Item - 2022.NY34.2

Tracking Status

  • City Council adopted this item on July 19, 2022 with amendments.
  • This item was considered by North York Community Council on July 8, 2022 and was adopted with amendments. It will be considered by City Council on July 19, 2022.
  • See also By-law 1082-2022

NY34.2 - 1350 Sheppard Avenue West (Downsview Area Secondary Plan - William Baker District) - Zoning By-law Amendment Application - Final Report for Phase 1 Lands

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

City Council Decision

City Council on July 19, 20, 21 and 22, 2022, adopted the following:

 

1. City Council endorse the William Baker Neighbourhood District Plan, prepared by The Planning Partnership, dated February 2021, and revised to April 2022 attached as Attachment 1 to the report (June 27, 2022) from the Director, Community Planning, North York District for the review of the Phase 1 lands identified in the Zoning By-law Amendment Application 21 119571 NNY 06 OZ and the draft Plan of Subdivision Application 21 119572 NNY 06 SB and in Attachment 5 to the report (June 27, 2022) from the Director, Community Planning, North York District.

 

2. City Council amend the City of Toronto Zoning By-law 7625, as amended, for the lands at 1350 Sheppard Avenue West substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 2 to the report (June 27, 2022) from the Director, Community Planning, North York District, as amended by Part 3 below; such Zoning By-law amendment applies to lands identified as Phase I as shown on Attachment 5 to the report (June 27, 2022) from the Director, Community Planning, North York District.

 

3. City Council amend Attachment 2 to the report (June 27, 2022) from the Director, Community Planning, North York District as follows:

 

a. delete clause 5(k) and adopt the following new clause:

 

(k) At least one surface walkway with a minimum width of 10 metres must be located in the general location of the pedestrian mid-block location in Area B identified on Schedule RM6 (XXX)(H);


b. delete clauses 5(l)(i) and 5(I)(ii) and adopt the following new clauses:

 

Privately Owned Publicly Accessible Open Space (POPS)


(l) POPS comprising landscaping must be provided as follows:


(i) a minimum of 200 square metres located in the general location of the POPS adjacent to the intersection of Sheppard Avenue West and Keele Street identified on Schedule RM6(XXX)(H) attached to By-law; and


(ii) a minimum of 150 square metres located in the general location of the POPS adjacent to the intersection of Sheppard Avenue West and Street A identified on Schedule RM6(XXX)(H) attached to By-law;


c. add a new clause 5(y)(vi) to read as follows:


"(vi) balconies, along the front and rear yard setbacks";


d. delete clause 5(aa) and adopt the following new clause:

 

(aa) A platform or balcony attached to the main wall with a floor level higher than the floor level of the first storey of the building must not project into the side yard setbacks;

 

e. delete clause 5(ss)(C) and replace it with the following:

 

(C) an additional 15% of the total number of dwelling units in each phase, except for a residential care home, retirement home, seniors community house and/or a nursing home, must consist of either a minimum of 2-bedroom units with a minimum gross floor area of 87 square metres or a minimum of 3-bedroom units with a minimum gross floor area of 100 square metres, or a combination thereof, for residential uses except for a residential care home, retirement home, seniors community house and/or a nursing home.

  

f. make the following changes to Section 37 as outlined in Schedule 1:

 

1. delete clause b.cc) of Schedule A and adopt the following new clause: 


b.cc) Affordable housing will be provided at the same pace as market housing on each development block that includes residential uses;

 

2. delete clause c.iii) of Schedule A and adopt instead the following new clause:

 

c.iii) The owner shall provide an additional 15 percent of the total number of dwelling units in each phase, except for a residential care home, retirement home, seniors community house and/or a nursing home, must consist of either a minimum of 2-bedroom units with a minimum gross floor area of 87 square metres or a minimum of 3-bedroom units with a minimum gross floor area of 100 square metres, or a combination thereof, for residential uses except for a residential care home, retirement home, seniors community house and/or a nursing home. 

 

3. delete clause c.iv) of Schedule A and adopt instead the following new clause:

 

c.iv)  The conveyance of an onsite parkland dedication by the owner of 15,476 square metres in satisfaction of the owner's parkland contribution required pursuant to the Planning Act, with such onsite parkland to be conveyed to the City prior to the issuance of any above grade building permit for the lands, to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor. The location of the onsite parkland contribution shall be to the satisfaction of the General Manager, Parks, Forestry and Recreation.  The subject parkland conveyance shall be in base park condition, in an acceptable environmental condition, and is to be free and clear, above and below grade of all physical and title encumbrances and encroachments, including surface and subsurface easements, except for those encumbrances permitted by the General Manager, Parks, Forestry and Recreation, and the City Solicitor.

 

4. add the following as new clause c.viii) of Schedule A:

 

c.viii)  Subject to the owner obtaining any required Order in Council, the provision by the owner, at the owner's expense, all to the satisfaction of the Chief Planner and Executive Director, City Planning, General Manager, Parks, Forestry and Recreation and the City Solicitor, a privately-owned, publically accessible space ("POPS") with a minimum area of not less than 27,604 square metres, to secure public access and use of the POPS lands for park and recreational purposes until the earliest of:

 

i. the date that is 12 years from the date of granting of the POPS easement;

 

ii. the City's acceptance of the conveyance of the Additional Parkland, in full or partial satisfaction, as the case may be (depending on the applicable parkland dedication rates), of the City's parkland dedication requirements of land for park or other public recreation purposes pursuant to the applicable legislation, with respect to the development of the remainder of the lands owned by Parc Downsview Park Inc., which such remainder lands are located within the area identified as the William Baker District by the Downsview Area Secondary Plan (the "Phase 2 Lands"); and

 

iii. the City's decision to require the conveyance of lands for park or other public recreation purposes, or cash in lieu, or a combination thereof, where such requirements do not include the conveyance of the Additional Parkland in fulfillment or partial fulfillment, as the case may be (depending on the applicable parkland dedication rates), of the City's applicable parkland dedication requirements with respect to the development of the Phase 2 Lands, such that the City is not seeking to secure the conveyance of the Additional Parkland.

