Item - 2024.EY18.7
Tracking Status
- City Council adopted this item on December 17 and 18, 2024 without amendments and without debate.
- This item was considered by the Etobicoke York Community Council on December 2, 2024 and adopted without amendment. It will be considered by City Council on December 17 and 18, 2024.
EY18.7 - 220, 230 and 240 Lake Promenade and 21 and 31 Park Boulevard - Official Plan Amendment, Zoning By-law Amendment, and Draft Plan of Subdivision Applications - Appeal Report
- Decision Type:
- ACTION
- Status:
- Adopted on Consent
- Ward:
- 3 - Etobicoke - Lakeshore
City Council Decision
City Council on December 17 and 18, 2024, adopted the following:
1. City Council direct the City Solicitor and appropriate City staff to attend the Ontario Land Tribunal in opposition to the current application regarding the combined Official Plan Amendment and Zoning By-law Amendment application, and Draft Plan of Subdivision application, appeals for the lands at 220, 230 and 240 Lake Promenade and 21 and 31 Park Boulevard, and to continue discussions with the applicant to resolve outstanding issues.
2. In the event that the Ontario Land Tribunal allows the appeals, in whole or in part, City Council authorize the City Solicitor to request that the issuance of any final Order be withheld until such time as the City Solicitor advises that:
a. the final form and content of the Draft Official Plan and Zoning By-law are to the satisfaction of the City Solicitor and the Executive Director, Development Review;
b. the owner has provided a revised Functional Servicing and Stormwater Management Report, to determine the stormwater runoff, sanitary flow and water supply demand resulting from this development, and whether there is adequate capacity in the existing municipal infrastructure to accommodate the proposed development to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services.
c. the owner has provided a revised Transportation Impact Study to the satisfaction of the General Manager, Transportation Services;
d. the owner has made arrangements with the City for the design and construction of any improvements to the municipal infrastructure, should it be determined that upgrades are required to the infrastructure to support this development, according to the revised Functional Servicing and Stormwater Management Report accepted by the Chief Engineer and Executive Director, Engineering and Construction Services, and revised Transportation Impact Study accepted by the General Manager, Transportation Services;
e. the owner has submitted a revised Hydrological Assessment Report and Hydrological Review Summary Form, Servicing Report Groundwater Summary Form, and Foundation Drainage Summary Form to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services and the General Manager, Toronto Water;
f. the owner has submitted a revised Arborist Report and Tree Preservation Plan to the satisfaction of the General Manager, Parks, Forestry and Recreation;
g. the owner submitted revised Architectural and Landscape Plans to the satisfaction of the Executive Director, Development Review;
h. the owner has made revisions to meet the Toronto Green Standard requirements to the satisfaction of the Executive Director, Development Review;
i. the owner has submitted a revised Noise Study and a revised Pedestrian Level Wind Study to the satisfaction of the Executive Director, Development Review;
j. the owner has satisfied requirements of the Toronto District School Board and the Toronto Catholic District School Board regarding signage and warning clauses related to enrollment capacity;
k. City Council has approved the Rental Housing Demolition Application (File 23 134700 WET 03 RH) under Chapter 667 of the Toronto Municipal Code, pursuant to Section 111 of the City of Toronto Act, 2006, to permit the demolition of the existing rental dwelling units, and the owner has entered into, and registered on title to the lands, one or more agreements with the City, to the satisfaction of the Chief Planner and Executive Director, City Planning, and the City Solicitor, securing all rental housing-related matters necessary to implement City Council’s decision;
l. the owner has submitted a revised Coastal Hazard Assessment Report to the satisfaction of the Toronto and Region Conservation Authority;
m. the owner has provided an on-site parkland dedication in a size, location, and configuration that is to the satisfaction of the General Manager, Parks, Forestry and Recreation;
n. the conditions of Draft Plan Approval respecting the proposed Plan of Subdivision are in a form and content acceptable to the Executive Director, Development Review, prepared in consultation with the City Solicitor and appropriate City divisions; and
o. the owner has entered into a Subdivision Agreement with the City to secure matters related to the Plan of Subdivision, to the satisfaction of the Executive Director, Development Review, the Chief Engineer and Executive Director, Engineering and Construction Services, and the City Solicitor.
