Item - 2015.TE12.7
Tracking Status
- City Council adopted this item on December 9, 2015 with amendments.
- This item was considered by Toronto and East York Community Council on November 10, 2015 and was adopted with amendments. It will be considered by City Council on December 9, 2015.
- See also By-laws 1363-2015, 1364-2015
TE12.7 - Final Report - 77-79 East Don Roadway and 661-677 Queen Street East - Zoning Amendment Applications
- Decision Type:
- ACTION
- Status:
- Amended
- Ward:
- 30 - Toronto-Danforth
City Council Decision
City Council on December 9 and 10, 2015, adopted the following:
1. City Council amend Zoning By-law 438-86, for the lands at 77-79 East Don Roadway substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 6 to the report (October 23, 2015) from the Director, Community Planning, Toronto and East York District, as amended by Part 5.iii. below.
2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 77-79 East Don Roadway and 661-677 Queen Street East substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 7 to the report (October 23, 2015) from the Director, Community Planning, Toronto and East York District as amended by Part 5.iii. below.
3. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendment as may be required.
4. Before introducing the necessary Bills to City Council for enactment, City Council require the owner to submit a revised Functional Servicing Report to the satisfaction of the Executive Director, Engineering and Construction Services.
5. Before introducing the necessary Bills to City Council for enactment, City Council require the Owner to enter into an Agreement pursuant to Section 37 of the Planning Act as follows:
i. the community benefits recommended to be secured in the Section 37 Agreement shall be a cash payment or financial security in the value of $5 million dollars as a contribution towards the provision of affordable rental housing on-site, adjacent to the site, or within the local Ward 30 area, the timing of which to be detailed within the Section 37 agreement. The actual amount of the payment to be indexed upwardly in accordance with the Statistics Canada Non-Residential Construction Price Index for Toronto, calculated from the date of execution of this Agreement to the date of submission of the funds by the Owner to the City;
ii. the following matters are also recommended to be secured in the Section 37 Agreement as a legal convenience to support development:
a. prior to the first condominium registration on site, the owner is required to provide and maintain an open space at the southern terminus of the north-south private lane with a minimum area of 650 square metres that will be secured as privately owned publicly accessible open space with all necessary easements to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor;
b. the owner is required to provide an easement for public access over the north-south and east-west private lane/woonerf, to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor;
c. the owner is required to provide the City a Letter of Credit in the amount of $230,000 for a possible installation and maintenance of future signalization of new traffic control signals at the intersection of Queen Street East and Munro Street. These securities will be returned to the owner if this traffic control signal is not justified and/or required for safety reasons within five (5) years of full occupancy of Phase 2 of this development, at the discretion of the General Manager, Transportation Services:
1. in the event that the traffic signal noted in part 5.ii.c. is installed, the owner is required to provide the City a Letter of Credit in the amount of $25,000 for a possible future removal of the pedestrian cross-over located at Carroll Street. These securities will be returned to the owner if this signal control at the pedestrian crossover is not justified to be relocated within five (5) years of full occupancy of Phase 2 of this development, at the discretion of the General Manager, Transportation Services;
d. payment for and construction of the improvements to the existing municipal infrastructure required to service the Owner's Lands, as determined by and to the satisfaction of the Executive Director, Engineering and Construction Services;
e. provide an on-site parkland dedication of a minimum size of 780 m2, to be conveyed to the City in partial fulfilment of the owner's required parkland dedication and secured in the Section 37 Agreement as a means of legal convenience, in accordance with the following terms and conditions set out therein:
1. the owner shall agree that in conjunction with the Development, the owner shall design, construct and provide to the City the approved Base and Above-Base Park Improvements, having a value no greater than the remaining above 5 percent cash-in-lieu of parkland contribution, based on cost estimates supporting the Approved Park Submission to the satisfaction of the General Manager, Parks, Forestry and Recreation;
