Item - 2025.NY25.4

North York Community Council recommends that:

1. City Council amend City of Toronto Zoning By-law 569-2013 for the portion of the lands municipally known as 123 Garratt Boulevard subject to the Zoning By-law Amendment application (City File 22 148540 NNY 06 OZ) substantially in accordance with the draft Zoning By-law Amendment included as Attachment 10 to the Report (June 17, 2025) from the Director, Community Planning, North York District.

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

3. City Council classify the lands municipally known as 123 Garratt Boulevard which are subject to the Zoning By-law Amendment application (City File 22 148540 NNY 06 OZ) as a Class 4 Noise Area pursuant to Publication NPC-300 (Ministry of Environment, Conservation and Parks Environmental Noise Guideline - Stationary and Transportation Sources - Approval and Planning).

4. City Council allow the owner to design, construct and lease to the City for nominal rent for a period of 99 years a community space (“Community Agency Space”) to the satisfaction of the Executive Director, Development Review, Executive Director, Social Development, and the City Solicitor, as in-kind contribution, together with Recommendation 5, pursuant to subsection 37(6) of the Planning Act in accordance with the following terms:

a. The Community Agency Space shall comprise a minimum of 930 square metres, be located at the ground floor, have a dedicated and accessible entrance accessible from a public street;

b. The Community Agency Space shall be located in Block A;

c. The Community Agency Space shall be delivered and finished to base building condition, to the satisfaction of the Executive Director, Corporate Real Estate Management, prior to the issuance of the first above grade building permit for the first building in Block B, C, E or F;

d. The tenants of the Community Agency Spaces will be selected by the City, in accordance with the City’s Community Space Tenancy Policy; and

e. If the Community Agency Space is not finished in accordance with recommendation 4.c, prior to issuance of the first building permit for each development in Blocks I or J, the owner shall provide to the City a letter of credit in the amount of the community benefits charges otherwise payable for each such development in those Blocks, until such time as the Community Agency Space is finished in accordance with clause 4.c.

5. City Council further allow the owner to design, construct, finish, furnish, equip and convey to the City a non-profit licensed child care facility to the satisfaction of the Executive Director, Development Review, Executive Director, Corporate Real Estate Management, the General Manager, Children's Services, and the City Solicitor, as in-kind contribution, together with Recommendation 4, pursuant to subsection 37(6) of the Planning Act in accordance with the following terms:

a. The childcare facility shall accommodate 98 children, and will comprise a minimum of 1,001 square metres of indoor space and 546 square metres of outdoor space located adjacent to and accessible from the indoor area;

b. The childcare facility shall be located in Block K and will be integrated into a building with other uses;

c. The childcare facility shall be conveyed to the City on a stratified basis;

d. The childcare facility shall be located on the ground floor, or the ground and second floor, of a building;

e. The childcare facility shall be designed, constructed and delivered in accordance with the Child Care Early Years Act, 2014 and the City of Toronto's Child Care Development Guideline, 2021;

f. Four parking spaces shall be provided within the building or at grade within Block K directly accessible to the childcare facility for pick-up and drop-off for the childcare facility, plus an additional 3 parking spaces for childcare staff within the building, available at the time of conveyance of the childcare facility;

g. Prior to the issuance of the first above grade building permit for a building within the earlier of Blocks K, E and F, the owner shall provide to the City a letter of credit to secure 120 percent of the estimated cost of the design, construction and provision of the childcare facility;

h. Concurrent with or prior to the conveyance of the childcare facility to the City, the Owner and the City shall enter into, and register on title to, the appropriate lands an Easement and Cost Sharing Agreement for nominal consideration and at no cost to the City, that is in a form satisfactory to the City Solicitor. The Easement and Cost Sharing Agreement shall address and / or provide for the integrated support, use, operation, maintenance, repair, replacement and reconstruction of certain shared facilities, and the sharing of costs, in respect thereof, of portions of the subject lands to be owned by the City and the Owner as they pertain to the childcare facility.

