Item - 2018.SC32.2

The Scarborough Community Council recommends that:

1.   City Council amend the Bendale Community Zoning By-law No. 9350, as amended, for the lands at 2655 Lawrence Avenue East substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 9 to the report dated June 5, 2018 from the Director, Community Planning, Scarborough District.

2.   City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendments as may be required.

 
3.   Before introducing the necessary Bills to City Council for enactment, City Council require the Owner to enter into an Agreement pursuant to Section 37 of the Planning Act, to the satisfaction of the Chief Planner and Executive Director City Planning Division, and the City Solicitor, such agreement to be registered on title to the lands to secure the following matters:

 
a.   Prior to the issuance of the any above-grade building permit, other than a building permit for a temporary sales office/pavilion, the Owner shall make payment of a financial contribution of $1,030,000.00, to be indexed upwardly in accordance with the Construction Price Index for Toronto, calculated from the date of the registration of the Section 37 Agreement to the date the payment is made, for the provision of the following:

i.    $500,000 to Children's Services for improvements to future childcare facilities at 2740 Lawrence Avenue East (former David and Mary Thomson site) and/or 2920 Lawrence Avenue East (expansion of facilities within Bendale Acres Long Term Care Facility);

 
ii.   $380,000 to Parks, Forestry & Recreation for improvements to the splash pad at 929 Kennedy Road (Jack Goodlad Park);

 
iii.  $75,000 to the Toronto Public Library Board for capital enhancements to support early literacy services for children; and/or computer and technology upgrades; and/or improvements to meeting spaces and flexible program spaces to deliver after school programs for children and youth; and

 
iv.   $75,000 to 1021 Birchmount Road Hub for capital improvements/ upgrades, including literacy and early learning program enhancements.

 
b.   In the event the cash contributions identified in a. above have not been used for the intended purpose within three (3) years of this By-law coming into full force and effect, the cash contributions may be redirected for another purpose in Ward 37, at the discretion of the Chief Planner and Executive Director of City Planning, in consultation with the Ward Councillor, provided that the purpose is identified in the Official Plan and will benefit the community in the vicinity of the lands.

 
c.   Prior to the earlier of issuance of any building permit or Site Plan Approval, the Owner shall, to the satisfaction and acceptance of the Chief Engineer and Executive Director of Engineering and Construction Services:

 
i.    submit financial securities associated with traffic control signal modifications required at the intersection analyzed in the accepted Traffic Impact Study;

 
ii.   submit financial securities, as determined by the City, for the installation of the required pavement marking at the intersection of Brockley Drive and Lawrence Avenue East;

 
iii.  submit financial securities for the median extension on Lawrence Avenue East at the intersection of Brockley Drive and Lawrence Avenue East;

 
iv   submit a Hydrogeological Report to determine and confirm if any temporary or permanent groundwater discharge is proposed, including the proposed method of discharging groundwater into a City sewer;

 
v.   submit updates to the Functional Servicing Report and/or the Storm Water Management Report if required to include the findings from c. iv) above; and

 
iv.  enter into a financially secured Development Agreement for the construction of any improvements to the municipal infrastructure, should it be determined that upgrades are required to support the development.

 
d.   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 and updated through the adoption of item PG32.3 of the Planning and Growth Management Committee in 2013.

Scarborough Community Council held a statutory public meeting on July 4, 2018 and notice was given in accordance with the Planning Act.

This application proposes to amend the zoning by-law for the 1.1 hectare site municipally known as 2655 Lawrence Avenue East to permit the redevelopment of the lands with two tall, residential buildings at 18 and 28-storeys respectively and a block of eight townhouses, along with 1,609 square metres of ground floor commercial/retail space.  A total of 412 residential units are proposed and a total of 519 vehicular parking spaces are proposed in two-levels of below grade parking.

The proposed application is appropriate as it provides a compact, high-rise residential development and an appropriate level of intensification on the subject lands.  The proposal provides additional housing, including family-sized units, in a built form that is compatible with the surrounding context.

The proposed development represents appropriate residential intensification along Lawrence Avenue East that complies with the Official Plan, is consistent with the Provincial Policy Statement (2014) and conforms to the Growth Plan for the Greater Golden Horseshoe (2017).

This report reviews and recommends approval of the application to amend the Zoning By-law, including the requirement for community benefits in return for increased height and density, in keeping with the provisions of Section 37 of the Planning Act and the policies of the Official Plan.