2. prior to the issuance of the first above-grade building permit, the owner shall provide a letter of credit in the City standard form, in the amount of the remaining parkland dedication requirement, as determined by the City's Appraisal Services staff, which will be held as security for the cost to construct the above-base park improvements;
3. the owner shall convey the lands for parkland to the City prior to the earlier of the registration of the first condominium in phase I, and/or no later than issuance of the first building permit for any building within phase II of the development;
4. prior to conveyance of the parkland, the owner shall be responsible for an environmental assessment of the land and any associated costs or remediation works required as a result of that assessment to the satisfaction of the City together with the filing of Record of Site Condition (RSC) in accordance with all applicable Ministry of Environment requirements. Peer review by an environmental consultant retained by the City shall be at the owner's expense;
5. the land to be conveyed as parkland shall be conveyed by way of title and shall be free and clear, above and below grade, of all physical obstructions and easements, encumbrances and encroachments, including surface and subsurface easements; and
6. the owner shall pay all costs associated with the conveyance of the park parcel to the City including all applicable taxed and fees, the cost of preparing all necessary plans, registering all relevant documents, and providing a Title Opinion demonstrating that the lands are being conveyed free and clear of all encumbrances, all to the satisfaction of the City Solicitor; and
iii. the owner will provide a cash contribution of $300,000.00 to be used towards the provision of an off-leash dog area adjacent to the Site, or within the local area of Ward 30, the timing of such contribution to be detailed in the Section 37 Agreement. The actual amount of the payment is to be indexed upwardly in accordance with the Statistics Canada Non-Residential Construction Price Index for Toronto, calculated from the date of execution of this Agreement to the date of submission of the funds by the Owner to the City.
6. City Council request the City Solicitor to amend the draft Zoning By-law amendments to include the Section 37 contribution noted in Part 5.iii. above.
7. City Council request the Director, Affordable Housing Office to report to the Affordable Housing Committee on affordable rental housing investment options for the Section 37 contribution arising from the development application, and that the report also outline how the Section 37 contribution will contribute to maximizing the number of rental homes to be built through levering further affordable housing investments from the federal/provincial and city housing programs; such report to identify a housing provider partner to achieve the realization of the new units.
8. City Council require the applicant to:
a. create a construction liaison committee for the development at 77-79 East Don Roadway and 661-677 Queen Street East, in co-ordination with the Ward Councillor, with representation from the condominium boards of 68 and 90 Broadview, 625 and 630 Queen Street East, as well as with representatives from the Riverside Business Improvement Area;
b. post a 24-hour monitored construction hotline number on the hoarding board, which must be prominently placed and legible from 20 metres and on all elevations from the construction site; and
c. provide and install public art, including mural artwork, onto every elevation of the hoarding board with adequate spotlighting for night-time illumination, at their sole cost, to the satisfaction of the Ward Councillor.
9. City Council request the General Manager, Transportation Services to examine and to report back to the Toronto and East York Community Council, timed in conjunction with the issuance of Site Plan Approval, regarding the realignment of parking area 7E and 7F, and the exclusion of the subject site and its future municipal addresses, from the parking area.
10. City Council request the Chief Planner and Executive Director, City Planning to include the following as part of the Site Plan Approval process:
a. review of the laneway north of 90-100 Broadview Avenue for any issues with loading, traffic impacts on Broadview and safety issues within the laneway; and
b. identify an off-leash dog area either on City lands or adjacent lands.
11. City Council determine that, pursuant to Section 34(17) of the Planning Act, no further notice is necessary in respect of the changes to the draft Zoning by-law.