 

Contemporaneously with the conveyance of the onsite parkland dedication referred to in part C.iv), above, the owner shall convey for nominal consideration an easement along the surface of the POPS lands to the City.  The specific location, configuration, and design of the POPS area shall be determined through the site plan approval process and shall be secured in a Site Plan Agreement with the City to the satisfaction of the Chief Planner and Executive Director, City Planning and the General Manager, Parks, Forestry and Recreation.  The owner shall own, operate, maintain and repair the POPS and shall be required to install and maintain a sign stating that members of the public shall be entitled to use the POPS area, all at the owner's expense.

 

g. delete clause 5(uu)(i)(G) and replace it with the following new clause:

 

(G) Issuance of Draft Plan of Subdivision and/or satisfactory site plan for each block and/or phase;

 

h. delete clause 5(uu)(i)(H) and renumber the subsequent clauses accordingly.

 

4. City Council direct the Chief Planner and Executive Director, City Planning to ensure that the Applicant updates the William Baker Neighbourhood District Plan when new Zoning By-law Amendments and plans of subdivisions are submitted for future phases in the William Baker District.

 

5. City Council authorize the City Solicitor to submit the necessary Bill(s) to implement City Council's decision 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.

 

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

 

a. the community benefits recommended to be secured in the Section 37 Agreement are as follows:

 

1. the Owner shall provide an indexed cash contribution of $7,000,000.00 towards the design and/or construction of the future Downsview Community Centre, with $1,500,000.00 of this amount paid within 60 days of the date of approval of the attached Zoning Bylaw and the other $5,500,000.00 paid within 60 days of the conveyance of the development blocks at the time of subdivision registration;

 

2. the financial contribution pursuant to Part 5.a.1. above shall be indexed upwardly in accordance with the Statistics Canada Non-Residential Building Construction Price Index for Toronto, calculated from the date City Council adopts the zoning by-law amendment(s) to the date of payment;

 

3. a minimum amount of affordable housing must be achieved on the William Baker District Phase 1 lands in accordance with the following conditions:

 

aa. the minimum amount of affordable housing will be equal to the greater of 220 units or 20 percent of the total number of residential units approved on the Phase 1 lands and will be provided as affordable rental housing with affordable rents no greater than 80 percent of Average Market Rent secured for a period of at least 25 years;

 

bb. the affordable housing requirements outlined in Part 5.a.3.aa. above, may be met in part through alternative, equivalent, delivery mechanisms to the satisfaction of the Chief Planner and Executive Director, City Planning; this may include, but is not limited to, the conveyance of land, conveyance of units, or affordable ownership units, provided that at least 50 percent of the affordable housing units are delivered as affordable rental units;

 

cc. affordable housing will be provided as a proportionate share of each development block that includes residential uses; and

 

dd. the affordable housing contribution will be subject to terms and conditions, to the satisfaction of the Chief Planner and Executive Director, City Planning;

 

4. the Owner shall prepare a Public Art Master Plan for the provision of Public Art within the lands, and shall submit the Public Art Master 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; and

 

5. the Owner shall provide financial security in the form of a Letter of Credit to a maximum of $1,000,000.00 to secure the commission and installation of future public art with a cap of $1,000,000.00 at the northeast corner of Sheppard Avenue West and Keele Street, or other appropriate location, in accordance with the Public Art Master Plan; 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 provide 10 percent of all new residential units, except for a residential care home, retirement home, seniors community house and/or a nursing home, as 3-bedrooms units;

 

2. the owner shall provide 15 percent of all new residential units, except for a residential care home, retirement home, seniors community house and/or a nursing home, as 2-bedroom units;

 

3. the owner shall provide an additional 15 percent of the total number of dwelling units in each phase, except for a residential care home, retirement home, seniors community house and/or a nursing home, must consist of either a minimum of 2-bedroom units with a minimum gross floor area of 87 square metres or a minimum of 3-bedroom units with a minimum gross floor area of 100 square metres, or a combination thereof, for residential uses except for a residential care home, retirement home, seniors community house and/or a nursing home; 

 

4. the conveyance from the owner of 15,476 square metres of onsite parkland dedication as set out in Part 12 below;

 

5. all the finalized Travel Demand Management measures acceptable to, and to the satisfaction of the Chief Planner and Executive Director, City Planning and the General Manager, Transportation Services; 

 

6. the Owner shall initiate the design and approval process and initiate construction prior to the issuance of the final building permit for the William Baker District Phase 1 lands for a new accessible public pedestrian and cycling bridge with a cap of $5,000,000.00 spanning the public right-of-way of Sheppard Avenue West, and shall provide a direct connection to Downsview Park; 

 .

7.  subject to the owner obtaining any required Order in Council, the provision by the owner, at the owner's expense, of a privately-owned, publicly accessible space easement with a minimum area of not less than 27,604 square metres, to secure public access and use of the privately-owned, publicly accessible space lands for park and recreational purposes until the earliest of:

 

i. the date that is 12 years from the date of granting of the privately-owned, publicly accessible space easement;

 

ii. the City's acceptance of the conveyance of the Additional Parkland, in full or partial satisfaction, as the case may be (depending on the applicable parkland dedication rates), of the City's parkland dedication requirements of land for park or other public recreation purposes pursuant to the applicable legislation, with respect to the development of the remainder of the lands owned by Parc Downsview Park Inc., which such remainder lands are located within the area identified as the William Baker District by the Downsview Area Secondary Plan (the "Phase 2 Lands"); and

 

iii. the City's decision to require the conveyance of lands for park or other public recreation purposes, or cash in lieu, or a combination thereof, where such requirements do not include the conveyance of the Additional Parkland in fulfillment or partial fulfillment, as the case may be (depending on the applicable parkland dedication rates), of the City's applicable parkland dedication requirements with respect to the development of the Phase 2 Lands, such that the City is not seeking to secure the conveyance of the Additional Parkland; 

 

contemporaneously with the conveyance of parkland for Phase I, the privately-owned, publicly accessible space easement shall be conveyed for nominal consideration; the specific location, configuration, and design of the Additional Parkland shall be determined through the site plan approval process, or through other such agreements acceptable to the City and the Owner, and on terms to the satisfaction of the Chief Planner and Executive Director, City Planning and the Owner; and the owner shall own, operate, maintain, and repair the Additional Parkland for the term of the privately-owned, publicly accessible space easement and shall be required to install and maintain a sign stating that members of the public shall be entitled to use the Additional Parkland, all at the Owner's expense;

 

8. the Owner shall agree to convey to the City the onsite natural heritage woodlots as generally shown as Blocks 8, 27, and 28 in Attachment 4 to this Final Report from City Planning dated June 27, 2022 (Item NY34.2), all to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor; and

 

9. 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 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 the site

 

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 direct the Chief Planner and Executive Director, City Planning to work with the Owner to consider the inclusion of a complete senior oriented component, inclusive of a portion of the affordable rental and ownership component, as well as accessible medical and care services, through the Site Plan review process.

