Item - 2017.NY21.35

North York Community Council recommends that:

1. City Council delete the Site and Area Specific Policy #62 of the Official Plan, for the lands at 713-723 Lawrence Avenue West substantially in accordance with the draft Official Plan Amendment attached as Attachment No. 12 to the report (February 2, 2017), from the Director, Community Planning, North York District.

2. City Council amend Zoning By-law No.7625 of the former City of North York, for the lands at 713-723 Lawrence Avenue West substantially in accordance with the draft Zoning By-law Amendment attached as Attachment No. 13 to the report (February 2, 2017), from the Director, Community Planning, North York District. 

3. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 713-723 Lawrence Avenue West substantially in accordance with the draft Zoning By-law Amendment attached as Attachment No. 14 to the report (February 2, 2017), from the Director, Community Planning, North York District. 

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

5. Before introducing the necessary Bills to City Council for enactment, City Council require that the Owner shall:

a. submit a revised Functional Servicing and Stormwater Management Report and Geotechnical/Hydrogeological Report to the satisfaction of the Executive Director, Engineering and Construction Services;

b. make arrangements to the satisfaction of the Executive Director, Engineering and Construction Services, for the construction of any improvements to the municipal infrastructure, should it be determined that upgrades are required to support the development, based on the Reports in a. above, accepted by the Executive Director, Engineering and Construction Services; and

c. enter into a financially secured agreement for the construction of any required improvements to the municipal infrastructure, should it be determined that upgrades are required to support the development based on the Reports in a. above, accepted by the Executive Director, Engineering and Construction Services.

6. City Council approve the application to demolish the 6 existing residential units at 713, 715, 717, 719, 721 and 723 Lawrence Avenue West, which include 3 residential rental units, pursuant to Municipal Code Chapters 667 and 363.

7. City Council authorize the Chief Planner and Executive Director, City Planning Division to issue a preliminary approval to the application under Municipal Code Chapter 667 for the existing residential rental units after all of the following have occurred:

a. the Official Plan Amendment and Zoning By-law amendments in Recommendations No. 1, 2, and 3 have come into full force and effect; and

b. the issuance of the Notice of Approval Conditions for site plan approval for the development by the Chief Planner and Executive Director City Planning Division or her designate, pursuant to Section 114 of the City of Toronto Act, 2006.

8. City Council authorize the Chief Building Official to issue a Section 111 permit under Municipal Code Chapter 667 after the Chief Planner and Executive Director, City Planning Division, has issued the preliminary approval in recommendation No. 7 for the existing residential rental units.

9.  City Council authorize the Chief Building Official to issue a permit under Section 33 of the Planning Act for the existing residential properties at 713-723 Lawrence Avenue West, no earlier than the date that the owner has submitted application for a building permit for the shoring and excavation for the lands on which the existing residential rental units are situated, and after the Chief Planner and Executive Director, City Planning Division has given the preliminary approval in Recommendation No. 7 which permit may be included in the demolition permit for Chapter 667 under 363-11.1, of the Municipal Code, on condition that:

a. the owner erect a residential building on site no later than three (3) years from the day demolition of the buildings is commenced; and

b. should the owner fail to complete the new building within the time specified in condition a. above, the City Clerk shall be entitled to enter on the collector’s roll, to be collected in a like manner as municipal taxes, the sum of twenty thousand dollars ($20,000.00) for each dwelling unit for which a demolition permit is issued, and that each sum shall, until payment, be a lien or charge upon the land for which the demolition permit is issued.

10. City Council request the applicant to replace six (6) existing units with 3 bedroom units to encourage the provision of housing suitable for larger households, including families with children.

11.  City Council request the Director, Transportation Services, North York District, to review and report back to North York Community Council on the exclusion of the property located at 713-723 Lawrence Avenue West from the Residential On-street Permit Parking Program.

12.  City Council direct the applicant to build a 2.4 metre fence, constructed from fragrant free and environmentally friendly material (hardie board) along the south boundary of the site and provide adequate sight lines for vehicles and pedestrians, with the details of the approved proposal being shown on the site plan drawings and the applicant being responsible for the installation and costs relating to the fence.

13.  City Council direct the Director, Transportation Services, North York District, to conduct a Traffic Operations Study with a focus on the south side of Lawrence Avenue West, from Dufferin Street to Marlee Avenue and report back to North York Community Council, in the fall of 2017, given the increased amount of approved development applications in the area; and that staff also include a financing strategy and work plan to fulfill any recommendations.

14.  City Council direct the General Manager, Transportation Services, in consultation with Cycling Infrastructure and Programs staff to study and report back on possibilities for installing new bike lanes on Lawrence Avenue West, from Dufferin Street to Marlee Avenue, as part of the Ten Year Cycling Network Plan. 

North York Community Council commenced a statutory public meeting on February 22, 2017 and continued the public meeting on April 4, 2017, and notice was given in accordance with the Planning Act.

The applications propose to amend the Official Plan by deleting Site and Area Specific Policy No. 62 (SASP 62) and amend the former City of North York By-law 7625 and City of Toronto By-law 569-2013 in order to permit five, four storey stacked back to back townhouse buildings with 84 residential units and 89 vehicle parking spaces and 63 bicycle parking spaces in one level of underground parking at 713-723 Lawrence Avenue  West.  The proposed development would have a maximum building height of 10.6 metres (13.7 metres to the roof of the mechanical penthouse) and a gross floor area of 6,507 square metres resulting in a density of 1.62 times the area of the lot (Floor Space Index) with a building coverage of 43%. 

The Rental Demolition and Conversion Application proposes the demolition of six single detached houses containing at least six residential dwelling units, of which three were residential rental units at the time of application. An application for Rental Housing Demolition and Conversion under Section 111 of the City of Toronto Act (Chapter 667 of the Municipal Code) has been submitted with the rezoning application to permit the demolition of the three existing residential rental units located at 715 and 717 Lawrence Avenue West.

This report reviews and recommends approval of the applications to amend the Official Plan and Zoning By-laws and the Rental Housing Demolition Application under Section 111 of the City of Toronto Act.

The proposal would result in a compact low-rise residential building in a Mixed Use Areas designation and a designated Avenue in close proximity to the Lawrence West subway station, thus making efficient use of land and existing infrastructure, including public services and facilities, parks and open spaces and recreation facilities.