Statutory - Planning Act, RSO 1990
Background Information (Community Council)
https://www.toronto.ca/legdocs/mmis/2015/te/bgrd/backgroundfile-85140.pdf
Attachment 6: Draft Zoning By-law Amendment - By-law 438-86
https://www.toronto.ca/legdocs/mmis/2015/te/bgrd/backgroundfile-85704.pdf
Attachment 7: Draft Zoning By-law Amendment - By-law 569-2013
https://www.toronto.ca/legdocs/mmis/2015/te/bgrd/backgroundfile-85705.pdf
Background Information (City Council)
https://www.toronto.ca/legdocs/mmis/2015/cc/bgrd/backgroundfile-86628.pdf
Communications (Community Council)
(October 30, 2015) Memo from Mitch Korman, Rosie Little Jeffares, Mitchell Kirouac, Aly Damji, Dale Sonier, Adam Meery, Natasha Varjacic, Rachel Conduit, Athena Ellinas-Towers and Adrienne McRuvie on behalf of The Riverside Business Improvement Area Board (TE.Supp.TE12.7.2)
https://www.toronto.ca/legdocs/mmis/2015/te/comm/communicationfile-57055.pdf
(November 5, 2015) E-mail from Lisa Taylor (TE.Supp.TE12.7.3)
(November 6, 2015) Letter from T. De La Comte (TE.Supp.TE12.7.4)
(November 8, 2015) E-mail from Gerard Devine (TE.Supp.TE12.7.5)
(November 9, 2015) E-mail from Sharon Dean (TE.Supp.TE12.7.6)
(November 9, 2015) E-mail from Sharon Petipas (TE.Supp.TE12.7.7)
(November 9, 2015) E-mail from Mike Krieger (TE.Supp.TE12.7.8)
(November 9, 2015) E-mail from Anthony Cozzi (TE.Supp.TE12.7.9)
(November 9, 2015) E-mail from Leslie Valpy and Aaron Albert (TE.Supp.TE12.7.10)
(November 9, 2015) E-mail from Randy W. Anger (TE.Supp.TE12.7.11)
(November 9, 2015) Letter from Jeff Hull, President, Hullmark Developments Ltd. (TE.Supp.TE12.7.12)
https://www.toronto.ca/legdocs/mmis/2015/te/comm/communicationfile-57147.pdf
(November 8, 2015) E-mail from Danielle Ewasiuk (TE.Supp.TE12.7.13)
(November 9, 2015) E-mail from Jeff Greenspoon (TE.Supp.TE12.7.14)
(November 9, 2015) Letter from David Dutton (TE.Supp.TE12.7.15)
(November 9, 2015) E-mail from Amanda Ono (TE.Supp.TE12.7.16)
(November 10, 2015) Submission from Dave Cohen, submitting electronic comments from approximately 45 individuals (TE.Supp.TE12.7.17)
(November 10, 2015) Submission from Karen Hogg (TE.Supp.TE12.7.18)
(November 10, 2015) Letter from Councillor Paula Fletcher providing an update on the Riverside Square Development Application (TE.Supp.TE12.7.19)
https://www.toronto.ca/legdocs/mmis/2015/te/comm/communicationfile-57177.pdf
(November 10, 2015) E-mail from Dragan Draganjac (TE.Supp.TE12.7.20)
(November 9, 2015) Submission from Councillor Paula Fletcher, submitting a letter from Rowan Williams Davies & Irwin Inc. addressed to Streetcar Developments (TE.Supp.TE12.7.21)
https://www.toronto.ca/legdocs/mmis/2015/te/comm/communicationfile-57228.pdf
(November 9, 2015) Letter from Jenever Springer (TE.Supp.TE12.7.22)
Communications (City Council)
https://www.toronto.ca/legdocs/mmis/2015/cc/comm/communicationfile-57606.pdf
(December 3, 2015) E-mail from Maureen Taylor (CC.Supp.TE12.7.24)
(December 3, 2015) E-mail from Patrick Malabre (CC.Supp.TE12.7.25)
(December 3, 2015) E-mail from Corinne Sutej (CC.Supp.TE12.7.26)
(December 3, 2015) E-mail from Rebecca Wong (CC.Supp.TE12.7.27)
(December 5, 2015) E-mail from Paul Calarco (CC.Supp.TE12.7.28)
(December 6, 2015) E-mail from Emilie Readman (CC.Supp.TE12.7.29)
(December 6, 2015) E-mail from Mike Krieger (CC.Supp.TE12.7.30)
(December 6, 2015) E-mail from Randy W. Anger (CC.Supp.TE12.7.31)
(December 6, 2015) E-mail from Anthony Cozzi (CC.Supp.TE12.7.32)
(December 7, 2015) E-mail from Dave Cohen (CC.Supp.TE12.7.33)
(December 7, 2015) Letter from Karen Hogg, Riverside Ratepayers Association (CC.Supp.TE12.7.34)
(December 8, 2015) E-mail from Sharon Petipas (CC.New.TE12.7.35)
(December 7, 2015) Letter from Harry R. Manson, Riverside Ratepayers Association (CC.New.TE12.7.36)
https://www.toronto.ca/legdocs/mmis/2015/cc/comm/communicationfile-57718.pdf
(December 9, 2015) E-mail from Fred Illies (CC.New.TE12.7.37)
