Item - 2020.PH13.1

Tracking Status

  • City Council adopted this item on February 26, 2020 with amendments.
  • This item was considered by Planning and Housing Committee on February 12, 2020 and was adopted with amendments. It will be considered by City Council on February 26, 2020.
  • See also By-law 228-2020

PH13.1 - Housing Now - 50 Wilson Heights Boulevard - Zoning Amendment and Draft Plan of Subdivision - Final Report

Decision Type:
ACTION
Status:
Amended
Ward:
6 - York Centre

City Council Decision

City Council on February 26, 2020, adopted the following:

 

1. City Council amend Zoning By-law 569-2013, as amended, for the lands at 50 Wilson Heights Boulevard substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 6 to the report (January 28, 2020) from the Chief Planner and Executive Director, City Planning.

 

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. In accordance with the delegated approval under By-law 229-2000, as amended, City Council be advised that the Chief Planner and Executive Director, City Planning intends to approve the Draft Plan of Subdivision for the lands at 50 Wilson Heights Boulevard as generally illustrated on Attachment 7 to the report (January 28, 2020) from the Chief Planner and Executive Director, City Planning, subject to:

 

a. the condition that a Lease Agreement has been entered into between the City and the development partner that includes, to the satisfaction of the Chief Planner and Executive Director, City Planning, standard subdivision obligations as applicable and with necessary modifications for implementation of the proposed plan as well as site specific subdivision requirements generally outlined in Attachment 8 to the report (January 28, 2020) from the Chief Planner and Executive Director, City Planning on such terms, including details and timing, as are set out in the Lease Agreement; and

 

b. revisions to the proposed Draft Plan of Subdivision and additional or modified site subdivision requirements for inclusion in the Lease Agreement with the development partner as the Chief Planner and Executive Director, City Planning, may deem to be appropriate to address matters arising from the ongoing technical review of this development, including Block 5 Toronto Transit Commission (TTC driveway).

 

4. City Council request the Chief Executive Officer, CreateTO to include in the Lease Agreement with the development partner the requirement to prepare and submit, prior to any Site Plan Control application and submission of detailed engineering for the subdivision, an updated Functional Servicing Report for the subdivision to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services.

 

5. City Council request the Chief Executive Officer, CreateTO, in consultation with the Chief Planner and Executive Director, City Planning, to engage City partners and the development partner to advance the detailed design of development requirements identified in Attachment 9 to the report (January 28, 2020) from the Chief Planner and Executive Director, City Planning, to the satisfaction of the Chief Planner and Executive Director, City Planning, and to secure the delivery of the development requirements on terms, including details and timing, in a Lease Agreement with the development partner.

 

6. City Council request the Chief Executive Officer, CreateTO and the Acting President, Toronto Parking Authority to engage the development partner on the operation of a paid public parking facility at 50 Wilson Heights Boulevard and to report to the Board of Directors of CreateTO or the Board of Directors of the relevant CreateTO corporate entity as part of the proposed transaction terms.

 

7. City Council direct the General Manager, Transportation Services, and request the Chief Executive Officer, CreateTO and the Chief Executive Officer, Toronto Transit Commission, to conduct all necessary planning and design work required to implement the removal of the existing Toronto Transit Commission bus lane on the site and mitigate any impacts to the Toronto Transit Commission's bus operations that utilize Wilson Subway Station, including applying the City's Vision Zero 2.0 approach to traffic safety.

 

8. City Council request the Chief Planner and Executive Director, City Planning to consult with the Chief Executive Officer, CreateTO to explore increasing the percentage of units to be provided at 50 Wilson Heights Boulevard to be designed to Canada Mortgage and Housing Corporation's accessibility standards above and beyond the 10 percent required to as close to 100 percent, as possible as part of any site plan control application for the site. 

 

9.  City Council direct the General Manager, Housing Secretariat to work with the local Councillor on organizing an Affordable Housing Information Summit, ahead of initial occupancy, to provide the future residents with information regarding the available units on site and related affordable housing application procedures.

