Item - 2020.NY15.1

The North York Community Council recommends that:

1. City Council amend the Official Plan, for the lands at 1100 Sheppard Avenue West substantially in accordance with the draft Official Plan Amendment attached as Attachment 7 to the report (May 26, 2020) from the Director, Community Planning, North York District.

2. City Council amend Zoning By-law 7625, as amended by Zoning By-law 1185-2010 (OMB), of the former City of North York, for the lands at 1100 Sheppard Avenue West substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 8 to the report (May 26, 2020) from the Director, Community Planning, North York District.

3. 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.

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 as follows:

a. the community benefits recommended to be secured in the Section 37 Agreement are as follows:

i. prior to the issuance of the first above grade building permit, a financial contribution in the amount of $400,000 shall be submitted to secure for public art on the lands to the satisfaction of the Chief Planner and Executive Director, City Planning; the owner shall submit a Public Art Plan that is in accordance with the City's Percent for Public Art Program to the satisfaction of the Chief Planner and Executive Director, City Planning and the terms of the Percent for Public Art Program shall be set out in the Section 37 Agreement;

ii. prior to the issuance of the first above-grade building permit, the owner shall make a cash contribution to the City in the amount of $800,000 to be used for improvements to the local park and the pedestrian realm between the subject site and the Sheppard West subway station, to be determined by the Chief Planner and Executive Director, City Planning, in consultation with the local Councillor; the financial contribution amount shall be indexed upwardly in accordance with the Statistics Canada Non-Residential Construction Price Index for Toronto for the period from the date of the registration of the Section 37 Agreement to the date of payment for the local park and streetscape improvements; and

iii. in the event the cash contributions referred to in Recommendation 4.a.ii above has not been used for the intended purpose within three (3) years of the implementing Zoning By-law Amendment 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 local Councillor, provided that the purposes are identified in Toronto's Official Plan and will benefit the community; and

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

i. the applicant shall construct and maintain the development in accordance with Tier 1 performance measures of the Toronto Green Standard, Version 3.

North York Community Council held a statutory public meeting on June 16, 2020 and notice was given in accordance with the Planning Act.

This application proposes to amend the Official Plan Site and Area Specific Policy #55 and site-specific Zoning By-law 1185-2010 (OMB) to permit the development of a 14-storey (45.7 metre high), 392 unit residential apartment building containing 29,602 square metres of gross floor area.

The development proposal conforms with the policies of the Official Plan and is compatible with its surrounding context.  The development introduces an appropriate built form to the site and provides improved public realm along De Boers Drive to the south, Sheppard Avenue West to the west and Kodiak Crescent to the north.  The development will provide a variety of unit sizes, including larger units suitable for families and is located in close proximity to the Sheppard West subway station.

The proposed development is consistent with the Provincial Policy Statement (2020) and conforms with A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2019).

This report reviews and recommends approval of the application to amend the Official Plan and Zoning By-law.