6. City Council attribute a value to the in-kind contributions set out in Recommendations 4 and 5 above, equal to 100 percent of 4 percent of the value of the land (net of any exclusions or exemptions authorized under the Community Benefits Charge By-law), as determined the day before the day the first building permit is issued in respect of each development on the lands.

7. City Council authorize the Executive Director, Development Review to enter into an Agreement pursuant to subsection 37(7.1) of the Planning Act (the "In-kind Contribution Agreement") to address the provision of the in-kind contributions identified in Recommendations 4 and 5 above, with the relevant terms and specifications to the satisfaction of the Executive Director, Development Review, and the City Solicitor in consultation with the Chief Planner and Executive Director, City Planning, General Manager, Economic Development and Culture, Executive Director, Social Development, Executive Director, Corporate Real Estate Management, General Manager, Children’s Services and the City Solicitor with such agreement to be registered on title to the lands, which agreement shall be evidence of arrangements for the provision of the in-kind contribution that are satisfactory to City Council.

8. 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 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 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.

9. In accordance with the delegated approval under Section 415-16 of the Toronto Municipal Code, as amended, City Council be advised that the Executive Director, Development Review or their delegate, the Director of Community Planning, North York District intends to approve the Draft Plan of Subdivision as generally illustrated in Attachment 15 to the report (June 17, 2025) from the Director, Community Planning, North York District, subject to:

a. the conditions as generally listed in Attachment 11 to the report (June 17, 2025) from the Director, Community Planning, North York District, which, except as otherwise noted, must be fulfilled prior to final approval and the release of the Plan of Subdivision for registration; and

b. any such revisions to the proposed subdivision plan or any such additional modified conditions as the Executive Director, Development Review or their delegate the Director of Community Planning, North York District may deem to be appropriate to address matters arising from the on-going technical review of this development.

10. City Council directs the Executive Director, Social Development, in consultation with other relevant divisions, to work with the owner or applicant to advance and implement the Taxiway West Community Benefits Plan across the district in alignment with the City’s Community Benefits Framework best practices.

11. City Council endorse the Taxiway West District Plan and Taxiway West Urban Design Guidelines.

12. City Council direct staff to use the Taxiway West District Plan and Taxiway West Urban Design Guidelines in the evaluation of all new development proposals within the Taxiway District boundaries.

13. City Council direct the Owner to work with the Ward Councillor and the Downsview Community Working Group to intensify the engagement process with respect to street connectivity and future land decisions.

14. City Council request the General Manager, Transportation Services continue to engage the local community in the next stage of the Phases 3 and 4 Environmental Assessment study.

The North York Community Council held a statutory public meeting on July 3, 2025, and notice was given in accordance with the Planning Act, RSO 1990.

This report recommends approval of the Zoning By-law Amendment application to amend Zoning By-law 569-2013 to permit a mixed use development of approximately 489,009 square metres of Gross Floor Area, comprising approximately 282,750 square metres non-residential Gross Floor Area and approximately 2,957 dwelling units, including 10 percent of residential Gross Floor Area as affordable rental housing. The proposal will also provide new parks, streets and mid-block connections, a 1,001 square metre child care facility, 930 square metres of community space, and a pedestrian bridge connecting the site to Downsview Park. The lands subject to the Zoning By-law Amendment are comprised of a portion of the lands municipally known as 123 Garratt Boulevard.

The proposed development will provide approximately 21,566 square metres of affordable rental housing through a social housing program under section 453.1 of the City of Toronto Act, 2006. These units will be administered by a non-profit housing provider and will be affordable for 99 years. The rents for these units will be no more than the City's Official Plan definition of affordable rental housing.

A related draft plan of subdivision application (City File 22 148583 NNY 06 SUB) was filed and will establish 14 development blocks along with three parks, three privately owned publicly accessible spaces, and new streets.