 

9. City Council direct the Chief Planner and Executive Director, City Planning to consult with the Ward Councillor and future developer(s) prior to the approval of a Construction Mitigation Plan, pursuant to the Site Plan Approval process, to guarantee the protection of the existing Natural Heritage Woodlot through the staging and construction phases, as informed by the Natural Heritage Impact Study.

 

10. City Council direct the Chief Planner and Executive Director, City Planning to continue to consult with the local Councillor, the local community and stakeholder groups and provide feedback on subsequent Subdivision and Site Plan applications.

 

11. City Council direct the Chief Planner and Executive Director, City Planning and the General Manager, Transportation Services to continue working with the Owner to implement complete street design guidelines, including potential traffic calming measures, along the proposed Street A, through the Subdivision and Site Plan approval processes.

 

12.  City Council accept an onsite parkland dedication by the Owner of 15,476 square metres in satisfaction of the owner's parkland contribution required pursuant to the Planning Act, with such onsite parkland to be conveyed to the City prior to the issuance of any above grade building permit for the lands, to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor; the location of the onsite parkland contribution shall be to the satisfaction of the General Manager, Parks, Forestry and Recreation; and the subject parkland conveyance shall be in base park condition, in an acceptable environmental condition, and is to be free and clear, above and below grade of all physical and title encumbrances and encroachments, including surface and subsurface easements, except for those encumbrances permitted by the General Manager, Parks, Forestry and Recreation, and the City Solicitor.

 

13.  City Council accept from the Owner, at the Owner's expense, subject to the owner obtaining any required Order in Council, all to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor, an easement with a minimum area of not less than 27,604 square metres (the "Additional Parkland"), to secure public access and use of the lands for park and recreational purposes (privately-owned, publicly accessible space) to be granted on the date of conveyance of the on-site parkland dedication referenced in Part 12 above, with the privately-owned, publicly accessible space easement to expire and be deleted from title upon the earliest of the following events:

 

i. the date that is 12 years from the date of granting of the privately-owned, publicly accessible space easement;

 

ii. the City's acceptance of the conveyance of the Additional Parkland, in full or partial satisfaction, as the case may be (depending on the applicable parkland dedication rates), of the City's parkland dedication requirements of land for park or other public recreation purposes pursuant to the applicable legislation, with respect to the development of the remainder of the lands owned by Parc Downsview Park Inc., which such remainder lands are located within the area identified as the William Baker District by the Downsview Area Secondary Plan (the "Phase 2 Lands"); and

 

iii. the City's decision to require the conveyance of lands for park or other public recreation purposes, or cash in lieu, or a combination thereof, where such requirements do not include the conveyance of the Additional Parkland in fulfillment or partial fulfillment, as the case may be (depending on the applicable parkland dedication rates), of the City's applicable parkland dedication requirements with respect to the development of the Phase 2 Lands, such that the City is not seeking to secure the conveyance of the Additional Parkland; and

 

the privately-owned, publicly accessible space easement shall be conveyed for nominal consideration; the specific location, configuration, and design of the Additional Parkland shall be determined through the site plan approval process, or through other such agreements acceptable to the City and the Owner, and on terms to the satisfaction of the Chief Planner and Executive Director, City Planning and the Owner; the Owner shall own, operate, maintain and repair the Additional Parkland for the term of the privately-owned, publicly accessible space easement and shall be required to install and maintain a sign stating that members of the public shall be entitled to use the Additional Parkland, all at the Owner's expense; and the terms of the privately-owned, publicly accessible space easement shall be secured as a matter of legal convenience in the Section 37 Agreement for this development as set out in Part 6 above, all to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor and on terms satisfactory to the Owner.

 

14.  City Council determine that no further notice is to be given in respect of the proposed by-law amendment under section 34(17) of the Planning Act.

 

15. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendment and take such other necessary steps as may be required to implement City Council's decision.

Public Notice Given

Statutory - Planning Act, RSO 1990

Background Information (Community Council)

(June 27, 2022) Report and Attachments 1 to 9 from the Director, Community Planning, North York District on 1350 Sheppard Avenue West (Downsview Area Secondary Plan - William Baker District) - Zoning By-law Amendment Application - Final Report for Phase 1 Lands
https://www.toronto.ca/legdocs/mmis/2022/ny/bgrd/backgroundfile-228419.pdf
(June 27, 2022) Attachment 1 - William Baker District Plan
https://www.toronto.ca/legdocs/mmis/2022/ny/bgrd/backgroundfile-228362.pdf
(June 27, 2022) Attachment 2 - Draft Zoning By-law Amendment
https://www.toronto.ca/legdocs/mmis/2022/ny/bgrd/backgroundfile-228424.pdf
(June 27, 2022) Public Notice
https://www.toronto.ca/legdocs/mmis/2022/ny/bgrd/backgroundfile-228008.pdf

Communications (Community Council)

(February 17, 2022) Letter from Anthony Kyriakopoulos, The Wilson Village Business Improvement Area (NY.Main)
https://www.toronto.ca/legdocs/mmis/2022/ny/comm/communicationfile-153947.pdf
(June 8, 2022) Letter from Dr. Lew Pliamm, DUKE Heights Business Improvement Area (NY.Main)
https://www.toronto.ca/legdocs/mmis/2022/ny/comm/communicationfile-153957.pdf
(July 5, 2022) Letter from Robert Gibson, Evans Planning Group, on behalf of GEM Health Care Group, Ltd. (NY.Main)
https://www.toronto.ca/legdocs/mmis/2022/ny/comm/communicationfile-154123.pdf
(July 7, 2022) E-mail from Cindy Brcko (NY.New)
(July 7, 2022) Letter from Elizabeth Jassem (NY.Main)
https://www.toronto.ca/legdocs/mmis/2022/ny/comm/communicationfile-154755.pdf

Motions (City Council)

1 - Motion to Amend Item moved by Councillor James Pasternak (Carried)

That:

 

1. City Council delete Recommendation 3.e.:

 

Recommendation to be deleted:

 

3.e. delete clause 5(ss)(C);

 

and adopt instead the following new Recommendation 3.e.:

 

3.e. Delete clause 5(ss)(C) and replace it with the following:

 

(C)  an additional 15% of the total number of dwelling units in each phase, except for a residential care home, retirement home, seniors community house and/or a nursing home, must consist of either a minimum of 2-bedroom units with a minimum gross floor area of 87 square metres or a minimum of 3-bedroom units with a minimum gross floor area of 100 square metres, or a combination thereof, for residential uses except for a residential care home, retirement home, seniors community house and/or a nursing home.