(December 9, 2015) E-mail from Fred Illies (CC.New.TE12.7.38)
(December 8, 2015) Letter from André P. Buhôt, Barrister and Solicitor, Notary Public (CC.New.TE12.7.39)
https://www.toronto.ca/legdocs/mmis/2015/cc/comm/communicationfile-57729.pdf
(December 8, 2015) E-mail from Bruce Galbraith (CC.New.TE12.7.40)
(December 8, 2015) E-mail from Gerard Devine (CC.New.TE12.7.41)
(December 8, 2015) E-mail from Anthony Cozzi (CC.New.TE12.7.42)
Motions (City Council)
That City Council amend Toronto and East York Community Council Recommendation 6 adding the words "such report to identify a housing provider partner to achieve the realization of the new units" so that the recommendation now reads as follows:
6. City Council request the Director of the Affordable Housing Office to report to the Affordable Housing Committee on affordable rental housing investment options for the Section 37 contribution arising from the development application, and that the report also outline how the Section 37 contribution will contribute to maximizing the number of rental homes to be built through levering further affordable housing investments from the federal/provincial and city housing programs; such report to identify a housing provider partner to achieve the realization of the new units.
That:
1. City Council amend Toronto and East York Community Council Recommendation 5 by adding a new part iii, as follows:
5. iii. The owner will provide a cash contribution of $300,000.00 to be used towards the provision of an off-leash dog area adjacent to the Site, or within the local area of Ward 30, the timing of such contribution to be detailed in the Section 37 Agreement. The actual amount of the payment is to be indexed upwardly in accordance with the Statistics Canada Non-Residential Construction Price Index for Toronto, calculated from the date of execution of this Agreement to the date of submission of the funds by the Owner to the City.
2. City Council request the City Solicitor to amend the draft Zoning By-law amendments to include Section 37 contribution noted in 5.iii. above.
3. City Council determine that, pursuant to Section 34(17) of the Planning Act, no further notice is necessary in respect of the changes to the draft Zoning by-law.
Vote (Adopt Item as Amended) Dec-10-2015 5:10 PM
Result: Carried | Majority Required - TE12.7 - Adopt the item as amended |
---|---|
Total members that voted Yes: 37 | Members that voted Yes are Paul Ainslie, Maria Augimeri, Ana Bailão, John Campbell, Christin Carmichael Greb, Shelley Carroll, Raymond Cho, Gary Crawford, Joe Cressy, Janet Davis, Glenn De Baeremaeker, Justin J. Di Ciano, Sarah Doucette, John Filion, Paula Fletcher, Mary Fragedakis, Mark Grimes, Stephen Holyday, Jim Karygiannis, Norman Kelly, Mike Layton, Chin Lee, Josh Matlow, Pam McConnell, Mary-Margaret McMahon, Joe Mihevc, Ron Moeser, Frances Nunziata (Chair), Cesar Palacio, James Pasternak, Gord Perks, Anthony Perruzza, Jaye Robinson, David Shiner, Michael Thompson, John Tory, Kristyn Wong-Tam |
Total members that voted No: 0 | Members that voted No are |
Total members that were Absent: 8 | Members that were absent are Michelle Berardinetti, Jon Burnside, Josh Colle, Vincent Crisanti, Frank Di Giorgio, Rob Ford, Giorgio Mammoliti, Denzil Minnan-Wong |
TE12.7 - Final Report - 77-79 East Don Roadway and 661-677 Queen Street East - Zoning Amendment Applications
- Decision Type:
- ACTION
- Status:
- Amended
- Ward:
- 30 - Toronto-Danforth
Statutory - Planning Act, RSO 1990
Community Council Recommendations
The Toronto and East York Community Council recommends that:
1. City Council amend Zoning By-law 438-86, for the lands at 77-79 East Don Roadway substantially in accordance with the draft Zoning By-law Amendment attached as Attachment No. 6 to the report (October 23, 2015) from the Director, Community Planning, Toronto and East York District.
