boulevard West.
2. Including in the Section 37 agreement a requirement to provide a minimum of 15 percent of 1-bedroom units that are either convertible to 2-bedroom units or can be combined through knockout panels between units, without any reduction in the number of 3-bedroom units.
The Toronto and East York Community Council considered together Items TE4.3, headed "Final Report - 500 Lake Shore Boulevard West - Official Plan Amendment and Zoning Amendment Applications" and TE4.15, headed "Demolition of a Structure on a Designated Heritage Property - 500 Lake Shore Boulevard West".
The Toronto and East York Community Council held a statutory public meeting on February 18, 2015, and notice was given in accordance with the Planning Act.
Origin
Summary
This application proposes to amend the Official Plan and Zoning By-law to permit the redevelopment of the site at 500 Lake Shore Boulevard West with a 7-storey commercial building fronting onto Lake Shore Boulevard West, proposed to contain a grocery store with offices above, with two residential towers having heights of 40 and 44-storeys at the rear of the site. The project also involves the dismantling, storage, and partial reconstruction of the designated heritage building that currently exists on the site.
Staff have been working with the applicant for several years to encourage the adaptive re-use of the landmark Loblaws Groceteria building and to incorporate a mix of uses including much needed local retail and office use. It is important that the future reuse and redevelopment of this site be resolved now to advance the protection of this landmark heritage building and support reinvestment in one of the few remaining heritage sites in this community. Staff are recommending Council approval of the project subject to resolution of a series of technical issues and entering into the necessary legal agreements.
Bills will be held until all necessary information has been secured and agreements entered into. In the meantime, the applicant can move forward on measures to catalogue and protect elements of the heritage building to prevent further deterioration. Council approval will also allow the applicant to advance investment in the important non-residential components of the project.
This report reviews and recommends approval of the applications to amend the Official Plan and Zoning By-law.
Background Information
https://www.toronto.ca/legdocs/mmis/2015/te/bgrd/backgroundfile-75672.pdf
Communications
https://www.toronto.ca/legdocs/mmis/2015/te/comm/communicationfile-51095.pdf
(February 13, 2015) E-mail from Kevin McGeachy (TE.Supp.TE4.3.2)
(February 13, 2015) Letter from Board of Directors, on behalf of Toronto Standard Condominium Corporation No. 2097 (TE.Supp.TE4.3.3)
Speakers
Mario Silva, Toronto District School Board
Adam J. Brown, Sherman Brown
Peter Clewes, Architects Alliance
Kevin McGeachy
Motions
That the Toronto and East York Community Council adopt the recommendations in the report (January 30, 2015) , as amended by the recommendations in the report (February 17, 2015) from the Director, Community Planning, Toronto and East York District, so that the recommendations read as follows:
1. City Council amend the Official Plan, for the lands at 500 Lake Shore Boulevard West substantially in accordance with the draft Official Plan Amendment attached as Attachment No. 8 to the report (January 30, 2015) from the Director, Community Planning, Toronto and East York District.
2. City Council amend former City of Toronto Zoning By-law 438-86, as amended, for the lands at 500 Lake Shore Boulevard West substantially in accordance with the draft Zoning By-law Amendment contained within Attachment 1, attached to the Supplementary Report (February 17, 2015) from the Director, Community Planning, Toronto and East York District.
3. Prior to introducing the necessary Bills to City Council for enactment, require the owner to enter into agreement(s) pursuant to Section 37 of the Planning Act to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning to secure the facilities, services and matters as set out in Schedule A to Attachment 1 of the report (February 17, 2015) from the Director, Community Planning, Toronto and East York District.
4. Before introducing the necessary Bills to City Council for enactment, City Council:
a. Authorize the appropriate City officials and require the owner to enter into a Heritage Easement Agreement with the City for the protection and long term maintenance of the designated heritage property at 500 Lake Shore Boulevard West, to the satisfaction of the Chief Planner and Executive Director, City Planning Division.
b. Require the owner to provide a Dismantling, Storage and Reconstruction Plan for the Loblaws Groceteria Building, and provide a Letter of Credit to secure the work contained therein, all to the satisfaction of the Chief Planner and Executive Director City Planning Division.
c. Require the owner to provide to the satisfaction of the Executive Director, Engineering and Construction Services, and the City Solicitor, documentation demonstrating that there are existing rights of access in place benefitting the subject site to legal access over the portion of the proposed north-south private laneway which is located on the east side of the site.
d. Require the owner to enter into the necessary agreements with the City, binding the owner and its successors on title, with the terms and conditions satisfactory to the Executive Director, Engineering and Construction Services, and the City Solicitor, to secure among other matters all the technical matters as set out in Attachment 11 to the report (January 30, 2015) from the Director, Community Planning, Toronto and East York District.
e. Require the owner to withdraw their active appeal associated with a previous development proposal for this site (Official Plan and Zoning By-law Amendment Application File No. 04 200810 STE 20 OZ) that is currently before the Ontario Municipal Board and associated with the subject site.
f. Require the owner to remove all signage, including roof top signage, from the plans on file with the City Planning Division, and make separate Sign By-law applications as appropriate.
5. City Council authorize the appropriate City officials to take such action as may be necessary to implement the foregoing.
6. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment and/or draft Zoning By-law Amendment as may be required.
That the Toronto and East York Community Council request the Director, Community Planning, Toronto and East York District, to report directly to City Council for its meeting on March 31, 2015, on:
1. The possibility of redistributing parking between the residential and commercial components of the project at 500 Lake Shore Boulevard West.
2. Including in the Section 37 agreement a requirement to provide a minimum of 15 percent of 1-bedroom units that are either convertible to 2-bedroom units or can be combined through knockout panels between units, without any reduction in the number of 3-bedroom units.
3a - Supplementary Report - 500 Lake Shore Blvd West - Official Plan Amendment and Zoning Amendment Applications
Origin
Summary
A Final Report dated January 30, 2015 from the Director, Community Planning, Toronto and East York District is before Community Council at its meeting of February 18, 2015. The Final Report identifies that Planning Staff will report in a Supplementary Report to Community Council on the draft Zoning By-law.
This report contains the draft Zoning By-law for the proposal at 500 Lake Shore Boulevard.
Background Information
https://www.toronto.ca/legdocs/mmis/2015/te/bgrd/backgroundfile-76693.pdf