 

2. City Council delete Recommendation 3.f.2:

 

Recommendation to be deleted:

 

3.f.2. Delete clause c.iii) of Schedule A;

 

and adopt instead the following new Recommendation 3.f.2:

 

3.f.2. Delete clause c.iii) of Schedule A and adopt instead the following new clause:

 

c.iii) The owner shall provide an additional 15 percent of the total number of dwelling units in each phase, except for a residential care home, retirement home, seniors community house and/or a nursing home, must consist of either a minimum of 2-bedroom units with a minimum gross floor area of 87 square metres or a minimum of 3-bedroom units with a minimum gross floor area of 100 square metres, or a combination thereof, for residential uses except for a residential care home, retirement home, seniors community house and/or a nursing home.

 

3. City Council delete Recommendation 3.f.3.:

 

Recommendation to be deleted:

 

3.f.3. Delete clause c.iv) of Schedule A and adopt instead the following new clause:

 

c.iv) The conveyance of the 18,667 square metre statutory parkland dedication in full satisfaction of all current and future parkland dedication requirements for Phase 1 and the conveyance of an additional 24,413.33 square metre parkland dedication to the satisfaction of the General Manager, Parks, Forestry & Recreation and the City Solicitor. The additional 24,413.33 square metre parkland dedication will be conveyed in conjunction with Phase 1 and will be credited towards the parkland dedication requirements for subsequent phase(s) of the William Baker District.

 

and adopt instead the following new Recommendation 3.f.3:

 

3.f.3. Delete clause c.iv) of Schedule A and adopt instead the following new clause:

 

c.iv)  The conveyance of an onsite parkland dedication by the owner of 15,476 square metres in satisfaction of the owner's parkland contribution required pursuant to the Planning Act, with such onsite parkland to be conveyed to the City prior to the issuance of any above grade building permit for the lands, to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor. The location of the onsite parkland contribution shall be to the satisfaction of the General Manager, Parks, Forestry and Recreation.  The subject parkland conveyance shall be in base park condition, in an acceptable environmental condition, and is to be free and clear, above and below grade of all physical and title encumbrances and encroachments, including surface and subsurface easements, except for those encumbrances permitted by the General Manager, Parks, Forestry and Recreation, and the City Solicitor.

 

4. City Council add the following new Recommendation 3.f.4:

 

3.f.4. Add the following as new clause c.viii) of Schedule A:

 

c.viii)  Subject to the owner obtaining any required Order in Council, the provision by the owner, at the owner's expense, all to the satisfaction of the Chief Planner and Executive Director, City Planning, General Manager, Parks, Forestry and Recreation and the City Solicitor, a privately-owned, publically accessible space ("POPS") with a minimum area of not less than 27,604 square metres, to secure public access and use of the POPS lands for park and recreational purposes until the earliest of:

 

i. the date that is 12 years from the date of granting of the POPS easement;

 

ii. the City's acceptance of the conveyance of the Additional Parkland, in full or partial satisfaction, as the case may be (depending on the applicable parkland dedication rates), of the City's parkland dedication requirements of land for park or other public recreation purposes pursuant to the applicable legislation, with respect to the development of the remainder of the lands owned by Parc Downsview Park Inc., which such remainder lands are located within the area identified as the William Baker District by the Downsview Area Secondary Plan (the "Phase 2 Lands"); and

 

iii. the City's decision to require the conveyance of lands for park or other public recreation purposes, or cash in lieu, or a combination thereof, where such requirements do not include the conveyance of the Additional Parkland in fulfillment or partial fulfillment, as the case may be (depending on the applicable parkland dedication rates), of the City's applicable parkland dedication requirements with respect to the development of the Phase 2 Lands, such that the City is not seeking to secure the conveyance of the Additional Parkland.

 

Contemporaneously with the conveyance of the onsite parkland dedication referred to in part C.iv), above, the owner shall convey for nominal consideration an easement along the surface of the POPS lands to the City.  The specific location, configuration, and design of the POPS area shall be determined through the site plan approval process and shall be secured in a Site Plan Agreement with the City to the satisfaction of the Chief Planner and Executive Director, City Planning and the General Manager, Parks, Forestry and Recreation.  The owner shall own, operate, maintain and repair the POPS and shall be required to install and maintain a sign stating that members of the public shall be entitled to use the POPS area, all at the owner's expense.

 

5. City Council add the following new Recommendations 3.g and 3.h.:

 

g. Delete clause 5(uu)(i)(G) and replace it with the following new clause:

 

(G) Issuance of Draft Plan of Subdivision and/or satisfactory site plan for each block and/or phase;

 

h. Delete clause 5(uu)(i)(H) and renumber the subsequent clauses accordingly.

 

6. City Council delete Recommendations 6.b.1. and 6.b.2:

 

Recommendations to be deleted:

 

6.b.1. the owner shall provide 10 percent of all new residential units as 3-bedrooms units;

 

6.b.2. the owner shall provide 15 percent of all new residential units as 2-bedroom units;

 

and adopt instead the following new recommendations 6.b.1 and 6.b.2:

 

6.b.1. the owner shall provide 10 percent of all new residential units, except for a residential care home, retirement home, seniors community house and/or a nursing home, as 3-bedrooms units;

 

6.b.2. the owner shall provide 15 percent of all new residential units, except for a residential care home, retirement home, seniors community house and/or a nursing home, as 2-bedroom units;.