Public Notice Given

Statutory - Planning Act, RSO 1990

Background Information (Committee)

(January 28, 2020) Report and Attachments 1 to 5 and 7 to 10 from the Chief Planner and Executive Director, City Planning on Housing Now - 50 Wilson Heights Boulevard - Zoning Amendment and Draft Plan of Subdivision - Final Report
https://www.toronto.ca/legdocs/mmis/2020/ph/bgrd/backgroundfile-145680.pdf
Attachment 6 - Draft Zoning By-law Amendment
https://www.toronto.ca/legdocs/mmis/2020/ph/bgrd/backgroundfile-145738.pdf
(January 21, 2020) Notice of Public Meeting
https://www.toronto.ca/legdocs/mmis/2020/ph/bgrd/backgroundfile-145196.pdf

Communications (Committee)

(January 21, 2020) E-mail from Edward Zaretsky (PH.Main.PH13.1.1)
(February 5, 2020) Letter from Mark J. Richardson, Technical Lead, HousingNowTO.com (PH.Supp.PH13.1.2)
https://www.toronto.ca/legdocs/mmis/2020/ph/comm/communicationfile-101076.pdf
(February 9, 2020) E-mail from Les Waltman (PH.Supp.PH13.1.3)
(February 10, 2020) E-mail from Sam Kates (PH.New.PH13.1.4)
(February 11, 2020) E-mail from Steven Stein (PH.New.PH13.1.5)
(February 12, 2020) Submission from Councillor James Pasternak, on file with City Clerks (PH.New.PH13.1.6)
(February 12, 2020) Submission from Mark J. Richardson, Technical Lead, HousingNowTO.com (PH.New.PH13.1.7)
https://www.toronto.ca/legdocs/mmis/2020/ph/comm/communicationfile-101228.pdf

Communications (City Council)

(February 12, 2020) E-mail from Edward Zaretsky (CC.Main.PH13.1.8)

Motions (City Council)

1 - Motion to Amend Item (Additional) moved by Councillor Mike Colle (Amended)

That:

 

1. City Council request the Chief Executive Officer, Toronto Transit Commission, in consultation with the Chief Executive Officer, CreateTO to study and report to the Planning and Housing Committee, before the site is fenced off for construction, on the feasibility of redirecting east-bound bus routes to use the western Wilson Station driveways, anticipating the construction of a pedestrian/cycling path abutting the west side of the Allen Road Expressway, as specified on the previously approved by Council, Site Area Specific Policy 387.

 

2.  City Council direct the General Manager, Housing Secretariat to work with the local Councillor on organizing an Affordable Housing Information Summit, ahead of initial occupancy, to provide the future residents with information regarding the available units on site and related affordable housing application procedures.

 

3.  City Council request the Chief Executive Officer, CreateTO to work the Chief Executive Officer, Toronto Transit Commission to preserve as many current commuter parking stalls as possible while Blocks 1 and 2, shown in Attachment 7: Draft Plan of Subdivision to the report (January 28, 2020) from the Chief Planner and Executive Director, City Planning, undergo construction.

 

4.  City Council request the Chief Executive Officer, CreateTO and the Acting President, Toronto Parking Authority to reinforce the language on the provisions found within the bid call documents, to ensure that the chosen development partner complies with the design and operational requirements of operating paid public parking on site, throughout the entirety of the land lease agreement (99 years).

 

Part 2 of motion 1 by Councillor Colle carried.  The balance of motion 1 lost.