2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 77-79 East Don Roadway and 661-677 Queen Street East substantially in accordance with the draft Zoning By-law Amendment attached as Attachment No. 7 to the report (October 23, 2015) from the Director, Community Planning, Toronto and East York District.
3. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendment as may be required.
4. Before introducing the necessary Bills to City Council for enactment, City Council require the owner to submit a revised Functional Servicing Report to the satisfaction of the Executive Director, Engineering and Construction Services.
5. Before introducing the necessary Bills to City Council for enactment, City Council require the Owner to enter into an Agreement pursuant to Section 37 of the Planning Act as follows:
i. The community benefits recommended to be secured in the Section 37 Agreement shall be a cash payment or financial security in the value of $5 million dollars as a contribution towards the provision of affordable rental housing on-site, adjacent to the site, or within the local Ward 30 area, the timing of which to be detailed within the Section 37 agreement. The actual amount of the payment to be indexed upwardly in accordance with the Statistics Canada Non-Residential Construction Price Index for Toronto, calculated from the date of execution of this Agreement to the date of submission of the funds by the Owner to the City.
ii. The following matters are also recommended to be secured in the Section 37 Agreement as a legal convenience to support development:
a. Prior to the first condominium registration on site, the owner is required to provide and maintain an open pace at the southern terminus of the north-south private lane with a minimum area of 650 square metres that will be secured as privately owned publicly accessible open space with all necessary easements to the satisfaction of the Chief Planner and Executive Director of City Planning and the City Solicitor.
b. The owner is required to provide an easement for public access over the north-south and east-west private lane/woonerf, to the satisfaction of the Chief Planner and Executive Director of City Planning and the City Solicitor.
c. The owner is required to provide the City a Letter of Credit in the amount of $230,000 for a possible installation and maintenance of future signalization of new traffic control signals at the intersection of Queen Street East and Munro Street. These securities will be returned to the owner if this traffic control signal is not justified and/or required for safety reasons within five (5) years of full occupancy of Phase 2 of this development, at the discretion of the General Manager, Transportation Services:
1. In the event that the traffic signal noted in part 5.b.iii is installed, the owner is required to provide the City a Letter of Credit in the amount of $25,000 for a possible future removal of the pedestrian cross-over located at Carroll Street. These securities will be returned to the owner if this signal control at the pedestrian crossover is not justified to be relocated within five (5) years of full occupancy of Phase 2 of this development, at the discretion of the General Manager, Transportation Services.
d. Payment for and construction of the improvements to the existing municipal infrastructure required to service the Owner's Lands, as determined by and to the satisfaction of the Executive Director, Engineering and Construction Services.
e. Provide an on-site parkland dedication of a minimum size of 780 m2, to be conveyed to the City in partial fulfilment of the owner's required parkland dedication and secured in the Section 37 Agreement as a means of legal convenience, in accordance with the following terms and conditions set out therein:
1. The owner shall agree that in conjunction with the Development, the owner shall design, construct and provide to the City the approved Base and Above-Base Park Improvements, having a value no greater than the remaining above 5% cash-in-lieu of parkland contribution, based on cost estimates supporting the Approved Park Submission to the satisfaction of the General Manager, Parks, Forestry and Recreation.
2. Prior to the issuance of the first above-grade building permit, the owner shall provide a letter of credit in the City standard form, in the amount of the remaining parkland dedication requirement, as determined by the City's Appraisal Services staff, which will be held as security for the cost to construct the above-base park improvements.
3. The owner shall convey the lands for parkland to the City prior to the earlier of the registration of the first condominium in phase I, and/or no later than issuance of the first building permit for any building within phase II of the development.
4. Prior to conveyance of the parkland, the owner shall be responsible for an environmental assessment of the land and any associated costs or remediation works required as a result of that assessment to the satisfaction of the City together with the filing of Record of Site Condition (RSC) in accordance with all applicable Ministry of Environment requirements. Peer review by an environmental consultant retained by the City shall be at the owner's expense.
5. The land to be conveyed as parkland shall be conveyed by way of title and shall be free and clear, above and below grade, of all physical obstructions and easements, encumbrances and encroachments, including surface and subsurface easements.
