Item - 2021.NY25.3

North York Community Council recommends that:

1. City Council amend Zoning By-law 7625, as amended, for the lands at 2, 4, 6 Lansing Square and 2550 Victoria Park Avenue substantially in accordance with the draft Zoning By-law attached as Attachment 5a to the report dated June 3, 2021 from the Acting Director, Community Planning, North York District.

2. City Council amend City of Toronto Zoning By-law 569-2013, as amended, for the lands at 2, 4, 6 Lansing Square and 2550 Victoria Park Avenue substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 5b to the report dated June 3, 2021 from the Acting Director, Community Planning, North York District.

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

4. City Council adopt the Context Plan for 2, 4 and 6 Lansing Square and 2550 Victoria Park Avenue by Bousfields Inc. dated May 2021, substantially in accordance with Attachment 9 to the report dated June 3, 2021 from the Acting Director, Community Planning, North York District.

5. City Council accept an on-site parkland dedication pursuant to Section 42 of the Planning Act having a minimum size of 4,843 square metres (the "Parkland Dedication"), with the exact location and configuration of the Parkland Dedication to be to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor.

6. City Council direct that the Parkland Dedication be secured through the Section 37 Agreement, to the satisfaction of the General Manager, Parks, Forestry and Recreation, and include the following:

a. the Owner's obligation to convey the Parkland Dedication and to design and construct base and above-base park improvements, on terms and conditions set out in the Section 37 Agreement; and

b. the Parkland Dedication to be conveyed to the City shall be free and clear, above and below grade, of all easements, encumbrances, and encroachments and in acceptable environmental condition and is to be conveyed to the City prior to the issuance of the second above grade building permit for either Tower C or Tower D to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor.

7. City Council approve a development charge credit against the Parks and Recreation component of the Development Charges for the design and construction by the owner of the above base park improvements, should the owner elect to provide above base park improvements to the satisfaction of the General Manager, Parks, Forestry and Recreation; the development charge credit shall be in an amount that is the lesser of the cost to the owner of designing and constructing the above base park improvements, as approved by the General Manager, Parks, Forestry and Recreation, and the Parks and Recreation component of development charges payable for the development in accordance with the City's Development Charges By-law, as may be amended from time to time.

8. Before introducing the necessary Bills to City Council for enactment, the owner shall submit a Noise Impact Study that is peer reviewed to the satisfaction of the Chief Planner and Executive Director, City Planning.

9. Before introducing the necessary Bills to City Council for enactment, City Council require the owner to obtain draft approval for the Plan of Subdivision file number 20 232552 NNY 17 SB from the Chief Planner and Executive Director, City Planning.

10. Before introducing the necessary Bills to City Council for enactment, City Council require the owner enter into a Section 37 Agreement between the owner and the City of Toronto to be registered on title to the satisfaction of the City Solicitor which will include the following:

a. Prior to the issuance of any above grade building permit on the lands, except for Tower E, the owner is to provide a financial contribution to the City of two-million and seven-hundred thousand dollars ($2,700,000) to be used for the improvement of Pleasant View Library.  The financial contribution set out above shall be indexed to the Statistics Canada Non-Residential Construction Price Index for Toronto calculated from the date of execution of the Section 37 Agreement to the date of submission of the funds by the owner to the City;

b. The owner shall prepare, at its expense, a Public Art Plan (the “Public Art Plan”) for the provision of Public Art on the site or adjacent City-owned land and shall submit the Public Art Plan to the City, to the satisfaction of the Chief Planner and Executive Director, City Planning, in consultation with the Toronto Public Art Commission, and to City Council for approval, in accordance with the terms of the Section 37 Agreement;

c. Prior to the issuance of any above grade building permit on the lands, except for Tower E, the owner shall make a Public Art contribution to the City in the amount of five hundred thousand dollars ($500,000) on public art program terms set out in the Section 37 Agreement and to the satisfaction of the Chief Planner and Executive Director, City Planning, which amount shall be indexed upwardly in accordance with the Statistics Canada Non-Residential Building Construction Price Index for Toronto, calculated from the date of execution of the Section 37 Agreement to the date of issuance of the first above-grade building permit; and

d. The owner shall design, construct and operate at least 160 affordable rental dwelling units comprised of approximately 8,919 square metres of residential Gross Floor Area within the approved development at 2, 4, 6 Lansing Square and 2550 Victoria Park Avenue, in accordance to the Terms outlined in Attachment 11, to the satisfaction of the Chief Planner and Executive Director, City Planning Division;

i. No building permits shall be issued for Phase 2, until an above grade building permit has been issued and obtained for Tower B in Phase 1 containing at least 80 affordable rental housing units (at least 50% of the affordable rental dwelling units to be provided on the site);

ii. No building permits shall be issued for Phase 3, until an above grade building permit has been obtained and issued for Tower C in Phase 2 containing the remaining affordable rental housing units;

iii. Prior to the issuance of the first above grade building permit for the last phase of the development (Phase 3), the 160 affordable rental dwelling units shall be ready and available for occupancy; and