Vote (Amend Item (Additional)) Feb-26-2020 10:21 AM

Result: Carried Majority Required - PH13.1 - Colle - motion 1 Part 2 only
Total members that voted Yes: 21 Members that voted Yes are Paul Ainslie, Ana Bail„o, Brad Bradford, Shelley Carroll, Mike Colle, Gary Crawford, Joe Cressy, John Filion, Paula Fletcher, Michael Ford, Mark Grimes, Stephen Holyday, Jim Karygiannis, Cynthia Lai, Mike Layton, Josh Matlow, Denzil Minnan-Wong, Gord Perks, Anthony Perruzza, Michael Thompson, Kristyn Wong-Tam
Total members that voted No: 1 Members that voted No are Frances Nunziata (Chair)
Total members that were Absent: 4 Members that were absent are Jennifer McKelvie, James Pasternak, Jaye Robinson, John Tory

Vote (Amend Item (Additional)) Feb-26-2020 10:22 AM

Result: Carried Majority Required - PH13.1 - Colle - motion 1 Part 2 only - REVOTE
Total members that voted Yes: 22 Members that voted Yes are Paul Ainslie, Ana Bail„o, Brad Bradford, Shelley Carroll, Mike Colle, Gary Crawford, Joe Cressy, John Filion, Paula Fletcher, Michael Ford, Mark Grimes, Stephen Holyday, Jim Karygiannis, Cynthia Lai, Mike Layton, Josh Matlow, Denzil Minnan-Wong, Frances Nunziata (Chair), Gord Perks, Anthony Perruzza, Michael Thompson, Kristyn Wong-Tam
Total members that voted No: 0 Members that voted No are
Total members that were Absent: 4 Members that were absent are Jennifer McKelvie, James Pasternak, Jaye Robinson, John Tory

Vote (Amend Item (Additional)) Feb-26-2020 10:23 AM

Result: Lost Majority Required - PH13.1 - Colle - the balance of motion 1
Total members that voted Yes: 5 Members that voted Yes are Michael Ford, Stephen Holyday, Jim Karygiannis, Denzil Minnan-Wong, Anthony Perruzza
Total members that voted No: 17 Members that voted No are Paul Ainslie, Ana Bail„o, Brad Bradford, Shelley Carroll, Mike Colle, Gary Crawford, Joe Cressy, John Filion, Paula Fletcher, Mark Grimes, Cynthia Lai, Mike Layton, Josh Matlow, Frances Nunziata (Chair), Gord Perks, Michael Thompson, Kristyn Wong-Tam
Total members that were Absent: 4 Members that were absent are Jennifer McKelvie, James Pasternak, Jaye Robinson, John Tory

Vote (Amend Item (Additional)) Feb-26-2020 10:46 AM

Result: Lost Majority Required - PH13.1 - Colle - the balance of motion 1 - REVOTE
Total members that voted Yes: 5 Members that voted Yes are John Filion, Michael Ford, Stephen Holyday, Jim Karygiannis, Michael Thompson
Total members that voted No: 18 Members that voted No are Paul Ainslie, Ana Bail„o, Brad Bradford, Shelley Carroll, Mike Colle, Gary Crawford, Joe Cressy, Paula Fletcher, Mark Grimes, Cynthia Lai, Mike Layton, Josh Matlow, Jennifer McKelvie, Frances Nunziata (Chair), Gord Perks, Anthony Perruzza, John Tory, Kristyn Wong-Tam
Total members that were Absent: 3 Members that were absent are Denzil Minnan-Wong, James Pasternak, Jaye Robinson

Vote (Amend Item (Additional)) Feb-26-2020 10:49 AM

Result: Lost Majority Required - PH13.1 - Colle - the balance of motion 1 - 2nd REVOTE
Total members that voted Yes: 3 Members that voted Yes are Mike Colle, Michael Ford, Stephen Holyday
Total members that voted No: 20 Members that voted No are Paul Ainslie, Ana Bail„o, Brad Bradford, Shelley Carroll, Gary Crawford, Joe Cressy, John Filion, Paula Fletcher, Mark Grimes, Jim Karygiannis, Cynthia Lai, Mike Layton, Josh Matlow, Jennifer McKelvie, Frances Nunziata (Chair), Gord Perks, Anthony Perruzza, Michael Thompson, John Tory, Kristyn Wong-Tam
Total members that were Absent: 3 Members that were absent are Denzil Minnan-Wong, James Pasternak, Jaye Robinson

Motion to Reconsider Vote moved by Councillor Gord Perks (Carried)

That in accordance with the provisions of Chapter 27, Council Procedures, City Council reconsider the vote on Part 2 of motion 1 by Councillor Colle.