3. Should it be determined that upgrades are required to infrastructure to support the development according to the accepted Functional Servicing and Stormwater Management Report and/or the Transportation Impact Study, City Council direct the City Solicitor and appropriate City staff to request that a Holding Provision be included in the final form of the site-specific Zoning By-law Amendment; and the Holding Provision not be lifted until such a time as the owner has made satisfactory arrangements, including entering into appropriate agreement(s) with the City for the design and construction of any improvements to municipal infrastructure and the provision of financial securities to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services, and the General Manager, Transportation Services.
4. City Council authorize the City Solicitor and City staff to take any necessary steps to implement City Council's decision.
Background Information (Community Council)
https://www.toronto.ca/legdocs/mmis/2024/ey/bgrd/backgroundfile-250597.pdf
Communications (Community Council)
(November 25, 2024) E-mail from Randy McWatters (EY.New)
(November 25, 2024) E-mail from David Weishuhn (EY.New)
(November 25, 2024) E-mail from Ruth Chisholm (EY.New)
(November 26, 2024) E-mail from Deirdre Hogan (EY.New)
(November 26, 2024) E-mail from Madeleine Pengelley (EY.New)
(November 26, 2024) E-mail from Christine Tang (EY.New)
(November 26, 2024) E-mail from Lise Crouch (EY.New)
(November 26, 2024) E-mail from Margaret Lategan (EY.New)
(November 26, 2024) E-mail from Jenny Ribeiro (EY.New)
(November 26, 2024) E-mail from Ruth Snowden (EY.New)
(November 26, 2024) E-mail from Dolores Milligan (EY.New)
(November 26, 2024) E-mail from Brett Campbell (EY.New)
(November 26, 2024) E-mail from Louis-Charles Lavallee (EY.New)
(November 26, 2024) E-mail from Al-Fayez Zaid (EY.New)
(November 26, 2024) E-mail from David Pritchard (EY.New)
(November 26, 2024) E-mail from Ken Okazawa (EY.New)
(November 27, 2024) E-mail from Robert Hawrylak (EY.New)
(November 20, 2024) E-mail from Susan Albert (EY.New)
(November 27, 2024) E-mail from Cathrine Hallahan (EY.New)
(November 27, 2024) E-mail from Sandie Kilian (EY.New)
(November 28, 2024) E-mail from Mitch Fairrais (EY.New)
(November 28, 2024) E-mail from Mary McColl (EY.New)
(November 28, 2024) E-mail from Daryle Moffatt (EY.New)
(November 28, 2024) Letter from Susan Willsher (EY.New)
(November 28, 2024) E-mail from Quan Zhang (EY.New)
(November 28, 2024) E-mail from Donna-Marie Batty (EY.New)
(November 28, 2024) E-mail from Yvonne Gilbert (EY.New)
(November 29, 2024) E-mail from Vicki Turcott (EY.New)
(November 29, 2024) E-mail from Tracy Pearce (EY.New)
(November 29, 2024) E-mail from Soojin Kim (EY.New)
(November 29, 2024) E-mail from Cindy Butler (EY.New)
(November 29, 2024) E-mail from Suzanne Goudreau (EY.New)
(November 29, 2024) E-mail from Patrick Rice and Louise Noguchi (EY.New)
(November 29, 2024) Submission from Paul Terry (EY.New)
(November 29, 2024) E-mail from Brian Anderson (EY.New)
(November 29, 2024) E-mail from Jessica Carter (EY.New)
(November 29, 2024) E-mail from Alexander Donald (EY.New)
(November 29, 2024) E-mail from Debbie Nolan (EY.New)
(November 29, 2024) E-mail from Kimberly Butera (EY.New)
(November 29, 2024) E-mail from Vince Butera (EY.New)
(November 29, 2024) E-mail from Gay Chisholm (EY.New)
(November 29, 2024) E-mail from Nadia Stelmach (EY.New)
(November 29, 2024) E-mail from Gaby Cordeiro (EY.New)
(November 29, 2024) E-mail from Michelle Flynn (EY.New)
(November 29, 2024) E-mail from Robert Szykowski (EY.New)
(November 30, 2024) E-mail from Thomas G. Giglione (EY.New)
(December 2, 2024) E-mail from Liz McCullough (EY.New)
(November 30, 2024) E-mail from Toni Vanderzalm (EY.New)
