Item - 2018.NY32.2

North York Community Council recommends that:

1. City Council amend the Official Plan, for the lands at 905 Don Mills Road substantially in accordance with the draft Official Plan Amendment attached as Attachment No.6 to the report (June 15, 2018) from the Director, Community Planning, North York District.

2. City Council amend Zoning By-law 7625, for the lands at 905 Don Mills Road substantially in accordance with the draft Zoning By-law Amendment attached as Attachment No. 7 to the report (June 15, 2018) from the Director, Community Planning, North York District.

3. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 905 Don Mills Road substantially in accordance with the draft Zoning By-law Amendment attached as Attachment No. 8 to the report (June 15, 2018) from the Director, Community Planning, North York District.

4. City Council authorizes 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 requires the owner to:

a. address all of the outstanding comments and requirements within the Engineering and Construction Services memo dated April 3, 2018, to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services; and

b. provide financial securities for, and enter into any required agreements to design, construct and bring into operation all municipal infrastructure changes needed to support the development prior to first above grade building permit as required by the City, to secure any upgrades or required improvements to the existing municipal infrastructure identified in the reports required as per condition 5.a. to support the development, all to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services in consultation with General Manager, Transportation Services.
 

6. 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, to be registered on title, to the satisfaction of the City Solicitor, to secure the following matters, services and facilities:

a. prior to the issuance of an above-grade building permit the Owner shall make a financial contribution to the City in the amount of $550,000.00 to be allocated as follows at the discretion of the Chief Planner and Executive Director, City Planning, in consultation with the Ward Councillor:

i. $550,000.00 towards recreational facilities located within the vicinity of the application site;

ii. should the financial contribution not be directed towards the option in 6.a.i., the contribution should be directed towards streetscape improvements along The Donway East.

b. the financial contributions referred to in a. above, shall be indexed in accordance with the Statistics Canada Apartment Building Construction Price Index for Toronto calculated from the date of execution of the Section 37 Agreement to the date of submission of the funds by the Owner to the City; and

c. in the event the financial contributions referred to in a. above have not been used for the intended purpose within 3 years of this By-law coming into full force and effect, the cash contribution may be redirected for another purpose at the sole discretion of the Chief Planner and Executive Director, City Planning in consultation with the Ward Councillor, provided that the purpose is identified in the Toronto Official Plan and will benefit the community in the vicinity of the lands.

7.  City Council direct that the following matters are also recommended to be secured in the Section 37 Agreement as legal convenience to support the development:

a. the Owner shall construct and maintain the development in accordance with Tier 1 performance measures of the Toronto Green Standard, as adopted by Toronto City Council at its meeting held on October 26 and 27, 2009 through the adoption of Item PG32.3 of the Planning and Growth Committee, and as updated by Toronto City Council at its meeting held on December 5, 6 and 7, 2017 through the adoption of Item PG23.9 of the Planning and Growth Committee, and as may be further amended by City Council from time to time; and

b. the Owner shall provide the following Transportation Demand Management measures, to the satisfaction of the Director of Community Planning, North District:

i. the provision of at least one car-share space at a location toward the northeastern boundary of the site;

ii. at least one low-emission vehicle priority and electric vehicle charging facility;

iii. provide designated pick-up-and-drop-off spaces at the building entrance, including the use of ride-share/taxi services; and

iv. smart transportation information display at the main entrance on the ground floor should be provided.

 
8. City Council authorize the appropriate City Officials to take the necessary action to implement the foregoing, including execution of the contemplated agreements.

North York Community Council held a statutory public meeting on July 4, 2018 and notice was given in accordance with the Planning Act.

This application proposes the redevelopment of the 2,901 square metre site at the northeast corner of Don Mills Road and Green Belt Drive. The proposal includes the demolition of the existing automotive repair facility and the construction of a ten-storey (36 metre) retirement residence at 905 Don Mills Road. A total gross floor area of approximately 11,576 square metres is proposed, comprising 142 bed-sitting rooms, and an overall FSI of 3.99 times the lot area.

The proposed retirement residence use is a compatible land use within its surrounding context and the proposed built form provides an appropriate scaled building which includes an adequate transition in terms of massing, stepbacks from streets and adjacent properties, transition in scale to the adjacent Neighbourhoods and overall building envelope. The site organization and proposed landscaping will enhance the pedestrian environment within the site and on Don Mills Road and Green Belt Drive.

Staff are recommending approval of the application as the proposal represents good planning. The proposal conforms to the policies within the Official Plan, Central Don Mills Secondary Plan and adheres to the criteria in the City's Avenues and Mid-Rise Guidelines with a built form that is compatible with the adjacent uses. Furthermore, the proposed development is consistent with the Provincial Policy Statement (2014) and conforms and does not conflict with the Growth Plan for the Greater Golden Horseshoe (2017).

This report reviews and recommends approval of the application to amend the Official Plan and Zoning By-laws.