Item - 2019.TE3.6

The Toronto and East York Community Council recommends that:

1. City Council direct City Staff to continue to review the application and work with the applicant to resolve any outstanding issues detailed in this report.

2. City Council direct the City Solicitor and appropriate City Staff to attend and oppose the application in its current form, should the application be appealed to the Local Planning Appeal Tribunal on the basis of Council's failure to make a decision on the application within the statutory time frame of the Planning Act.

3. Staff schedule a community consultation meeting for the application located at 295 Jarvis Street together with the Ward Councillor.

4. Notice for the community consultation meeting be given to landowners and residents within 120 metres of the application site, and to additional residents, institutions and owners to be determined in consultation with the Ward Councillor, with any additional mailing costs to be borne by the applicant.

5. Notice of the statutory public meeting be given according the regulations under the Planning Act.

This Report responds to an application where staff are currently not in a position to provide a Final Report to Council, but which could be appealed to the Local Planning Appeal Tribunal (the "LPAT") due to Council's failure to make a decision on the application within the time prescribed by the Planning Act.

The report sets out issues related to the application and makes an initial determination as to whether or not the application is consistent with the Provincial Policy Statement (2014) and conforms with the Growth Plan for the Greater Golden Horseshoe (2017).

This application proposes to amend the Zoning By-law to permit a 36 storey residential tower with 351 dwelling units with a total gross floor area of 23,507 square metres at 295 Jarvis Street.  The proposed building would have a height of 112.2 metres including the mechanical penthouse.  The proposal includes five levels of underground parking. The proposal would result in the demolition of the existing 'Inglewood Arms', a licensed rooming house containing approximately 88 dwelling rooms and 2 dwelling units.

The proposed development in its present form is not consistent with the Provincial Policy Statement (2014), does not conform to the Growth Plan for the Greater Golden Horseshoe (2017) and does not conform to the City's Official Plan including the in-force policies of  Official Plan Amendment 82. More specifically, the proposed tower does not respect the planned context, tower setbacks do not adhere to appropriate development standards, an inappropriate podium form is proposed which additionally impacts adjcent heritage resources and there is a loss of dwelling rooms.  There is also a need to locate the mid-block connection, as identified by  Official Plan Amendment 82, and to increase the amount of indoor amenity space.

Key issues to be resolved, as outlined in this report, include: tower separation distances, tower setbacks, podium form, heritage adjacency issues and the impacts to the City supply of dwelling rooms.