Motion to Adopt Item as Amended (Carried)

Motion to Reconsider Item moved by Councillor Gord Perks (Carried)

That in accordance with the provisions of Chapter 27, Council Procedures, City Council reconsider Item PH13.1 only as it pertains to a vote on the balance of motion 1 by Councillor Colle, being Parts 1, 3 and 4.


Motion to Reconsider Vote moved by Councillor Shelley Carroll (Carried)

That in accordance with the provisions of Chapter 27, Council Procedures, City Council reconsider the vote again on the balance of motion 1 by Councillor Colle, being Parts 1, 3 and 4.


Motion to Adopt Item as Amended (Carried)

Point of Order by Councillor Paula Fletcher

Councillor Fletcher, rising on a Point of Order, stated that she wished to know what Council was reopening.

Ruling by Speaker Frances Nunziata
Speaker Nunziata accepted the Point of Order and ruled that Council was reopening Item PH13.1, only as it pertains to a re-vote on the balance of motion 1 by Councillor Colle.

PH13.1 - Housing Now - 50 Wilson Heights Boulevard - Zoning Amendment and Draft Plan of Subdivision - Final Report

Decision Type:
ACTION
Status:
Amended
Ward:
6 - York Centre

Public Notice Given

Statutory - Planning Act, RSO 1990

Committee Recommendations

The Planning and Housing Committee recommends that:

 

1. City Council amend Zoning By-law 569-2013, as amended, for the lands at 50 Wilson Heights Boulevard substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 6 to the report (January 28, 2020) from the Chief Planner and Executive Director, City Planning.

 

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

 

3. In accordance with the delegated approval under By-law 229-2000, as amended, City Council be advised that the Chief Planner and Executive Director, City Planning intends to approve the Draft Plan of Subdivision for the lands at 50 Wilson Heights Boulevard as generally illustrated on Attachment 7 to the report (January 28, 2020) from the Chief Planner and Executive Director, City Planning subject to:

 

a. the condition that a Lease Agreement has been entered into between the City and the development partner that includes, to the satisfaction of the Chief Planner and Executive Director, City Planning, standard subdivision obligations as applicable and with necessary modifications for implementation of the proposed plan as well as site specific subdivision requirements generally outlined in Attachment 8 on such terms, including details and timing, as are set out in the Lease Agreement, and;

 

b. revisions to the proposed Draft Plan of Subdivision and additional or modified site subdivision requirements for inclusion in the Lease Agreement with the development partner as the Chief Planner and Executive Director, City Planning, may deem to be appropriate to address matters arising from the ongoing technical review of this development, including Block 5 Toronto Transit Commission  (TTC driveway).

 

4. City Council request the Chief Executive Officer, CreateTO to include in the Lease Agreement with the development partner the requirement to prepare and submit, prior any Site Plan Control application and submission of detailed engineering for the subdivision, an updated Functional Servicing Report for the subdivision to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services.

 

5. City Council request the Chief Executive Officer, CreateTO, in consultation with the Chief Planner and Executive Director, City Planning, to engage City partners and the development partner, to advance the detailed design of development requirements identified in Attachment 9 to the report (January 28, 2020) to the report (January 28, 2020) from the Chief Planner and Executive Director, City Planning, to the satisfaction of the Chief Planner and Executive Director, City Planning, and to secure the delivery of the development requirements on terms, including details and timing, in a Lease Agreement with the development partner.

