Minutes Confirmed on September 24, 2024

North York Community Council recommends that:

1. City Council amend the Official Plan, for the lands at 6125 Yonge Street substantially in accordance with the draft Official Plan Amendment attached as Attachment 5 to the report (July 29, 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 6125 Yonge Street substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 6 tto the report (July 29, 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 draft Official Plan Amendment and draft Zoning By-law Amendment as may be required.

4. City Council direct that before introducing the necessary Bills to City Council for enactment, the applicant be required to:

a. Withdraw its appeal of the Yonge Street North Secondary Plan (OPA 615) (By-law 1016-2022) to the Ontario Land Tribunal within Ontario Land Tribunal Case OLT-22-004346;

b. Submit a revised Pedestrian Level Wind Study for review and acceptance to the satisfaction of the Executive Director, Development Review;

c. Submit a revised Functional Servicing and Stormwater Management Report for review and acceptance to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services; and

d. Submit a revised Traffic Impact Assessment for review and acceptance to the satisfaction of the General Manager, Transportation Services.

5. City Council request the Owner to work with the General Manager, Parks, Forestry and Recreation to identify a suitable off-site parkland dedication to be conveyed to the City to the satisfaction of the General Manager, Parks, Forestry and Recreation with the following conditions:

a. If the Owner acquires and conveys an off-site parkland dedication satisfactory to the General Manager, Parks, Forestry and Recreation, 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; and

b. The development charge credit, described above, 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.

The North York Community Council held a statutory public meeting on August 20, 2024, and notice was given in accordance with the Planning Act.

This application proposes to develop a 16-storey mixed use building at 6125 Yonge Street. The building would contain 437 residential units and a gross floor area of 30,420.6 square metres, including 1,837.5 square metres of non-residential gross floor area. The proposed Floor Space Index ("FSI") is 8.5.

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. The proposed building represents an appropriate level of intensification on the site and begins to implement the vision of the Council-adopted Yonge Street North Secondary Plan (OPA 615).

In July 2022, City Council enacted Official Plan Amendment 615, the Yonge Street North Secondary Plan ("OPA 615"). Eighteen appeals of Official Plan Amendment 615 were made to the Ontario Land Tribunal ("OLT"). After a series of Ontario Land Tribunal Case Management Conferences, a six-week hearing is scheduled to commence on October 16, 2024.

Although the hearing into this matter does not start until October, procedural deadlines are approaching quickly. City Planning recommend City Council advance a decision on the application in an effort to resolve outstanding matters in advance of these deadlines.

North York Community Council recommends that:

1. City Council amend the Official Plan, for the lands at 6355 Yonge Street substantially in accordance with the draft Official Plan Amendment attached as Attachment 5 to the report (July 26, 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 6355 Yonge Street substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 6 to the report (July 26, 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 draft Official Plan Amendment and draft Zoning By-law Amendment as may be required.

4. City Council direct that before introducing the necessary Bills to City Council for enactment, the applicant be required to:

a. Withdraw its appeal of the Yonge Street North Secondary Plan (OPA 615) (Bylaw 1016-2022) to the Ontario Land Tribunal within Ontario Land Tribunal Case OLT-22-004346;

b. Submit a revised Functional Servicing and Stormwater Management Report for review and acceptance to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services; and

c. Submit a revised Traffic Impact Assessment for review and acceptance to the satisfaction of the General Manager, Transportation Services.

The North York Community Council held a statutory public meeting on August 20, 2024, and notice was given in accordance with the Planning Act.

North York Community Council:

1. Requested the Executive Director, Development Review, in consultation with General Manager, Transportation Services to continue to work with the applicant to increase the amount of visitor parking from 8 to 15-20 in advance of the special City Council meeting on September 5, 2024.

2. Requested the Executive Director, Development Review, in consultation with Housing Secretariat and the City Solicitor, to work with the applicant to include affordable housing in advance of the special City Council meeting on September 5, 2024.

This application proposes to develop a 50-storey (173 metres, inclusive of a mechanical penthouse) mixed use building at 6355 Yonge Street. The building would contain 613 residential units and a gross floor area of 37,563 square metres, including 231 square metres of non-residential gross floor area. The proposed Floor Space Index ("FSI") is 21.83.

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-laws. The proposed building represents an appropriate level of intensification on the site and begins to implement the vision of the Council-adopted Yonge Street North Secondary Plan (OPA 615).

In July 2022, City Council enacted Official Plan Amendment 615, the Yonge Street North Secondary Plan ("OPA 615"). Eighteen appeals of Official Plan Amendment 615 were made to the Ontario Land Tribunal ("OLT"). After a series of Ontario Land Tribunal Case Management Conferences, a six-week hearing is scheduled to commence on October 16, 2024.

Although the hearing into this matter does not start until October, procedural deadlines are approaching quickly. City Planning recommend City Council adopt Staff recommendations on the application in an effort to resolve outstanding matters in advance of these deadlines.

Announcements

The Chair acknowledged that the North York Community Council was meeting on the traditional territory of many nations including the Mississaugas of the Credit, the Anishnabeg, the Chippewa, the Haudenosaunee and the Wendat peoples and is now home to many diverse First Nations, Inuit and Métis peoples. The Chair also acknowledged that Toronto is covered by Treaty 13 with the Mississaugas of the Credit. 

Where the Members of the North York Community Council listed in the attendance for this meeting participated remotely, they were counted for quorum as permitted by Section 189(4.2) of the City of Toronto Act, 2006, and City Council's Procedures.