Item - 2017.NY26.6

North York Community Council recommends that:

1. City Council refuse the applications for Official Plan Amendment and Zoning By-law Amendments at 2400, 2430, 2440 and 2444 Yonge Street for the following reasons:

a. the proposal conflicts with the Growth Plan for the Greater Golden Horseshoe;

b. the proposal is inconsistent with the Provincial Policy Statement;

c. the proposal does not conform to the Official Plan and Yonge-Eglinton Secondary Plan; and

d. the proposal is inconsistent with Council-approved guidelines/policies for tall, mid-rise and townhouse buildings.  

2. Should the application be appealed to the Ontario Municipal Board, City Council authorize the City Solicitor and appropriate City staff to appear before the Ontario Municipal Board in support of Council's refusal of the Official Plan Amendment and Zoning By-law Amendments.

3. Should the application be approved by the Ontario Municipal Board, City Council authorize the City Solicitor to have Section 37 Community Benefits, a heritage designation of the properties at 2430 and 2434 Yonge Street, and a heritage easement secured.

This application proposes amend the City’s Official Plan, Zoning By-law 569-2013 and Zoning By-law 438-86 for the former City of Toronto to permit development of the lands at 2400, 2430, 2440 and 2444 Yonge Street for a mixed-use building with a 27-storey (90.85 metre high plus 7 metre high mechanical penthouse) south tower and 23-storey (80.95 metre high plus 7 metre high mechanical penthouse) north tower fronting on Yonge Street, connected by a 2 to 9-storey (13 to 36.1 metre high) base building, and six 3-storey (9.4 metre high) townhouses at the west end of the property fronting onto Roselawn Avenue. The proposal includes 637 residential units (44,594 square metres of residential gross floor area) and 7,902 square metres of commercial space gross floor area. The proposed total floor area of 52,496 square metres would result in a density of 6.34 times the lot area. The proposal would incorporate a 3 level below grade garage and have a total of 438 parking spaces. A total of 720 bicycle parking spaces are proposed.

This report recommends that the applications be refused as they are not consistent with the Provincial Policy Statement, do not conform with the Growth Plan, do not implement Official Plan and Yonge-Eglinton Secondary Plan policies, do not reflect acceptable conservation of the two heritage designated building on the site and do not represent good planning.