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

i. The owner agrees that construction shall proceed in accordance with the Phasing Plan in Attachment 10 to the report (June 3, 2021) from the Acting Director, Community Planning, North York District;

ii. The owner agrees that no above grade building permits shall be issued for Towers A, B, C, or D, or Buildings F or G, in Blocks 1, 2, and 3, until an above grade building permit has been issued and obtained for the office Tower E in Block 4;

iii. The owner agrees that prior to any above grade building permits being issued for Phase 2 (any of Towers C, D or Building F), an occupancy permit shall be issued for the office Tower E;

iv. The owner shall construct and maintain, at its own expense, an area of not less than 530 square metres east of Tower A as shown in the Context Plan - Attachment 9 to the report (June 3, 2021) from the Acting Director, Community Planning, North York District, for use by the general public as Privately-Owned Publicly accessible Open Space (POPS) with the specific location, configuration and design to be determined and secured through site plan approval to the satisfaction of the Chief Planner and Executive Director, City Planning;

v. The owner shall construct and maintain, at its own expense, an area of not less than 525 square metres at the southwest corner of Sheppard Avenue East and the new north/south public road as shown in the Context Plan - Attachment 9 to the report (June 3, 2021) from the Acting Director, Community Planning, North York District, for use by the general public as Privately-Owned Publicly accessible Open Space (POPS) with the specific location, configuration and design to be determined and secured through site plan approval to the satisfaction of the Chief Planner and Executive Director, City Planning;

vi. The owner agrees that prior to the issuance of the first above-grade building permit, the owner shall prepare all documents and convey, on terms set out in the Section 37 Agreement, an access easement in favour of the City in perpetuity, including support rights as applicable, for public use of the privately-owned publicly accessible open space (POPS) indicated in items 10(e)(iv) and 10(e)(v) above, all to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor;

vii. Prior to issuance of the first Above-Grade Building Permit for any portion of the Site, the owner shall make a one-time contribution to the City in the amount of One Hundred Thousand Dollars ($100,000.00) towards the installation of two bike-share stations on the site;

viii. The owner shall provide and maintain, as part of Site Plan Approval, a minimum of 4 publicly accessible car-share parking spaces in locations satisfactory to the Chief Planner and Executive Director, City Planning Division, in consultation with the General Manager, Transportation Services;

ix. The owner shall introduce a monitoring program for the usage of the car-share vehicles and spaces provided on the site prior to Site Plan Approval of any Tower/Building in Phase 2, including the collection of baseline data to establish a base condition and subsequent data collection program to the satisfaction of the Chief Planner and Executive Director, City Planning Division, and the General Manager, Transportation Services;

x. At first residential use for any Building in Phase 1, the owner shall provide and maintain shuttle service between the Site and Don Mills Subway Station during the interim condition prior to the easterly extension of higher order transit on Sheppard Avenue East, to the satisfaction of the Chief Planner and Executive Director, City Planning Division, and the General Manager, Transportation Services;

xi. The owner shall provide and maintain real-time transportation screens in locations, through Site Plan Approval, to the satisfaction of the Chief Planner and Executive Director, City Planning Division, in consultation with the General Manager, Transportation Services; and

xii. The owner shall provide proof of purchase and distribution of unloaded PRESTO cards to all first-time residential unit owners/renters to the satisfaction of the Chief Planner and Executive Director, City Planning Division.

This application proposes a comprehensive redevelopment of a master planned community that is comprised of a new 18 storey commercial office building, six residential buildings with heights of 40 storeys (Tower A), 30 storeys (Tower B), 25 storeys (Tower C), 35 storeys (Tower D), 6 storeys (Building F), and 4 storeys (Building G) at the lands municipally known as 2550 Victoria Park Avenue and 2, 4, 6 Lansing Square. This master planned community would also include 3,336.7 square metres of retail space in Towers A to D, a 4,843 square metre public park, three new public streets, two privately owned, publicly accessible open spaces ("POPS"), and the creation of 160 affordable housing rental dwelling units. The existing two, 2-storey office buildings are proposed to be demolished and the existing eight-storey and twelve-storey office buildings are to remain. The proposed development will divide the property into 5 new blocks, including three mixed-use blocks, one office/employment block, and one park block. The proposed development would facilitate the development of a new east-west road, a new north-south road, and the east-west extension of Settlers Road to Victoria Park Avenue.

The proposed development is consistent with the Provincial Policy Statement (2020) and conforms with the Growth Plan for the Greater Golden Horseshoe (2020).  The proposal represents an appropriate use of the land by providing a mix of residential, employment, parks and open space, and the infrastructure to support the development.  The proposal is appropriate because it will bring the Zoning By-law into conformity with the Official Plan and the ConsumersNext Secondary Plan.  This report reviews and recommends approval of the application to amend the Zoning By-law.