 

7. City Council add a new Recommendation 6.b.3, and renumber the following recommendations accordingly:

 

6.b.3. the owner shall provide an additional 15 percent of the total number of dwelling units in each phase, except for a residential care home, retirement home, seniors community house and/or a nursing home, must consist of either a minimum of 2-bedroom units with a minimum gross floor area of 87 square metres or a minimum of 3-bedroom units with a minimum gross floor area of 100 square metres, or a combination thereof, for residential uses except for a residential care home, retirement home, seniors community house and/or a nursing home.

 

8. City Council delete the renumbered Recommendation 6.b.4.:

 

Recommendation to be deleted:

 

6.b.4. the conveyance of the 18,667 square metre statutory parkland dedication in full satisfaction of all current and future parkland dedication requirements for Phase 1 and the conveyance of an additional 24,413.33 square metre parkland dedication to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor; such additional 24,413.33 square metre parkland dedication will be conveyed in conjunction with Phase 1 and will be credited towards the parkland dedication requirements for subsequent phase(s) of the William Baker District;

 

and adopt instead the following new recommendation 6.b.4:

 

6.b.4. the conveyance from the owner of 15,476 square metres of onsite parkland dedication as set out in Recommendation 13, below.

 

9. City Council add new Recommendations 6.b.7. and 6.b.8:

 

6.b.7.  subject to the owner obtaining any required Order in Council, the provision by the owner, at the owner's expense, of a privately-owned, publically accessible space ("POPS") easement with a minimum area of not less than 27,604 square metres, to secure public access and use of the POPS lands for park and recreational purposes until the earliest of:

 

i. the date that is 12 years from the date of granting of the POPS easement;

 

ii. the City's acceptance of the conveyance of the Additional Parkland, in full or partial satisfaction, as the case may be (depending on the applicable parkland dedication rates), of the City's parkland dedication requirements of land for park or other public recreation purposes pursuant to the applicable legislation, with respect to the development of the remainder of the lands owned by Parc Downsview Park Inc., which such remainder lands are located within the area identified as the William Baker District by the Downsview Area Secondary Plan (the "Phase 2 Lands");

 

iii. the City's decision to require the conveyance of lands for park or other public recreation purposes, or cash in lieu, or a combination thereof, where such requirements do not include the conveyance of the Additional Parkland in fulfillment or partial fulfillment, as the case may be (depending on the applicable parkland dedication rates), of the City's applicable parkland dedication requirements with respect to the development of the Phase 2 Lands, such that the City is not seeking to secure the conveyance of the Additional Parkland; and

 

Contemporaneously with the conveyance of parkland for Phase I, the POPS easement shall be conveyed for nominal consideration. The specific location, configuration, and design of the Additional Parkland shall be determined through the site plan approval process, or through other such agreements acceptable to the City and the owner, and on terms to the satisfaction of the Chief Planner and Executive Director, City Planning and the owner.  The owner shall own, operate, maintain, and repair the Additional Parkland for the term of the POPS easement and shall be required to install and maintain a sign stating that members of the public shall be entitled to use the Additional Parkland, all at the owner's expense;

 

6.b.8 the owner shall agree to convey to the City the onsite natural heritage woodlots as generally shown as Blocks 8, 27, and 28 in Attachment 4 to this Final Report from City Planning dated June 27, 2022 (Item NY34.2), all to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor.

 

10. City Council add new Recommendations 13 and 14:

 

13.  City Council accept an onsite parkland dedication by the owner of 15,476 square metres in satisfaction of the owner's parkland contribution required pursuant to the Planning Act, with such onsite parkland to be conveyed to the City prior to the issuance of any above grade building permit for the lands, to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor.  The location of the onsite parkland contribution shall be to the satisfaction of the General Manager, Parks, Forestry and Recreation.  The subject parkland conveyance shall be in base park condition, in an acceptable environmental condition, and is to be free and clear, above and below grade of all physical and title encumbrances and encroachments, including surface and subsurface easements, except for those encumbrances permitted by the General Manager, Parks, Forestry and Recreation, and the City Solicitor.

 

14.  City Council accept from the owner, at the owner's expense, subject to the owner obtaining any required Order in Council, all to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor, an easement with a minimum area of not less than 27,604 square metres (the "Additional Parkland"), to secure public access and use of the lands for park and recreational purposes ("POPS") to be granted on the date of conveyance of the on-site parkland dedication referenced in recommendation 13, with the POPS easement to expire and be deleted from title upon the earliest of the following events:

 

i. the date that is 12 years from the date of granting of the POPS easement;

 

ii. the City's acceptance of the conveyance of the Additional Parkland, in full or partial satisfaction, as the case may be (depending on the applicable parkland dedication rates), of the City's parkland dedication requirements of land for park or other public recreation purposes pursuant to the applicable legislation, with respect to the development of the remainder of the lands owned by Parc Downsview Park Inc., which such remainder lands are located within the area identified as the William Baker District by the Downsview Area Secondary Plan (the "Phase 2 Lands");

 

iii. the City's decision to require the conveyance of lands for park or other public recreation purposes, or cash in lieu, or a combination thereof, where such requirements do not include the conveyance of the Additional Parkland in fulfillment or partial fulfillment, as the case may be (depending on the applicable parkland dedication rates), of the City's applicable parkland dedication requirements with respect to the development of the Phase 2 Lands, such that the City is not seeking to secure the conveyance of the Additional Parkland; and

 

The POPS easement shall be conveyed for nominal consideration. The specific location, configuration, and design of the Additional Parkland shall be determined through the site plan approval process, or through other such agreements acceptable to the City and the owner, and 0on terms to the satisfaction of the Chief Planner and Executive Director, City Planning and the owner.  The owner shall own, operate, maintain, and repair the Additional Parkland for the term of the POPS easement and shall be required to install and maintain a sign stating that members of the public shall be entitled to use the Additional Parkland, all at the owner's expense.  The terms of the POPS easement shall be secured as a matter of legal convenience in the Section 37 Agreement for this development as set out in Recommendation 6 above, all to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor and on terms satisfactory to the owner.

 

11.  City Council determine that no further notice is to be given in respect of the proposed by-law amendment under section 34(17) of the Planning Act.

