Item - 2020.TE12.7

The Toronto and East York Community Council recommends that:

1.  City Council amend Zoning By-law 438-86 for the lands at 1151 Queen Street East substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 5 to the report (December 9, 2019) from the Director, Community Planning, Toronto and East York District.

2.  City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 1151 Queen Street East to substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 6 to the report (December 9, 2019) from the Director, Community Planning, Toronto and East York District.

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

4.  Prior to the introduction of Bills, the applicant is required to submit a revised Functional Servicing Report and Stormwater Management Report, and a Hydrogeological Investigation Report to address Engineering requirements.

5.  City Council require the owner to enter into a financially secured agreement for the construction of any improvements to the municipal infrastructure, should it be determined that updates and road improvements are required to support the development , according to the Transportation Report accepted by the General Manager, Transportation Services and the Functional Servicing Report accepted by the Chief Engineer and Executive Director, Engineering and Construction Services.

6.  City Council require the owner, as a condition of approval of the Zoning By-law Amendment Application, to pay for and construct any improvements to the municipal infrastructure in connection with the accepted Functional Servicing Report, to be submitted for review and acceptance by the Executive Director, Engineering and Construction Services, should it be determined that improvements to such infrastructure are required to support this development.

7. City Council require the owner to agree to submit, and thereafter implement, a construction management plan to address such matters as noise, dust, street closures, parking and laneway uses and access. Such plan shall be to the satisfaction of the General Manager, Transportation Services and the Chief Planner and Executive Director, City Planning, in consultation with the Ward Councillor and Bruce Public School and shall be submitted prior to the commencement of any demolition, shoring or excavation work.

8.  City Council direct the applicant to establish a Construction Liaison Committee made up of local residents including a representative of the School Parent Council to the satisfaction of the local Councillor and the Committee is to meet bi-weekly at the beginning of construction. Notes from the meetings are to be shared with the members and the Councillor's office.

 
9.  City Council direct the applicant to sweep the construction site daily and nightly, or more frequently as needed to be cleared of any construction debris and made safe.

 
10.  City Council direct the applicant to pressure wash the construction site and adjacent sidewalks, laneways and roadways weekly, or more frequently as needed to be cleared of any construction debris and made safe.

 
11.  City Council direct the applicant to ensure that the existing sidewalks and all pedestrian walkways have proper lighting to ensure safety and visibility at all times of the day and night.

 
12.  City Council direct the applicant to clearly consult and communicate all construction, parking and road occupancy impacts with local businesses and residents in advance of any physical road modifications.

 
13.  City Council direct applicant to install appropriate signage and converging mirrors to ensure that pedestrians, cyclists and motorists safety is considered at all times.

 
14.  City Council direct the applicant to post a contact number for the site superintendent on the construction hoarding.

 
15.  City Council direct the applicant to create a publicly accessible website with regular construction updates and post the website address on the subject site – 1151 Queen Street.

 
16.  City Council direct the applicant to include a minimum of 75 percent of advertisement surface area on the construction hoarding to be allocated to artwork at their sole cost in collaboration with the Steps Initiative and to the satisfaction of the Ward Councillor.

 
17.  City Council direct Transportation Services to report to Toronto and East York Community Council on excluding the development at 1151 Queen from the on-street permit parking program including requiring the applicant to state in all marketing materials, condominium disclosure documents, and sales agreements that the future owner, tenant, or sublet tenant or any other additional occupant or guest will be prohibited from applying for an on-street parking permit and the building will be excluded from any on-street permit specified area.

 
18.  City Council direct Toronto Building to monitor compliance with all additional conditions set by Toronto and East York Community Council or City Council. 

This application proposes a Zoning By-law Amendment to facilitate the redevelopment of a vacant retail and associated surface parking lot with a 6-storey (20 metres plus a 3.6 metre mechanical penthouse) mixed-use building containing 47 rental dwelling units with approximately 385 square metres of retail at grade and 3,546 square metres of residential gross floor area at 1151 Queen Street East.

The proposed development is consistent with the Provincial Policy Statement (2014) and conforms with the Growth Plan for the Greater Golden Horseshoe (2017).

This report reviews and recommends approval of the application to amend the Zoning By-law. The application represents a sensitive and desirable intensification of Queen Street East that meets the intent of the Leslieville Urban Design Guidelines. The proposal incorporates a range of dwelling unit sizes appropriate for a variety of household configurations. The property directly abuts the Queen Street East streetcar line, which optimizes the use of existing transit infrastructure. These reasons form the basis for recommending this application.