6. The owner shall pay all costs associated with the conveyance of the park parcel to the City including all applicable taxed and fees, the cost of preparing all necessary plans, registering all relevant documents, and providing a Title Opinion demonstrating that the lands are being conveyed free and clear of all encumbrances, all to the satisfaction of the City Solicitor.
6. City Council request the Director of the Affordable Housing Office to report to the Affordable Housing Committee on affordable rental housing investment options for the Section 37 contribution arising from the development application, and that the report also outline how the Section 37 contribution will contribute to maximizing the number of rental homes to be built through levering further affordable housing investments from the federal/provincial and city housing programs.
7. City Council require the applicant to:
a. create a construction liaison committee for the development at 77-79 East Don Roadway and 661-677 Queen Street East, in co-ordination with the Ward Councillor, with representation from the condominium boards of 68 and 90 Broadview, 625 and 630 Queen Street East, as well as with representatives from the Riverside BIA.
b. post a 24-hour monitored construction hotline number on the hoarding board, which must be prominently placed and legible from 20 metres and on all elevations from the construction site; and
c. provide and install public art, including mural artwork, onto every elevation of the hoarding board with adequate spotlighting for night-time illumination, at their sole cost, to the satisfaction of the Ward Councillor.
8. City Council request that Transportation Services examine and report back to the Toronto and East York Community Council, timed in conjunction with the issuance of Site Plan Approval, regarding the realignment of parking area 7E and 7F, and the exclusion of the subject site and its future municipal addresses, from the parking area.
9. City Council request the Chief Planner and Executive Director, City Planning to include the following as part of the Site Plan Approval process:
a. review of the laneway north of 90-100 Broadview Avenue for any issues with loading, traffic impacts on Broadview and safety issues within the laneway; and
b. identify an off-leash dog area either on City lands or adjacent lands.
Decision Advice and Other Information
The Toronto and East York Community Council:
1. Requested the Director, Community Planning, Toronto and East York District to report to City Council on December 9, 2015, on the following matters and any necessary amendments to the planning documents:
a. provide further detail on the auto dealerships component of the proposal including the size of the current Toyota Dealership on site, the as-of-right permissions for auto dealership uses and scope of auto dealerships in the original application and the current proposal;
b. provide further information on the extent of the community consultation process for this development application including details on how the working group members were selected, who they represented, and a summary of the working group meetings;
c. request that the applicant, Streetcar, provide a letter which summarizes their consultations, including those with residents of 90 Broadview Avenue, outside of the City Planning consultations, to be included as an attachment to the City Planning report to City Council; and
d. security of the construction of 60 three-bedroom units in the Section 37 agreement.
2. In the context of the staff report from the Deputy City Manager, Cluster B, titled "Local Air Quality Study of Ward 30 and Ward 32", dated January 12, 2012, requested that the Chief Planner and Executive Director, City Planning, and the Director, Environment and Energy Division report to City Council on December 9, 2015, on air quality considerations in review of this development and whether the automobile dealerships of this development will contribute, in any significant way, to existing pollution from the Don Valley Parkway.
3. Directed the Senior Manager, Heritage Preservation Services to report to the February 23, 2016 meeting of Toronto and East York Community Council on the results of an evaluation of the cultural heritage value of the properties adjacent to the Riverside Square development at 635, 639, 641, 643, 650, 651, 653, 655, 658, 666, 668, 670, 672, 682-688, 685 and 696 Queen Street East, and any recommendations as supported by this evaluation for the inclusion of these properties on the City's Heritage Register.
The Toronto and East York Community Council held a statutory public meeting on November 10, 2015, and notice was given in accordance with the Planning Act.
Origin
Summary
The applicant has submitted two applications comprising a single development proposal. One application (File No: 14 176221 STE 30 OZ) of the proposed development applies to the lands at 77-79 East Don Roadway while the second application (File No: 14 176212 STE 30 OZ) applies to the lands at 661-677 Queen Street East.
The applications propose a mixed-use development with residential, retail and automobile dealership uses. A total of 880 residential dwelling units (666 in Phase 1 and 214 in Phase 2) are proposed. The retail component has an above grade gross floor area of 6,065 square metres (2,205 in Phase 1 and 3,860 in Phase 2) and the automobile dealerships have an above grade gross floor area of 13,741 square metres.
