Item - 2022.EY33.7

The Etobicoke York Community Council recommends that:

1.  City Council amend the former City of North York Zoning By-law 7625 for the lands at 3 Marsh Grassway, 7 and 11 Blue Grassway, 1, 2 and 8 Dune Grassway, 4 and 17 Cane Grassway, 5, 10 and 40 Turf Grassway and 2-14, 22-36 and 5 Needle Firway substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 5 to the report (June 8, 2022) from the Director, Community Planning, Etobicoke York District.

2.  City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 3 Marsh Grassway, 7 and 11 Blue Grassway, 1, 2 and 8 Dune Grassway, 4 and 17 Cane Grassway, 5, 10 and 40 Turf Grassway and 2-14, 22-36 and 5 Needle Firway substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 6 to the report (June 8, 2022) from the Director, Community Planning, Etobicoke York District.

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

4.  City Council authorize the City Solicitor to submit the necessary Bills to implement the foregoing recommendations provided the City Solicitor is satisfied that the appropriate legal mechanisms are in place to ensure that no building permit will be issued until such time as the Section 37 Agreement is executed and registered.

5.  City Council require the owner to enter into an Agreement pursuant to Section 37 of the Planning Act as follows:

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

1.  The owner shall enter into Agreement(s) to secure the conditions of the Section 111 permit and any related conditions;

2.  Prior to Site Plan Control approval where additional affordable dwelling units are proposed, the owner shall provide detailed floor plans to the satisfaction of the Chief Planner and Executive Director, City Planning;

3.  Prior to Site Plan Control approval for each development block, the owner shall implement the mitigations measures identified in the required Noise Impact Study and secured in the Site Plan Agreement with the City to the satisfaction of the Chief Planner and Executive Director, City Planning;

4.  Prior to Site Plan Control approval for each development block, the owner shall implement the mitigation measures identified in the required Final Pedestrian Level Wind Study, secured in a Site Plan Agreement with the City to the satisfaction of the Chief Planner and Executive Director, City Planning;

5.  Prior to Site Plan Control approval for the blocks abutting Firgrove Public School lands to the west, the owner shall provide details and consult with the Toronto Lands Corporation and the Toronto District School Board on fencing designed along the subject site's western property line, with entry locations for pedestrians to mutually access Firgrove Public School and the subject lands, shown on the approved site plans to the satisfaction of the Toronto Land Corporation and the Toronto District School Board;

6.  Prior to Site Plan Control approval for each block, the owner shall provide a construction management plan including construction schedule and timelines, traffic management, proposed sidewalk and street closures, construction equipment movement, and noise, dust and air attenuation and mitigation to the satisfaction of the Toronto District School Board, and the Chief Engineer and Executive Director, Engineering and Construction Services;

7.  Prior to Site Plan Control approval for each block owned by the Toronto Community Housing Corporation, the owner will construct and maintain the development of the site in accordance with a minimum Tier 2 of the Toronto Green Standard Version 4.0, or the equivalent in the Toronto Green Standard version applicable at the time of the site plan application for each building on the site;

8.  Prior to Site Plan Control approval for each block not owned by the Toronto Community Housing Corporation, the owner will construct and maintain the development of each development block in accordance with Tier 1, Toronto Green Standard, and the owner will be encouraged to achieve Tier 2, Toronto Green Standard, or higher, where appropriate, consistent with the performance standards of Toronto Green Standards applicable at the time of the site plan application for each building on each development block. The owner shall construct and maintain the development in accordance with Tier 1; and

9.  Prior to Site Plan Control approval for Block 3, the owner will consult with Children Services regarding the design and inclusion of a City funded and operated child care facility in accordance with the Agreement between the City and the Toronto Community Housing Corporation dated February 16, 2017. The design of the facility shall be substantially in accordance with the City of Toronto's Child Care Development Guidelines (2016), to the satisfaction of the General Manager, Children's Services, and the Chief Planner and Executive Director, City Planning.

6.  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 as generally illustrated in Attachment 9 to the report (June 8, 2022) from the Director, Community Planning, Etobicoke York District subject to:

a.  the conditions as generally listed in Attachment 7 to the report (June 8, 2022) from the Director, Community Planning, Etobicoke York District which, except as otherwise noted, must be fulfilled prior to final approval and the release of the Plan of Subdivision for registration; and

b.  any such revisions to the proposed subdivision plan or any such additional modified conditions as the Chief Planner and Executive Director, City Planning may deem to be appropriate to address matters arising from the on-going technical review of this development.

7.  In accordance with Section 42 of the Planning Act, as a component of the registration of Plan of Subdivision, the owner shall convey to the City an on-site parkland dedication, having a minimum size of 4,125 square metres, to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor.

8.  City Council approve a development charge credit against the Parks, Forestry and Recreation component of the Development Charges for the design and construction of the 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.

The Etobicoke York Community Council held a statutory public meeting on June 27, 2022, and notice was given in accordance with the Planning Act.

These applications propose to revitalize the existing Toronto Community Housing Corporation's (TCHC) lands to permit four residential buildings with heights of four to 25 storeys, two mixed-use buildings of 25 storeys, a community hub, and a public park at 3 Marsh Grassway, 7 and 11 Blue Grassway, 1, 2 and 8 Dune Grassway, 4 and 17 Cane Grassway, and 5, 10 and 40 Turf Grassway. The existing 12-storey apartment building at 5 Needle Firway and the two rows of two-storey townhouses at 2-14 and 22-36 Needle Firway form part of this application and are to be retained. Collectively, the subject site is called the Firgrove Grassways community. A gross floor area of 126,552 square metres, consisting of 105,294 square metres for new residential use, 16,690 square metres of retained residential use, 852 square metres for commercial uses, and 3,716 square metres for institutional uses, is proposed. The revitalization include the replacement of 236 affordable TCHC units, the addition of a minimum 107 affordable TCHC units, and the addition of 644 market residential units.

The Draft Plan of Subdivision application submitted as part of this review proposes to establish the development blocks, and the dedication of five public streets.

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 (2020).

This report reviews and recommends approval of the application to amend the former City of North York Zoning By-law 7625 and the city-wide Zoning By-law 569-2013 subject to the conditions outlined in this report.

This report also advises that the Chief Planner and Executive Director, City Planning may approve the Draft Plan of Subdivision which would establish the master plan for the conveyance of public roads, municipal services, and ten blocks for the Firgrove-Grassways lands.