Item - 2024.NY15.5

North York Community Council recommends that:

1. City Council amend the Official Plan, for the lands at 665, 667, 669 and 671 Sheppard Avenue West substantially in accordance with the draft Official Plan Amendment attached as Attachment 5 to the report (June 20, 2024) from the Director, Community Planning, North York District.

2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 665, 667, 669 and 667 Sheppard Avenue West substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 6 to the report (June 20, 2024) from the Director, Community Planning, North York District.

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

The North York Community Council held a statutory public meeting on July 9, 2024, and notice was given in accordance with the Planning Act.

This application proposes to amend the Official Plan and Zoning By-law 569-2013 to permit an 11-storey mixed-use building (37.5 metres excluding a 5.0 metre mechanical penthouse) with 256 dwelling units and 209 underground parking spaces on three levels at 665, 667, 669 and 671 Sheppard Avenue West. The application proposes a total gross floor area of 16,980 square metres, including 154 square metres of retail GFA, resulting in a density of 6.0 times the lot area.

The redevelopment proposal is in keeping with the objectives of the Sheppard  West / Dublin Secondary Plan to encourage a diversity of commercial and residential uses along Sheppard Avenue West, while protecting the abutting lower density residential uses and improving the streetscape.

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 with a Holding (H) provision on the lands to ensure servicing infrastructure matters are adequately addressed. The proposed building is an appropriate scale for the site, will provide an appropriate transition to the abutting lower density neighbourhood to the south, and improves the Sheppard Avenue West streetscape.