Vote (Amend Item) Jul-22-2022 12:39 PM

Result: Carried Majority Required - NY34.2 - Pasternak - motion 1
Total members that voted Yes: 19 Members that voted Yes are Paul Ainslie, Ana Bail„o, Brad Bradford, Robin Buxton Potts, Shelley Carroll, Mike Colle, Gary Crawford, John Filion, Stephen Holyday, Mike Layton, Nick Mantas, Josh Matlow, Jennifer McKelvie, Joe Mihevc, Frances Nunziata (Chair), James Pasternak, Gord Perks, Anthony Perruzza, John Tory
Total members that voted No: 0 Members that voted No are
Total members that were Absent: 6 Members that were absent are Paula Fletcher, Mark Grimes, Cynthia Lai, Denzil Minnan-Wong, Jaye Robinson, Michael Thompson

Motion to Adopt Item as Amended (Carried)

NY34.2 - 1350 Sheppard Avenue West (Downsview Area Secondary Plan - William Baker District) - Zoning By-law Amendment Application - Final Report for Phase 1 Lands

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

Public Notice Given

Statutory - Planning Act, RSO 1990

Community Council Recommendations

North York Community Council recommends that:

 

1. City Council endorse the William Baker Neighbourhood District Plan, prepared by The Planning Partnership, dated February 2021, and revised to April 2022 attached as Attachment 1 to the report (June 27, 2022) from the Director, Community Planning, North York District for the review of the Phase 1 lands identified in the Zoning By-law Amendment Application 21 119571 NNY 06 OZ and the draft Plan of Subdivision Application 21 119572 NNY 06 SB and in Attachment 5 to the report (June 27, 2022) from the Director, Community Planning, North York District.

 

2. City Council amend the City of Toronto Zoning By-law 7625, as amended, for the lands at 1350 Sheppard Avenue West substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 2 to the report (June 27, 2022) from the Director, Community Planning, North York District, as amended by Recommendation 3 below; such Zoning By-law amendment applies to lands identified as Phase I as shown on Attachment 5 to the report (June 27, 2022) from the Director, Community Planning, North York District.

 

3. City Council amend Attachment 2 to the report (June 27, 2022) from the Director, Community Planning, North York District as follows:

 

a. Delete clause 5(k) and adopt the following new clause:

 

(k) At least one surface walkway with a minimum width of 10 metres must be located in the general location of the pedestrian mid-block location in Area B identified on Schedule RM6 (XXX)(H);


b. Delete clauses 5(l)(i) and 5(I)(ii) and adopt the following new clauses:

 

Privately Owned Publicly Accessible Open Space (POPS)


(l) POPS comprising landscaping must be provided as follows:


(i) a minimum of 200 square metres located in the general location of the POPS adjacent to the intersection of Sheppard Avenue West and Keele Street identified on Schedule RM6(XXX)(H) attached to By-law; and


(ii) a minimum of 150 square metres located in the general location of the POPS adjacent to the intersection of Sheppard Avenue West and Street A identified on Schedule RM6(XXX)(H) attached to By-law;


c. add a new clause 5(y)(vi) to read as follows:


"(vi) balconies, along the front and rear yard setbacks";


d. delete clause 5(aa) and adopt the following new clause:

 

(aa) A platform or balcony attached to the main wall with a floor level higher than the floor level of the first storey of the building must not project into the side yard setbacks;

 

e. delete clause 5(ss)(C); 

  

f. make the following changes to Section 37 as outlined in Schedule 1:

 

1. Delete clause b.cc) of Schedule A and adopt the following new clause: 


b.cc) Affordable housing will be provided at the same pace as market housing on each development block that includes residential uses;

 

2. Delete clause c.iii) of Schedule A; 

 

3. Delete clause c.iv) of Schedule A and adopt instead the following new clause:

 

c.iv) The conveyance of the 18,667 square metre statutory parkland dedication in full satisfaction of all current and future parkland dedication requirements for Phase 1 and the conveyance of an additional 24,413.33 square metre parkland dedication to the satisfaction of the General Manager, Parks, Forestry & Recreation and the City Solicitor. The additional 24,413.33 square metre parkland dedication will be conveyed in conjunction with Phase 1 and will be credited towards the parkland dedication requirements for subsequent phase(s) of the William Baker District.

 

4. City Council direct the Chief Planner and Executive Director, City Planning to ensure that the Applicant updates the William Baker Neighbourhood District Plan when new zoning by-law amendments and plans of subdivisions are submitted for future phases in the William Baker District.

 

5. City Council authorize the City Solicitor to submit the necessary bill(s) to implement City Council's decision 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.

 

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

 

a. the community benefits recommended to be secured in the Section 37 Agreement are as follows:

 

1. the Owner shall provide an indexed cash contribution of $7,000,000.00 towards the design and/or construction of the future Downsview Community Centre, with $1,500,000.00 of this amount paid within 60 days of the date of approval of the attached Zoning Bylaw and the other $5,500,000.00 paid within 60 days of the conveyance of the development blocks at the time of subdivision registration;

 

2. the financial contribution pursuant to Recommendation 5.a.1. above shall be indexed upwardly in accordance with the Statistics Canada Non-Residential Building Construction Price Index for Toronto, calculated from the date City Council adopts the zoning by-law amendment(s) to the date of payment; and

 

3. a minimum amount of affordable housing must be achieved on the William Baker District Phase 1 lands in accordance with the following conditions:

 

aa. the minimum amount of affordable housing will be equal to the greater of 220 units or 20 percent of the total number of residential units approved on the Phase 1 lands and will be provided as affordable rental housing with affordable rents no greater than 80 percent of Average Market Rent secured for a period of at least 25 years;

 

bb. the affordable housing requirements outlined in Item 5.a.3.aa., above, may be met in part through alternative, equivalent, delivery mechanisms to the satisfaction of the Chief Planner and Executive Director, City Planning.  This may include, but is not limited to, the conveyance of land, conveyance of units, or affordable ownership units, provided that at least 50 percent of the affordable housing units are delivered as affordable rental units;

 

cc. affordable housing will be provided as a proportionate share of each development block that includes residential uses; and

 

dd. the affordable housing contribution will be subject to terms and conditions, to the satisfaction of the Chief Planner and Executive Director, City Planning;

 

4. the Owner shall prepare a Public Art Master Plan for the provision of Public Art within the lands, and shall submit the Public Art Master 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; and

 

