Item - 2019.NY6.3

North York Community Council recommends that:

1. City Council amend the Official Plan, for the lands at 110 and 112 Sheppard Avenue West substantially in accordance with the draft Official Plan Amendment attached as Attachment No. 5 to the report (May 3, 2019) from the Director, Community Planning, North York District.

2. City Council amend Zoning By-law 7625 for the lands at 110 and 112 Sheppard Avenue West substantially in accordance with the draft Zoning By-law Amendment attached as Attachment No. 6 to the report (May 3, 2019) from the Director, Community Planning, North York District.

3. City Council amend City of Toronto Zoning By-law 569-2013 by adding the lands at 110 and 112 Sheppard Avenue West substantially in accordance with the draft Zoning By-law Amendment attached as Attachment No. 7 to the report (May 3, 2019) from the Director, Community Planning, North York District.

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

North York Community Council held a statutory public meeting on May 22, 2019 and notice was given in accordance with the Planning Act.

At its meeting on May 22, 2019, the North York Community Council also considered the report (May 21, 2019) from the Director, Community Planning, North York District, which confirms the proposal does conform with the "A Place to Grow" Plan, 2019.

North York Community Council:

1. Directed City Planning staff to prepare a supplementary report to City Council, if needed, to address any technical issues or changes proposed by the applicant.

This application proposes to amend the Official Plan and Zoning By-law at 110 and 112 Sheppard Avenue West to permit a mixed use building with a height of 24 metres and 7-storeys, containing 30 residential units and 53 square metres of commercial gross floor area. The application proposes a gross floor area of 2,981 square metres resulting in a Floor Space Index of 2.73 times the lot area. Vehicular access to the subject site is proposed along the western limit of the site. A total of 29 parking spaces are proposed within a two-level underground garage and 24 bicycle parking spaces are proposed.

The Official Plan Amendment proposes to amend the in-force Sheppard Avenue Commercial Area Secondary Plan (SACASP) to permit a density of 2.73 times the lot area and a height of 7-storeys. The Zoning By-law Amendment proposes to amend the former City of North York Zoning By-law No. 7625 and will bring the site into the City of Toronto Zoning By-law No. 569-2013 to permit the proposed mixed use development and establish appropriate performance standards. The recommended Official Plan and Zoning By-law Amendments are consistent with the Provincial Policy Statement (2014), conform to and do not conflict with the Growth Plan for the Greater Golden Horseshoe (2017), and are consistent with the general intent and purpose of the City's Official Plan.

This report reviews and recommends approval of the application to amend the Official Plan and Zoning By-laws. Staff are recommending City Council approve a maximum gross floor area of 2,731 square metres resulting in a Floor Space Index of 2.5 times the lot area. The proposed development, with staff's recommended maximum density, is in keeping with the objectives of the Council-adopted Sheppard Lansing Secondary Plan to create a mixed use avenue with a vibrant and attractive streetscape with greening and pedestrian amenity while protecting the abutting lower density residential uses. The draft zoning by-laws recommend the lands be zoned with a holding provision ("H") until such time as a Functional Servicing and Stormwater Management Report is deemed acceptable by the Chief Engineer and Executive Director, Engineering and Construction Services.

On May 2, 2019, the Province of Ontario released A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2019 ("A Place to Grow") which amends the Growth Plan for the Greater Golden Horseshoe (2017). 

The "A Place to Grow" Plan has come into effect on May 16, 2019 and all planning decisions are required to conform with it, on or after May 16, 2019. Planning staff have reviewed the proposed development with respect to the "A Place to Grow" Plan and can advise that for this proposal, the relevant policies of the "A Place to Grow" Plan carry on the direction of the Growth Plan for the Greater Golden Horseshoe (2017).

Staff confirm that this proposal does conform with the "A Place to Grow" Plan.