The proposed rezoning will allow for a mixed-use development that is compatible with surrounding uses, will complement the existing character of Queen Street East, will provide new small-scale retail space including space for a grocery store, will provide intensification on an Avenue, and will secure a new public park on the subject property.
This report reviews and recommends approval of the applications to amend the Zoning By-law.
Background Information
https://www.toronto.ca/legdocs/mmis/2015/te/bgrd/backgroundfile-85140.pdf
Attachment 6: Draft Zoning By-law Amendment - By-law 438-86
https://www.toronto.ca/legdocs/mmis/2015/te/bgrd/backgroundfile-85704.pdf
Attachment 7: Draft Zoning By-law Amendment - By-law 569-2013
https://www.toronto.ca/legdocs/mmis/2015/te/bgrd/backgroundfile-85705.pdf
Communications
(October 30, 2015) Memo from Mitch Korman, Rosie Little Jeffares, Mitchell Kirouac, Aly Damji, Dale Sonier, Adam Meery, Natasha Varjacic, Rachel Conduit, Athena Ellinas-Towers and Adrienne McRuvie on behalf of The Riverside Business Improvement Area Board (TE.Supp.TE12.7.2)
https://www.toronto.ca/legdocs/mmis/2015/te/comm/communicationfile-57055.pdf
(November 5, 2015) E-mail from Lisa Taylor (TE.Supp.TE12.7.3)
(November 6, 2015) Letter from T. De La Comte (TE.Supp.TE12.7.4)
(November 8, 2015) E-mail from Gerard Devine (TE.Supp.TE12.7.5)
(November 9, 2015) E-mail from Sharon Dean (TE.Supp.TE12.7.6)
(November 9, 2015) E-mail from Sharon Petipas (TE.Supp.TE12.7.7)
(November 9, 2015) E-mail from Mike Krieger (TE.Supp.TE12.7.8)
(November 9, 2015) E-mail from Anthony Cozzi (TE.Supp.TE12.7.9)
(November 9, 2015) E-mail from Leslie Valpy and Aaron Albert (TE.Supp.TE12.7.10)
(November 9, 2015) E-mail from Randy W. Anger (TE.Supp.TE12.7.11)
(November 9, 2015) Letter from Jeff Hull, President, Hullmark Developments Ltd. (TE.Supp.TE12.7.12)
https://www.toronto.ca/legdocs/mmis/2015/te/comm/communicationfile-57147.pdf
(November 8, 2015) E-mail from Danielle Ewasiuk (TE.Supp.TE12.7.13)
(November 9, 2015) E-mail from Jeff Greenspoon (TE.Supp.TE12.7.14)
(November 9, 2015) Letter from David Dutton (TE.Supp.TE12.7.15)
(November 9, 2015) E-mail from Amanda Ono (TE.Supp.TE12.7.16)
(November 10, 2015) Submission from Dave Cohen, submitting electronic comments from approximately 45 individuals (TE.Supp.TE12.7.17)
(November 10, 2015) Submission from Karen Hogg (TE.Supp.TE12.7.18)
(November 10, 2015) Letter from Councillor Paula Fletcher providing an update on the Riverside Square Development Application (TE.Supp.TE12.7.19)
https://www.toronto.ca/legdocs/mmis/2015/te/comm/communicationfile-57177.pdf
(November 10, 2015) E-mail from Dragan Draganjac (TE.Supp.TE12.7.20)
(November 9, 2015) Submission from Councillor Paula Fletcher, submitting a letter from Rowan Williams Davies & Irwin Inc. addressed to Streetcar Developments (TE.Supp.TE12.7.21)
https://www.toronto.ca/legdocs/mmis/2015/te/comm/communicationfile-57228.pdf
(November 9, 2015) Letter from Jenever Springer (TE.Supp.TE12.7.22)
Speakers
Karen Hogg (Submission Filed)
Rebecca Wong
Paul Calarco, Barrister and Solicitor
Leslie Valpy
Harry Manson
Robert Crowther
Richard Armin
Giancarlo Catalano, and on behalf of Carlos Branco
Chris Croisier
Kali Hewitt-Blackie
Rosemary Little Jeffares
Anjuli Solanki
Les Mallins, President, Streetcar Developments
Motions
That the recommendations in the report (October 23, 2015) from the Director, Community Planning, Toronto and East York District be adopted, subject to:
a. deleting Recommendation 6 and replacing it with the following:
6. City Council request the Director of the Affordable Housing Office to report to the Affordable Housing Committee on affordable rental housing investment options for the Section 37 contribution arising from the development application, and that the report also outline how the Section 37 contribution will contribute to maximizing the number of rental homes to be built through levering further affordable housing investments from the federal/provincial and city housing programs.