 

6. City Council request the Chief Executive Officer, CreateTO, and the Acting President, Toronto Parking Authority, to engage the development partner on the operation of a paid public parking facility at 50 Wilson Heights Boulevard and report to the Board of Directors of CreateTO or the Board of Directors of the relevant CreateTO corporate entity as part of the proposed transaction terms.

 

7. City Council direct the General Manager, Transportation Services, the Chief Executive Officer, CreateTO, and request the Chief Executive Officer of the Toronto Transit Commission, to conduct all necessary planning and design work required to implement the removal of the existing TTC bus lane on the site and mitigate any impacts to the TTC's bus operations that utilize Wilson Subway Station, including applying the City's Vision Zero 2.0 approach to traffic safety.

 

8. City Council request the Chief Planner and Executive Director, City Planning to consult with the Chief Executive Officer, CreateTO to explore increasing the percentage of units to be provided at 50 Wilson Heights Boulevard to be designed to Canada Mortgage and Housing Corporation's accessibility standards above and beyond the 10 percent required to as close to 100 percent, as possible as part of any site plan control application for the site. 

Decision Advice and Other Information

The Planning and Housing Committee held a statutory public meeting on February 12, 2020, and notice was given in accordance with the Planning Act.

Origin

(January 28, 2020) Report from the Chief Planner and Executive Director, City Planning

Summary

This report recommends approval of a City-initiated Amendment to Zoning By-law 569-2013, as amended, for the City-owned property at 50 Wilson Heights Boulevard, as part of the Housing Now Initiative. The report also outlines the proposed Draft Plan of Subdivision for the site, preparing the site for the development of mixed-use development blocks, a new public street, new parkland and extension of the William R. Allen Road Pathway, a multi-use trail.

 

The recommended Zoning By-law Amendment implements Site and Area Specific Policy 387 and will facilitate the development of approximately 1,500 new residential units on the site, including the delivery of approximately 500 affordable rental units. The proposed amendment also advances a range of City building objectives permitting 129,175 square metres of development, comprising a mix of residential (affordable and market rental and ownership) with commercial/retail uses, a child care facility and a community space for not-for-profit organizations. The development site will include one low-rise building (up to four storeys), two mid-rise buildings (up to 12 storeys) and four tall buildings (up to 16 storeys). Approximately 850 parking spaces will be provided in below-grade parking garages.

 

Redevelopment of the site in accordance with the Draft Plan of Subdivision will result in a new public street connecting to Wilson Heights Boulevard as well as a new 3,049 square metre public park. A transit plaza and an extension of the William R. Allen Road Pathway will be provided on the west side of the site. Other than lands dedicated to private ownership housing development, all blocks will remain City property while the mixed-use rental blocks will be leased to a development partner for 99 years for the development of affordable housing and the other recommended uses. The City's development partner will be responsible for detailed design and construction of the required municipal infrastructure, including public streets and services, based on initial work undertaken by CreateTO.

 

A portion of the commuter parking use currently provided on the site is proposed to be permitted as part of a mix of below-grade resident, visitor, and public parking.

 

The recommended Zoning By-law Amendment and Draft Plan of Subdivision will enable redevelopment of the site consistent with the Official Plan, including Official Plan Amendment No. 309 (Tippett Road Area Regeneration Study) and the development concept prepared by CreateTO and refined through public consultation and the City's formal review process.

 

Development of 50 Wilson Heights Boulevard in accordance with this report's recommendations will ensure this City-owned property is optimized for a mixed-income development, including affordable and market rental units and ownership housing, and the creation of a complete, inclusive, livable community adjacent to the Wilson subway station. The proposed massing of the new buildings fits within a planned mid-rise and tall building context while respecting transitions to adjacent low-rise neighbourhoods. This development is complemented by improvements to the public realm, including the addition of a new public park, pedestrian pathways and plazas adjacent to Wilson Subway Station and the Wilson Avenue-Wilson Heights Boulevard intersection. The proposed development supports densities and a mix of land uses which efficiently use land and resources and are transit-supportive. The rezoning is consistent with the Provincial Policy Statement (2014) and conforms with the Growth Plan for the Greater Golden Horseshoe (2019), and the City's Official Plan therefore staff are recommending approval of the City-initiated Zoning By-law Amendment and Draft Plan of Subdivision.