(December 2, 2024) Letter from Brian Bailey, Director, Long Branch Neighbourhood Association (EY.New)
https://www.toronto.ca/legdocs/mmis/2024/ey/comm/communicationfile-185184.pdf
(December 2, 2024) Letter from Angela Barnes and Les Veszlenyi, Chair and Vice-Chair, Mimico Lakeshore Community Network (MLCN) (EY.New)
https://www.toronto.ca/legdocs/mmis/2024/ey/comm/communicationfile-185192.pdf
(December 2, 2024) Letter from Thaddeus W. Sherlock (EY.New)
EY18.7 - 220, 230 and 240 Lake Promenade and 21 and 31 Park Boulevard - Official Plan Amendment, Zoning By-law Amendment, and Draft Plan of Subdivision Applications - Appeal Report
- Decision Type:
- ACTION
- Status:
- Adopted
- Ward:
- 3 - Etobicoke - Lakeshore
Community Council Recommendations
The Etobicoke York Community Council recommends that:
1. City Council direct the City Solicitor and appropriate City staff to attend the Ontario Land Tribunal in opposition to the current application regarding the combined Official Plan Amendment and Zoning By-law Amendment application, and Draft Plan of Subdivision application, appeals for the lands at 220, 230 and 240 Lake Promenade and 21 and 31 Park Boulevard, and to continue discussions with the applicant to resolve outstanding issues.
2. In the event that the Ontario Land Tribunal allows the appeals, in whole or in part, City Council authorize the City Solicitor to request that the issuance of any final Order be withheld until such time as the City Solicitor advises that:
a. The final form and content of the draft Official Plan and Zoning By-law are to the satisfaction of the City Solicitor and the Executive Director, Development Review;
b. The owner has provided a revised Functional Servicing and Stormwater Management Report, to determine the stormwater runoff, sanitary flow and water supply demand resulting from this development, and whether there is adequate capacity in the existing municipal infrastructure to accommodate the proposed development to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services.
c. The owner has provided a revised Transportation Impact Study to the satisfaction of the General Manager, Transportation Services;
d. The owner has made arrangements with the City for the design and construction of any improvements to the municipal infrastructure, should it be determined that upgrades are required to the infrastructure to support this development, according to the revised Functional Servicing and Stormwater Management Report accepted by the Chief Engineer and Executive Director, Engineering and Construction Services, and revised Transportation Impact Study accepted by the General Manager, Transportation Services;
e. The owner has submitted a revised Hydrological Assessment Report and Hydrological Review Summary Form, Servicing Report Groundwater Summary Form, and Foundation Drainage Summary Form to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services and the General Manager, Toronto Water;
f. The owner has submitted a revised Arborist Report and Tree Preservation Plan to the satisfaction of the General Manager, Parks, Forestry and Recreation;
g. The owner submitted revised Architectural and Landscape Plans to the satisfaction of the Executive Director, Development Review;
h. The owner has made revisions to meet the Toronto Green Standard requirements to the satisfaction of the Executive Director, Development Review;
i. The owner has submitted a revised Noise Study and a revised Pedestrian Level Wind Study to the satisfaction of the Executive Director, Development Review;
j. The owner has satisfied requirements of the Toronto District School Board and the Toronto Catholic District School Board regarding signage and warning clauses related to enrollment capacity;