b. adding the following new Recommendations 7, 8 and 9:
7. City Council require the applicant to:
a. create a construction liaison committee for the development at 77-79 East Don Roadway and 661-677 Queen Street East, in co-ordination with the Ward Councillor, with representation from the condominium boards of 68 and 90 Broadview, 625 and 630 Queen Street East, as well as with representatives from the Riverside BIA.
b. post a 24-hour monitored construction hotline number on the hoarding board, which must be prominently placed and legible from 20 metres and on all elevations from the construction site; and
c. provide and install public art, including mural artwork, onto every elevation of the hoarding board with adequate spotlighting for night-time illumination, at their sole cost, to the satisfaction of the Ward Councillor.
8. City Council request that Transportation Services examine and report back to the Toronto and East York Community Council, timed in conjunction with the issuance of Site Plan Approval, regarding the realignment of parking area 7E and 7F, and the exclusion of the subject site and its future municipal addresses, from the parking area.
9. City Council request the Chief Planner and Executive Director, City Planning to include the following as part of the Site Plan Approval process:
a. Review of the laneway north of 90-100 Broadview Avenue for any issues with loading, traffic impacts on Broadview and safety issues within the laneway; and
b. Identify an off-leash dog area either on City lands or adjacent lands.
That the Toronto and East York Community Council:
1. Request the Director, Community Planning, Toronto and East York District to report to City Council on December 9, 2015, on the following matters and any necessary amendments to the planning documents:
a. provide further detail on the auto dealerships component of the proposal including the size of the current Toyota Dealership on site, the as-of-right permissions for auto dealership uses and scope of auto dealerships in the original application and the current proposal;
b. provide further information on the extent of the community consultation process for this development application including details on how the working group members were selected, who they represented, and a summary of the working group meetings;
c. request that the applicant, Streetcar, provide a letter which summarizes their consultations, including those with residents of 90 Broadview Avenue, outside of the City Planning consultations, to be included as an attachment to the City Planning report to City Council; and
d. security of the construction of 60 three-bedroom units in the Section 37 agreement.
2. In the context of the staff report from the Deputy City Manager, Cluster B, titled "Local Air Quality Study of Ward 30 and Ward 32", dated January 12, 2012, request that the Chief Planner and Executive Director, City Planning, and the Director, Environment and Energy Division report to City Council on December 9, 2015, on air quality considerations in review of this development and whether the automobile dealerships of this development will contribute, in any significant way, to existing pollution from the Don Valley Parkway.
3. Direct the Senior Manager, Heritage Preservation Services to report to the February 23, 2016 meeting of Toronto and East York Community Council on the results of an evaluation of the cultural heritage value of the properties adjacent to the Riverside Square development at 635, 639, 641, 643, 650, 651, 653, 655, 658, 666, 668, 670, 672, 682-688, 685 and 696 Queen Street East, and any recommendations as supported by this evaluation for the inclusion of these properties on the City's Heritage Register.
Vote (Amend Item (Additional)) Nov-10-2015
Result: Carried | Majority Required |
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Total members that voted Yes: 7 | Members that voted Yes are Joe Cressy, Paula Fletcher, Mike Layton (Chair), Mary-Margaret McMahon, Joe Mihevc, Gord Perks, Kristyn Wong-Tam |
Total members that voted No: 0 | Members that voted No are |
Total members that were Absent: 5 | Members that were absent are Ana Bailão, Janet Davis, Mary Fragedakis, Josh Matlow, Pam McConnell |