Item - 2020.EY19.1

The Etobicoke York Community Council recommends that:

1. City Council amend the Etobicoke Zoning Code and Site Specific Zoning By-law 514-2003, for the lands at 689 The Queensway substantially in accordance with the Draft Zoning By-law Amendment attached as Attachment 5 to the report (October 19, 2020) from the Director, Community Planning, Etobicoke York District.  

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

3. Before introducing the necessary Bills to City Council for enactment, City Council require the owner to:

a. Submit to the General Manager of Transportation Services for review and acceptance, a Parking Review which demonstrates that the requested parking ratios are acceptable. Should this be accepted by the General Manager of Transportation Services, staff may make such changes as required to the final Bills to reflect the parking ratios supported by the accepted Parking Review and approved by the General Manager of Transportation Services.

b. Submit a Traffic Impact Study to the General Manager of Transportation Services for review and acceptance, to determine the traffic demand resulting from this development and demonstrate how this site can be serviced and whether the existing municipal infrastructure can accommodate the proposal development.

c. Submit to the Chief Engineer and Executive Director of Engineering and Construction Services for review and acceptance, a Functional Servicing Report, Servicing Groundwater Summary and Hydrological Review Summary to determine the stormwater runoff, sanitary flow and water supply-demand resulting from this development and whether there is adequate capacity in the existing municipal infrastructure to accommodate the proposed development.

d. Make satisfactory arrangements with Engineering and Construction Services and enter into the appropriate agreement with the City for the design and construction of any improvements to the municipal infrastructure, should it be determined that upgrades are required to the infrastructure to support this development, according to the accepted Functional Servicing Report, Servicing Groundwater Summary and Hydrological Review Summary accepted by the Chief Engineer and Executive Director of Engineering and Construction Services.

4. 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 satisfactory to the Chief Planner and Executive Director, City Planning, and the City Solicitor, such Agreement to be registered on title to the lands at 689 The Queensway, in a manner satisfactory to the City Solicitor, to secure the following community benefits at the owner's expense:

a. A cash contribution of $625,000.00 to be directed to "The Treasurer, City of Toronto" indexed upwardly in accordance with the Statistics Canada Non-Residential Construction Price Index for Toronto for the period from the date of the execution of the Section 37 Agreement to the date of payment, to the satisfaction of the Chief Planner and Executive Director, City Planning, in consultation with the Ward Councillor, for the following:

i.  $412,000.00 for improvements to local parks and trails (located in Ward 3), including but not limited to Grand Avenue Park and the Mimico Creek Trail;

ii.  $206,500.00 towards streetscape improvements along The Queensway through the Shop The Queensway Business Improvement Area (BIA); and

iii. $6,500.00 towards a plaque in connection with the History of The Queensway Market Gardens through the Etobicoke Historical Society.

b. In the event the cash contribution referred to in Recommendation 4.a. above has not been used for the intended purpose within three (3) years of the By-law coming into full force and effect, the cash contribution may be redirected for another purpose, at the discretion of the Chief Planner and Executive Director, City Planning, in consultation with the Ward Councillor, provided that the purpose is identified in the Toronto Official Plan and will benefit the community in the vicinity of the lands.

5. The following matters are also recommended to be secured in the Section 37 Agreement as a legal convenience to support development:

a. 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 held on October 26 and 27, 2009 through the adoption of Item PG32.3 of the Planning and Growth Management Committee, and as updated by Toronto City Council at its meeting held on December 5, 6 and 7, 2017 through the adoption of Item PG23.9 of the Planning and Growth Management Committee, and as may be further amended by City Council from time to time.

b. Prior to final Site Plan Approval, the owner is to provide a Construction Management Plan, in consultation with the Ward Councillor, which addresses construction vehicle routing, temporary parking and communications with neighbouring stakeholders such as the Toronto Catholic District School Board, all to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services and the Chief Planner and Executive Director, City Planning and thereafter the owner shall implement such strategies and plans.

Etobicoke York Community Council held a statutory public meeting on November 3, 2020, and notice was given in accordance with the Planning Act.

This application proposes to amend the former City of Etobicoke Zoning Code and Site Specific Zoning By-law No. 514-2003 to permit a 9-storey (30.95 m in height, including mechanical penthouse) mixed-use building at 689 The Queensway. The building would contain 198 residential units and 500 m2 of commercial at-grade floor area. The building would have a gross floor area of 17,143 m2, yielding a Floor Space Index (FSI) of approximately 4.25 times the area of the lot. A total of 180 parking spaces would be provided within two levels of below grade parking. Vehicular access to the below grade parking would be provided via a private lane at the rear of the property.  

The proposed development is consistent with the Provincial Policy Statement (2020) and conforms with the Growth Plan for the Greater Golden Horseshoe (2020). The proposed development represents appropriate intensification along The Queensway that conforms with the Official Plan and is generally consistent with the City Council adopted The Queensway Design Guidelines and Streetscape Improvements.

This report reviews and recommends approval of the application to amend the Zoning By-law subject to conditions before introducing the necessary Bills to City Council for enactment. Provided the conditions are fulfilled, staff are of the opinion the proposed development is appropriate in this location.