 

City Council's decision regarding the recommended Zoning By-law Amendment and support for the subsequent registration of the Draft Plan of Subdivision will set the stage for the next phase of the Housing Now Initiative: procurement by the City of a development partner to construct and operate a mixed-use, mixed-income development at 50 Wilson Heights Boulevard including the required municipal infrastructure. The successful development partner will be responsible for submitting a Site Plan Control application in 2020 to develop and finalize detailed development plans. The City will secure the terms of development, including the subdivision obligations set out in this report, and housing operation through a 99-year lease and a purchase and sale agreement for the stratified condominium portion of the site.

Background Information

(January 28, 2020) Report and Attachments 1 to 5 and 7 to 10 from the Chief Planner and Executive Director, City Planning on Housing Now - 50 Wilson Heights Boulevard - Zoning Amendment and Draft Plan of Subdivision - Final Report
https://www.toronto.ca/legdocs/mmis/2020/ph/bgrd/backgroundfile-145680.pdf
Attachment 6 - Draft Zoning By-law Amendment
https://www.toronto.ca/legdocs/mmis/2020/ph/bgrd/backgroundfile-145738.pdf
(January 21, 2020) Notice of Public Meeting
https://www.toronto.ca/legdocs/mmis/2020/ph/bgrd/backgroundfile-145196.pdf

Communications

(January 21, 2020) E-mail from Edward Zaretsky (PH.Main.PH13.1.1)
(February 5, 2020) Letter from Mark J. Richardson, Technical Lead, HousingNowTO.com (PH.Supp.PH13.1.2)
https://www.toronto.ca/legdocs/mmis/2020/ph/comm/communicationfile-101076.pdf
(February 9, 2020) E-mail from Les Waltman (PH.Supp.PH13.1.3)
(February 10, 2020) E-mail from Sam Kates (PH.New.PH13.1.4)
(February 11, 2020) E-mail from Steven Stein (PH.New.PH13.1.5)
(February 12, 2020) Submission from Councillor James Pasternak, on file with City Clerks (PH.New.PH13.1.6)
(February 12, 2020) Submission from Mark J. Richardson, Technical Lead, HousingNowTO.com (PH.New.PH13.1.7)
https://www.toronto.ca/legdocs/mmis/2020/ph/comm/communicationfile-101228.pdf

Speakers

Amir Avni
Mark Richardson, HousingNowTO.com
Alejandra Ruiz Vargas, East York ACORN
Marcia Stone, Weston Acorn
Brenda Goldfarb
Sean Galbraith
Emily Daigle
Oleg Sotnikov
Councillor James Pasternak

Motions

Motion to Amend Item (Additional) moved by Councillor Kristyn Wong-Tam (Carried)

That:

 

1. City Council request the Chief Planner and Executive Director, City Planning to consult with the Chief Executive Officer, CreateTO to explore increasing the percentage of units to be provided at 50 Wilson Heights Boulevard to be designed to Canada Mortgage and Housing Corporation's accessibility standards above and beyond the 10 percent required to as close to 100 percent, as possible as part of any site plan control application for the site.


Motion to Adopt Item as Amended moved by Councillor Ana Bail„o (Carried)

Vote (Adopt Item as Amended) Feb-12-2020

Result: Carried Majority Required
Total members that voted Yes: 5 Members that voted Yes are Ana Bail„o (Chair), Brad Bradford, Paula Fletcher, Gord Perks, Kristyn Wong-Tam
Total members that voted No: 0 Members that voted No are
Total members that were Absent: 0 Members that were absent are
Source: Toronto City Clerk at www.toronto.ca/council