k. City Council has approved the Rental Housing Demolition Application (File 23 134700 WET 03 RH) under Chapter 667 of the Toronto Municipal Code, pursuant to Section 111 of the City of Toronto Act, 2006, to permit the demolition of the existing rental dwelling units, and the owner has entered into, and registered on title to the lands, one or more agreements with the City, to the satisfaction of the Chief Planner and Executive Director, City Planning, and the City Solicitor, securing all rental housing-related matters necessary to implement City Council’s decision;
l. The owner has submitted a revised Coastal Hazard Assessment Report to the satisfaction of the Toronto and Region Conservation Authority;
m. The owner has provided an on-site parkland dedication in a size, location, and configuration that is to the satisfaction of the General Manager, Parks, Forestry and Recreation;
n. The conditions of Draft Plan Approval respecting the proposed Plan of Subdivision are in a form and content acceptable to the Executive Director, Development Review, prepared in consultation with the City Solicitor and appropriate City divisions; and
o. The owner has entered into a Subdivision Agreement with the City to secure matters related to the Plan of Subdivision, to the satisfaction of the Executive Director, Development Review, Chief Engineer and Executive Director, Engineering and Construction Services, and the City Solicitor.
3. Should it be determined that upgrades are required to infrastructure to support the development according to the accepted Functional Servicing and Stormwater Management Report and/or the Transportation Impact Study, City Council direct the City Solicitor and appropriate City staff to request that a Holding Provision be included in the final form of the site-specific Zoning By-law Amendment; and the Holding Provision not be lifted until such a time as the owner has made satisfactory arrangements, including entering into appropriate agreement(s) with the City for the design and construction of any improvements to municipal infrastructure and the provision of financial securities to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services, and the General Manager, Transportation Services.
4. City Council authorize the City Solicitor and City staff to take any necessary steps to implement City Council's decision.
Origin
Summary
On April 17, 2023, a combined Official Plan Amendment and Zoning By-law Amendment, and Draft Plan of Subdivision, applications were submitted to permit the phased demolition of five existing seven-storey rental apartment buildings to allow for the construction of five new residential apartment buildings. The new buildings would consist of two rental apartment buildings and three condominium apartment buildings containing 2,021 residential units, comprising 577 rental and 1,444 condominium units, with heights ranging from 12 to 30 storeys. Included in the 577 rental units would be 548 rental units to replace the existing 548 rental units proposed to be demolished. A new public street, two new public parks, and a privately-owned publicly accessible space (“POPS”) are also proposed.
A Rental Housing Demolition Application was also submitted on April 17, 2023.
On August 9, 2024, the applicant appealed the applications to the Ontario Land Tribunal ("OLT") citing City Council’s failure to make a decision on the application within the 120-day time frame in the Planning Act. A Case Management Conference took place on October 18, 2024. The OLT has set a hearing for this matter from September 9 to October 6, 2025.
This report recommends that the City Solicitor with the appropriate City staff attend the OLT hearing to oppose the application in its current form and to continue discussions with the applicant to resolve outstanding issues.
