Item - 2022.NY31.7

North York Community Council recommends that:

1. City Council amend the Official Plan, for the lands at 6150 to 6160 Yonge Street, 9 to 11 Pleasant Avenue and 18 Goulding Avenue substantially in accordance with the draft Official Plan Amendment in Attachment 5 to the report March 31, 2022) from the Director, Community Planning, North York District.

2. City Council amend Zoning By-law 569-2013, as amended, for the lands at 6150 to 6160 Yonge Street, 9 to 11 Pleasant Avenue and 18 Goulding Avenue, substantially in accordance with the draft zoning by-law amendment in Attachment 6 to the report (March 31, 2022) 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 draft Zoning By-law Amendment as may be required.

4. City Council direct that prior to the issuance of the first above grade building permit, the Owner shall convey to the City an off-site parkland dedication, having a minimum size of 1,226 square metres, composed of the properties municipally known as 98 Patricia Avenue and 100 Patricia Avenue, to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor.

5. City Council approve the acceptance of the off-site parkland dedication, subject to the owner transferring the parkland to the City free and clear, above and below grade, of all easements, encumbrances, and encroachments, in an acceptable environmental condition.

6. City Council direct that should the value of the off-site parkland dedication be less than the value of the parks levy, the difference shall be made up via a cash-in-lieu payment for the remaining shortfall, payable prior to the issuance of the first above grade building permit.

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 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. City Council authorize the City Solicitor to enter into an Agreement pursuant to Section 37 of the Planning Act and to have it execute and registered on title to the satisfaction of the City Solicitor, as follows:

a. the community benefit recommended to be secured in the Section 37 Agreement is as follows:

1. prior to the issuance of the first above-grade building permit for the proposed development, the Owner shall make an upwardly indexed financial contribution to the City of $3,500,000 to be allocated towards parkland and other community services and facility improvements within the Ward as well as streetscape improvements which comply with the Streetscape Manual, to the satisfaction of the Chief Planner and Executive Director, City Planning, the General Manager of Parks, Forestry and Recreation and the General Manager of Transportation Services, in consultation with the Ward Councillor.

2. the amount in Recommendation 8.a.1. above will be indexed upwardly in accordance with Statistics Canada Residential or Non-Residential, as the case may be, Building Construction Price Index for the Toronto Census Mentopolitan Area, reported quarterly by Statistics Canada in Building Construction Price Indexes Table 18-10-0135-01, or its successor, calculated from the date of the execution of the Agreement to the date of payment; and 

3. in the event that the cash contribution in Recommendation 8.a.1. above has not been used for the determined purposed within three years of the amending zoning by-law coming into full force and effect, the cash contribution may be redirected for another purporse, at the discretion of the Chief Planner and Executive Director, City Planning in consultation with the Ward Councillor, provided the purpose is identified in the Official Plan and will benefit the community in the vicinity of the lands; and

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

1. the Owner shall convey to the City as off-site parkland dedication the properties municipally known as 98 Patricia Avenue and 100 Patricia Avenue, to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor; and

2. the Owner will construct and maintain the development of the site in accordance with Tier 1, Toronto Green Standard and the Owner will be encouraged to achieve Tier 2, Toronto Gree Standard, or higher, where appropriate, consistent with the performance standards of Toronto Green Standards applicable at the time of the Site Plan Control application.

The North York Community Council held a statutory public meeting on April 20, 2022 and notice was given in accordance with the Planning Act.

This application proposes to construct a thirteen storey residential building with retail at grade at 6150 to 6160 Yonge Street, 9 to 11 Pleasant Avenue and 18 Goulding Avenue. The building would have 577 residential units and 299 vehicular parking spaces, including 57 for visitors. Overall, the proposal has a Gross Floor Area of 44,829 square metres for a Floor Space Index of 5.83.

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 Official Plan and Zoning By-law. The proposed building represents an appropriate level of intensification on the site and provides appropriate transition to the neighbourhood to the west. Further, it begins to establish the vision of the Yonge Street North Planning Study and will deliver transit infrastructure.