Item - 2024.NY13.3

North York Community Council recommends that:

1. City Council amend City of Toronto Zoning By-law 569-2013, as amended by By-law 320- 022 for the lands at 824 Sheppard Avenue West, 177, 179 and 181 Cocksfield Avenue to be substantially in accordance with the draft Zoning By-law Amendment attached as Revised Attachment 5 to the report (April 12, 2024) from the Director, Community Planning, North York District. Other provisions remain unchanged.

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

3. City Council amend the following conditions for the application for a Rental Housing Demolition permit at 824 Sheppard Avenue West and 177, 179 and 181 Cocksfield Avenue, approved by City Council on April 6, 2022:

a. Amend Recommendation 7.a to read “the owner shall provide and maintain fifteen (15) replacement rental dwelling units, comprised of nine (9) two-bedroom units and six (6) three-bedroom units, on the subject site for a period of at least twenty (20) years, beginning from the date that each replacement rental dwelling unit is first occupied, and as shown on the architectural plans titled 824 Sheppard Avenue West, Rental Floor Plans, dated April 9, 2024.  Any revision to these plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning"; and,

b. Amend Recommendation 7.b to read “the owner shall, as part of the fifteen (15) replacement rental dwelling units required above, provide all fifteen (15) replacement rental dwelling units at affordable rents, as defined in the City's Official Plan, all for a period of at least ten (10) years, beginning from the date that each replacement rental dwelling units is first occupied."

The North York Community Council held a statutory public meeting on May 8, 2024, and notice was given in accordance with the Planning Act.

This application proposes to amend the Zoning By-law to change the deployment of the approved density for a 12-storey (44.95 metre inclusive of mechanical) mixed use building, with minor changes to the height and setbacks. The Zoning By-law amendment also proposes to remove the 'rental' tenure term and provides more details with regards to the unit mix of the 15 rental replacement units from Schedule A of By-law 320-2022, which was part of the approval of the Rental Housing application (20 205924 NNY 06 RH).  The existing Holding provision will be retained. The resulting overall gross floor area is 20,268 square metres including 328 residential units and 445 square metres of non-residential space.

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 zoning by-law amendment conforms with the Sheppard West / Dublin Secondary Plan to encourage a diversity of office, commercial, institutional and residential uses along Sheppard Avenue West while protecting the adjacent lower-density residential area.  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 proposed development also conforms to the City's Official Plan and the Site and Area Specific Policy 22.  It is also generally consistent with the original approved Official Plan Amendment and Zoning By-law Amendment approved by Council in 2022 maintaining a 12-storey building that provides vehicle access off of Sheppard Avenue West.  The original Section 37 contribution remains the same.

This report reviews and recommends approval of the application to amend the Zoning By-law.

This Supplementary Report provides an update to the Community Consultation comments contained in the report titled, 824 Sheppard Avenue West, 177, 179 and 181 Cocksfield Avenue - Zoning Amendment  and Rental Housing Demolition and Conversion Application - Decision Report - Approval, dated April 12, 2024 from the Director, Community Planning, North York District.

As a result of the complete application submission and in order to have Council make a decision within the prescribed timeframe, the Community Consultation Meeting for this application was held on the evening of May 7, 2024.  This report summarizes the comments and concerns that local residents expressed regarding the above application.