Item - 2018.EY31.1

Etobicoke York Community Council recommends that:

1.  City Council amend the Etobicoke Zoning Code for the lands at 70 Dixfield Drive substantially in accordance with the Draft Zoning By-law Amendment attached as Attachment No. 5 to the report (May 17, 2018) from the Director, Community Planning, Etobicoke York District.  

2.  City Council amend City of Toronto Zoning By-law No. 569-2013 for the lands at 70 Dixfield Drive substantially in accordance with the Draft Zoning By-law Amendment attached as Attachment No. 6 to  the report (May 17, 2018) from the Director, Community Planning, Etobicoke York District.   

3.  City Council authorize the City Solicitor to make such stylistic and technical changes to the Draft Zoning By-law Amendments as may be required.

4.  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 for the purpose of securing the following matters as a legal convenience to support the development, with no cost pass-through to the residents of the existing rental building, all to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor:

i.  The owner shall provide and maintain the 141 existing residential rental units at 70 Dixfield Drive as rental housing for a period of at least 20 years from the date of the Zoning By-laws coming into full force and effect and with no applications for demolition or conversion from residential rental use made during such 20 year period, to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor.

ii.  Prior to the occupancy of the new buildings at 70 Dixfield Drive, the owner shall secure the following facilities, amenities and improvements for the existing residential rental building as illustrated in the architectural plans dated December 1, 2017, with no pass-through of the costs to the existing tenants, to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor:

- Renovate the lobby;
- Convert a minimum of 39 m2 of the lobby to a new lounge;
- Add a moving room with access to the rear of the  building;
- Renovate and/or expand the mailroom, if required, to accommodate the mail for the new units;
- Provide new carpeting and paint halls and common areas, where necessary;
- Provide new amenity room furniture;
- Provide poolside lounge furniture;
- Expand and enclose the garbage facility;
- Add new short-term bicycle racks to the rear of the building and new indoor bicycle racks in the bike parking areas;
- Provide ongoing maintenance to repair heating and electrical outlets as necessary;
- Provide automatic doors to the entry of the laundry room to improve access for residents with mobility limitations; and
- Provide an insulated pool cover for the existing pool.

iii.  The owner shall provide residents of the existing residential rental units with access to the new indoor and outdoor amenity spaces in the new buildings at 70 Dixfield Drive at no extra charge to the tenants and with no pass-through cost to tenants of the existing building.  Access and the use of these amenities shall be on the same terms and conditions as any other resident in the building.

iv.  Prior to final Site Plan Approval, the owner shall secure the provision of the following facilities, amenities and improvements for the existing residential rental building, with no-pass through of the costs to the existing tenants, to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor:

 
- Improvements to the pathways and pedestrian circulation throughout the site
- Provide an outdoor amenity area in the rear of the property that will include picnic furniture;
- Provide outdoor amenity space adjacent to the pool;
- Improvements to the fencing around the property.

These facilities, amenities and building improvements shall be completed within one-year of the occupancy of the new buildings at 70 Dixfield Drive.

v.  Prior to final Site Plan Approval, the owner shall provide a Construction Mitigation Strategy which includes a communication strategy for adjacent property owners and the neighbourhood association and an interim parking plan for existing tenants and tradespeople during the construction period, and a Tenant Communication Plan all to the satisfaction of the Chief Planner and Executive Director, City Planning and thereafter the owner shall implement such strategies and plans.

5.  Before introducing the necessary Bills to City Council for enactment, City Council require the owner to:

i.  Submit to the Chief Engineer and Executive Director of Engineering and Construction Services for review and acceptance, a Functional Servicing Report to determine the stormwater runoff, sanitary flow and water supply demand resulting from this development and whether there is adequate capacity in the existing municipal infrastructure to accommodate the proposed development.

ii.  Make satisfactory arrangements with Engineering and Construction Services staff and enter into the appropriate agreement(s) with the City for the design and construction of any improvements to the municipal infrastructure, all to the satisfaction of the Chief Engineer and Executive Director of Engineering and Construction Services and the City Solicitor, should it be determined that upgrades are required to the infrastructure to support this development, according to the Functional Servicing Report accepted by the Chief Engineer and Executive Director of Engineering and Construction Services.

iii.  Provide space within the development for installation of maintenance access holes and sampling ports on the private side, as close to the property line as possible, for both the storm and sanitary service connections, in accordance with the Sewers By-law Chapter 681-10 and to the satisfaction of the Chief Engineer and Executive Director of Engineering and Construction Services.

6.  City Council amend Municipal Code Chapter 925, Permit Parking, such that the General Manager, Transportation Services, shall not accept applications from residents of, visitors to or tradespersons at 70 Dixfield Drive, for a permit.

Etobicoke York Community Council:

1.  Requested the Director, Transportation Services, Etobicoke York District to report to the Community Council in 2019 on opportunities to address traffic safety, volume, delay and efficiency concerns expressed by residents in the vicinity of Rathburn Road, The West Mall, Wellesworth Drive and Dixfield Drive, and in particular those existing issues that may be further compounded by the 70 Dixfield Drive development.

2.  Requested the City Clerk to provide a copy of Toronto's Good Neighbour Guide for Residential Infill Construction to the applicant.

Etobicoke York Community Council held a statutory public meeting on June 6, 2018, and notice was given in accordance with the Planning Act.

This application proposes to amend the former City of Etobicoke Zoning Code and City of Toronto Zoning By-law No. 569-2013 to permit the development of one 6-storey and three 3-storey residential apartment buildings having a total of 88 new rental units at 70 Dixfield Drive.  The proposed development would be in addition to an existing 12-storey, 141 unit rental apartment building.  The 3-storey buildings would be located along the north property line and the 6-storey building would be located facing The West Mall at the southeast end of the property.  The development would provide a total of 264 parking spaces for the 229 units and would have an FSI of 1.39 times the area of the lot.

The proposed development is consistent with the Provincial Policy Statement (2014) and conforms with the Growth Plan for the Greater Golden Horseshoe (2017).  The proposal also represents an appropriate and orderly development of the site that conforms to the Official Plan.

This report reviews and recommends approval of the application to amend the Zoning By-law.