5. the Owner shall provide financial security in the form of a Letter of Credit to a maximum of $1,000,000.00 to secure the commission and installation of future public art with a cap of $1,000,000.00 at the northeast corner of Sheppard Avenue West and Keele Street, or other appropriate location, in accordance with the Public Art Master Plan; 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 provide 10 percent of all new residential units as 3-bedrooms units;

 

2. the owner shall provide 15 percent of all new residential units as 2-bedroom units;

 

3. the conveyance of the 18,667 square metre statutory parkland dedication in full satisfaction of all current and future parkland dedication requirements for Phase 1 and the conveyance of an additional 24,413.33 square metre parkland dedication to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor; such additional 24,413.33 square metre parkland dedication will be conveyed in conjunction with Phase 1 and will be credited towards the parkland dedication requirements for subsequent phase(s) of the William Baker District;

 

4. all the finalized Travel Demand Management measures acceptable to, and to the satisfaction of the Chief Planner and Executive Director, City Planning and the General Manager, Transportation Services; 

 

5. the Owner shall initiate the design and approval process and initiate construction prior to the issuance of the final building permit for the William Baker District Phase 1 lands for a new accessible public pedestrian and cycling bridge with a cap of $5,000,000.00 spanning the public right-of-way of Sheppard Avenue West, and shall provide a direct connection to Downsview Park; and

 

6. 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 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 the site.

 

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 direct the Chief Planner and Executive Director, City Planning to work with the owner to consider the inclusion of a complete senior oriented component, inclusive of a portion of the affordable rental and ownership component, as well as accessible medical and care services, through the Site Plan review process.

 

9. City Council direct the Chief Planner and Executive Director, City Planning to consult with the ward Councillor and future developer(s) prior to the approval of a Construction Mitigation Plan, pursuant to the Site Plan Approval process, to guarantee the protection of the existing Natural Heritage Woodlot through the staging and construction phases, as informed by the Natural Heritage Impact Study.

 

10. City Council direct the Chief Planner and Executive Director, City Planning to continue to consult with the local Councillor, the local community and stakeholder groups and provide feedback on subsequent Subdivision and Site Plan applications.

 

11. City Council direct the Chief Planner and Executive Director, City Planning and the General Manager, Transportation Services to continue working with the owner to implement complete street design guidelines, including potential traffic calming measures, along the proposed Street A, through the Subdivision and Site Plan approval processes.

 

12. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendment and take such other necessary steps as may be required to implement City Council's decision.

Decision Advice and Other Information

The North York Community Council held a statutory public meeting on July 8, 2022 and notice was given in accordance with the Planning Act.

Origin

(June 27, 2022) Report from the Director, Community Planning, North York District

Summary

This report recommends that City Council endorse the William Baker District Plan as it applies to the Phase 1 lands which provide a comprehensive planning and development framework to support a new neighbourhood for the lands located at 1350 Sheppard Avenue West within the Downsview Area Secondary Plan (DASP). Phase 1 is bounded by Sheppard Avenue West to the east and south, Keele Street to the west and the southern boundary of Phase 2, north of the natural heritage woodlot.  The preparation of the District Plan is a requirement under the DASP.

 

The lands would be developed over two phases with new development blocks and roads that would include a broad range and mix of uses including a new school, parks and open spaces, housing (in a variety of housing types, tenures) including affordable and seniors' options. The proposed development would be supported by existing transit as well as existing and planned community services and facilities.

 

The report also recommends approval of an implementing Zoning By-law Amendment,  which proposes approximately 1100 to 1400 new residential units through the creation of three development blocks supporting 140,000 square metres of gross floor area in the lands south of the newly proposed Street A of the William Baker District. Overall building heights in these three blocks will range from 15 metres to 95 metres in height with some low-rise buildings, but predominantly mid-rise buildings and tall buildings at key locations. Additional development standards regarding gross floor area, setbacks, indoor and outdoor amenity space, parking and other matters will also be established. 

 

Phase 1 also incorporates the future conveyance of the existing natural heritage woodlot feature to the City as well as new public parkland surrounding the woodlot and a new 0.484 hectare public park south of proposed Street A.

 

As noted above, the applications also include Street A, which is a new east-west street to serve the proposed Phase 1 development blocks, which would run between Keele Street and Sheppard Avenue West.

 

A draft plan of subdivision will be brought forward to Council at a later date to create the various blocks for development, parks and road purposes.

 

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). The proposal is also consistent with the policies of the Official Plan and the Downsview Area Secondary Plan.

 

This report reviews and recommends approval of the Zoning By-law Amendment application to amend City of North York Zoning By-law 7625, and to endorse the William Baker District Plan for the Phase 1 lands located at 1350 Sheppard Avenue West.

Background Information

(June 27, 2022) Report and Attachments 1 to 9 from the Director, Community Planning, North York District on 1350 Sheppard Avenue West (Downsview Area Secondary Plan - William Baker District) - Zoning By-law Amendment Application - Final Report for Phase 1 Lands
https://www.toronto.ca/legdocs/mmis/2022/ny/bgrd/backgroundfile-228419.pdf
(June 27, 2022) Attachment 1 - William Baker District Plan
https://www.toronto.ca/legdocs/mmis/2022/ny/bgrd/backgroundfile-228362.pdf
(June 27, 2022) Attachment 2 - Draft Zoning By-law Amendment
https://www.toronto.ca/legdocs/mmis/2022/ny/bgrd/backgroundfile-228424.pdf
(June 27, 2022) Public Notice
https://www.toronto.ca/legdocs/mmis/2022/ny/bgrd/backgroundfile-228008.pdf

Communications

(February 17, 2022) Letter from Anthony Kyriakopoulos, The Wilson Village Business Improvement Area (NY.Main)
https://www.toronto.ca/legdocs/mmis/2022/ny/comm/communicationfile-153947.pdf
(June 8, 2022) Letter from Dr. Lew Pliamm, DUKE Heights Business Improvement Area (NY.Main)
https://www.toronto.ca/legdocs/mmis/2022/ny/comm/communicationfile-153957.pdf
(July 5, 2022) Letter from Robert Gibson, Evans Planning Group, on behalf of GEM Health Care Group, Ltd. (NY.Main)
https://www.toronto.ca/legdocs/mmis/2022/ny/comm/communicationfile-154123.pdf
(July 7, 2022) E-mail from Cindy Brcko (NY.New)
(July 7, 2022) Letter from Elizabeth Jassem (NY.Main)
https://www.toronto.ca/legdocs/mmis/2022/ny/comm/communicationfile-154755.pdf

Speakers

James Cox, Canada Lands Company
Bruce Hall, The Planning Partnership
Elizabeth Jassem, York Centre Seniors Steering Committee
Palmira DiCarlo, York Centre Seniors Steering Committee

Motions

1 - Motion to Amend Item moved by Councillor James Pasternak (Carried)

That:

 

1. North York Community Council delete Recommendation 5.b.3.:

 

Recommendation to be deleted:

 

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

 

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

 

3. the owner shall provide a minimum of an additional 15% of all new residential units as either 2- or 3-bedroom units.