Background Information
https://www.toronto.ca/legdocs/mmis/2024/ey/bgrd/backgroundfile-250597.pdf
Communications
(November 25, 2024) E-mail from Randy McWatters (EY.New)
(November 25, 2024) E-mail from David Weishuhn (EY.New)
(November 25, 2024) E-mail from Ruth Chisholm (EY.New)
(November 26, 2024) E-mail from Deirdre Hogan (EY.New)
(November 26, 2024) E-mail from Madeleine Pengelley (EY.New)
(November 26, 2024) E-mail from Christine Tang (EY.New)
(November 26, 2024) E-mail from Lise Crouch (EY.New)
(November 26, 2024) E-mail from Margaret Lategan (EY.New)
(November 26, 2024) E-mail from Jenny Ribeiro (EY.New)
(November 26, 2024) E-mail from Ruth Snowden (EY.New)
(November 26, 2024) E-mail from Dolores Milligan (EY.New)
(November 26, 2024) E-mail from Brett Campbell (EY.New)
(November 26, 2024) E-mail from Louis-Charles Lavallee (EY.New)
(November 26, 2024) E-mail from Al-Fayez Zaid (EY.New)
(November 26, 2024) E-mail from David Pritchard (EY.New)
(November 26, 2024) E-mail from Ken Okazawa (EY.New)
(November 27, 2024) E-mail from Robert Hawrylak (EY.New)
(November 20, 2024) E-mail from Susan Albert (EY.New)
(November 27, 2024) E-mail from Cathrine Hallahan (EY.New)
(November 27, 2024) E-mail from Sandie Kilian (EY.New)
(November 28, 2024) E-mail from Mitch Fairrais (EY.New)
(November 28, 2024) E-mail from Mary McColl (EY.New)
(November 28, 2024) E-mail from Daryle Moffatt (EY.New)
(November 28, 2024) Letter from Susan Willsher (EY.New)
(November 28, 2024) E-mail from Quan Zhang (EY.New)
(November 28, 2024) E-mail from Donna-Marie Batty (EY.New)
(November 28, 2024) E-mail from Yvonne Gilbert (EY.New)
(November 29, 2024) E-mail from Vicki Turcott (EY.New)
(November 29, 2024) E-mail from Tracy Pearce (EY.New)
(November 29, 2024) E-mail from Soojin Kim (EY.New)
(November 29, 2024) E-mail from Cindy Butler (EY.New)
(November 29, 2024) E-mail from Suzanne Goudreau (EY.New)
(November 29, 2024) E-mail from Patrick Rice and Louise Noguchi (EY.New)
(November 29, 2024) Submission from Paul Terry (EY.New)
(November 29, 2024) E-mail from Brian Anderson (EY.New)
(November 29, 2024) E-mail from Jessica Carter (EY.New)
(November 29, 2024) E-mail from Alexander Donald (EY.New)
(November 29, 2024) E-mail from Debbie Nolan (EY.New)
(November 29, 2024) E-mail from Kimberly Butera (EY.New)
(November 29, 2024) E-mail from Vince Butera (EY.New)
(November 29, 2024) E-mail from Gay Chisholm (EY.New)
(November 29, 2024) E-mail from Nadia Stelmach (EY.New)
(November 29, 2024) E-mail from Gaby Cordeiro (EY.New)
(November 29, 2024) E-mail from Michelle Flynn (EY.New)
(November 29, 2024) E-mail from Robert Szykowski (EY.New)
(November 30, 2024) E-mail from Thomas G. Giglione (EY.New)
(December 2, 2024) E-mail from Liz McCullough (EY.New)
(November 30, 2024) E-mail from Toni Vanderzalm (EY.New)
(December 2, 2024) Letter from Brian Bailey, Director, Long Branch Neighbourhood Association (EY.New)
https://www.toronto.ca/legdocs/mmis/2024/ey/comm/communicationfile-185184.pdf
(December 2, 2024) Letter from Angela Barnes and Les Veszlenyi, Chair and Vice-Chair, Mimico Lakeshore Community Network (MLCN) (EY.New)
https://www.toronto.ca/legdocs/mmis/2024/ey/comm/communicationfile-185192.pdf
(December 2, 2024) Letter from Thaddeus W. Sherlock (EY.New)
Speakers
David Juliusson
Patti Pokorchak, Lake Promenade Tenants Association
Jenny Ribeiro
Brian Bailey, Long Branch Neighbourhood Association (LBNA)
Alexander Donald, Savethelongbranchtrees.ca
Motions
Vote (Adopt Item) Dec-02-2024
Result: Carried | Majority Required |
---|---|
Total members that voted Yes: 5 | Members that voted Yes are Vincent Crisanti, Stephen Holyday (Chair), Amber Morley, Frances Nunziata, Anthony Perruzza |
Total members that voted No: 0 | Members that voted No are |
Total members that were Absent: 0 | Members that were absent are |