 

2. North York Community Council delete Recommendation 5.b.4.:

 

Recommendation to be deleted:

 

4. the conveyance of the 18,667 square metre statutory parkland dedication and the 24,413.33 square metre parkland over-dedication, to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor.

 

and replace with the following:

 

“4. The conveyance of the 18,667 square metre statutory parkland dedication in full satisfaction of all current and future parkland dedication requirements for Phase 1 and the conveyance of an additional 24,413.33 square metre parkland dedication to the satisfaction of the General Manager, Parks, Forestry & Recreation and the City Solicitor. The additional 24,413.33 square metre parkland dedication will be conveyed in conjunction with Phase 1 and will be credited towards the parkland dedication requirements for subsequent phase(s) of the William Baker District.”

 

3. City Council amend Attachment 2 to the report (June 27, 2022) from the Director, Community Planning, North York District as follows:

 

a. Delete clause 5(k)

 

Clause to be deleted:

 

(k) At least one surface walkway with a minimum width of 15.0 metres must be located in the general location of the pedestrian mid-block location in Area B identified on Schedule RM6(XXX)(H).

 

and replace with the following:


“(k) At least one surface walkway with a minimum width of 10 metres must be located in the general location of the pedestrian mid-block location in Area B identified on Schedule RM6 (XXX)(H)”;


b. delete clauses 5(l)(i) and 5(I)(ii)

 

Clause to be deleted:

 

(l) POPS comprising landscaping must be provided as follows:


(i) a minimum of 300 square metres located in the general location of the POPS adjacent to the intersection of Sheppard Avenue West and Keele Street identified on Schedule RM6(XXX)(H) attached to By-law; and


(ii) a minimum of 200 square metres located in the general location of the POPS adjacent to the intersection of Sheppard Avenue West and Street A identified on Schedule RM6(XXX)(H) attached to By-law.

 

and replace with the following:


"Privately Owned Publicly Accessible Open Space (POPS)


(l) POPS comprising landscaping must be provided as follows:


(i) a minimum of 200 square metres located in the general location of the POPS adjacent to the intersection of Sheppard Avenue West and Keele Street identified on Schedule RM6(XXX)(H) attached to By-law; and


(ii) a minimum of 150 square metres located in the general location of the POPS adjacent to the intersection of Sheppard Avenue West and Street A identified on Schedule RM6(XXX)(H) attached to By-law".


c. add a new clause 5(y)(vi) to read as follows:


"(vi) balconies, along the front and rear yard setbacks"


d. delete clause 5(aa)

 

Clause to be deleted:

 

(aa) A platform or balcony attached to the main wall with a floor level higher than the floor level of the first storey of the building must not project into the yard setbacks.

 

and replace it with the following:


"(aa) A platform or balcony attached to the main wall with a floor level higher than the floor level of the first storey of the building must not project into the side yard setbacks."

 

e. delete clause 5(ss)(C)

 

Clause to be deleted:

 

(C) an additional 15% of the total number of dwelling units in each phase must have either a minimum of 2-bedrooms with a minimum gross floor area of 87 square metres or a minimum of 3-bedrooms with a minimum gross floor area of 100 square metres.

 

f. make the following changes to Section 37 as outlined in Schedule 1:

 

i. Delete clause b.cc) of Schedule A

 

Clause to be deleted:

 

cc) Affordable housing will be provided as a proportionate share of each development block that includes residential uses.

 

and replace it with the following:


"cc) Affordable housing will be provided at the same pace as market housing on each development block that includes residential uses."

 

ii. Delete clause c.iii) of Schedule A; and

 

Clause to be deleted:

 

iii) The owner shall provide a minimum of an additional 15% of all new residential units as either 2- or 3-bedroom units.

 

iii. Delete clause c.iv) of Schedule A

 

Clause to be deleted:

 

iv) The conveyance of the 18,667 square metre statutory parkland dedication and the 24,413.33 square metre parkland over-dedication, to the satisfaction of the General Manager, Parks, Forestry & Recreation and the City Solicitor.

 

and replace it with the following:


“The conveyance of the 18,667 square metre statutory parkland dedication in full satisfaction of all current and future parkland dedication requirements for Phase 1 and the conveyance of an additional 24,413.33 square metre parkland dedication to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor. The additional 24,413.33 square metre parkland dedication will be conveyed in conjunction with Phase 1 and will be credited towards the parkland dedication requirements for subsequent phase(s) of the William Baker District.”


2 - Motion to Amend Item (Additional) moved by Councillor James Pasternak (Carried)

That City Council direct: 

 

1. The Chief Planner and Executive Director, City Planning to work with the owner to consider the inclusion of a complete senior oriented component, inclusive of a portion of the affordable rental and ownership component, as well as accessible medical and care services, through the Site Plan review process.

 

2. The Chief Planner and Executive Director, City Planning to consult with the ward Councillor and future developer(s) prior to the approval of a Construction Mitigation Plan, pursuant to the Site Plan Approval process, to guarantee the protection of the existing Natural Heritage Woodlot through the staging and construction phases, as informed by the Natural Heritage Impact Study.

 

3. The Chief Planner and Executive Director, City Planning to continue to consult with the local Councillor, the local community and stakeholder groups and provide feedback on subsequent Subdivision and Site Plan applications.

 

4. The Chief Planner and Executive Director, City Planning and the General Manager, Transportation Services to continue working with the owner to implement complete street design guidelines, including potential traffic calming measures, along the proposed Street A, through the Subdivision and Site Plan approval processes.


3 - Motion to Adopt Item as Amended moved by Councillor James Pasternak (Carried)
Source: Toronto City Clerk at www.toronto.ca/council