Item - 2020.SC13.2

Scarborough Community Council recommends that:

1. City Council amend former Scarborough Zoning By-law No. 10076 (Agincourt Community Zoning By-law), for the lands at 23 Glen Watford Drive substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 5 to the report dated January 20, 2020 from the Director of Community Planning, Scarborough District.

2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 23 Glen Watford Drive substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 6 to the report dated January 20, 2020 from the Director of Community Planning, Scarborough 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. City Council classify the lands municipally known as 23 Glen Watford Drive as a Class 4 Noise Area pursuant to Publication NPC-300 (Ministry of Environment and Climate Change Environmental Noise Guideline – Stationary and Transportation Sources – Approval and Planning) contingent upon the subject Zoning By-law amendments for the lands at 23 Glen Watford Drive coming into full force and effect.

5. The Chief Planner and Executive Director, City Planning or his/her designate be directed to provide a copy of the City Council Decision Document which classifies the lands municipally known as 23 Glen Watford Drive as a Class 4 Noise Area to the Ministry of Environment, Conservation and Parks (MOECP), International Group Incorporated and 4280 Sheppard Limited.

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 secure community benefits as follows:

a. A financial contribution in the amount of $1,700,000.00 payable to the City of Toronto prior to issuance of the first above-grade building permit, with such amount to be indexed upwardly in accordance with Statistics Canada Non-Residential Building Construction Price Index for Toronto for the period from the date of the registration of the Section 37 Agreement to the date of payment. The funds shall be directed as follows:

1. $800,000 to be allocated towards capital improvements to the Agincourt Recreation Centre related to the accessibility of the building;

2. $900,000 to be allocated towards park improvements in proximity of the subject site; and

3. in the event the cash contributions required in Recommendation 6.a.1) and 2) above have not been used for the intended purpose within three (3) years of the date of the issuance of the first above-grade building permit, the cash contribution may be directed to another purpose, at the 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 subject property.

7. The following matters are also recommended to be secured in the Section 37 Agreement as a legal convenience to support 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 file applications for Site Plan Control Approval that clearly articulates the following at-receptor mitigation measures identified in the Environmental Noise Impact Study (NIS), dated April 25, 2019, prepared by Valcoustics Canada Limited, which secures appropriate mitigation measures to meet Ministry of Environment noise guidelines limits for noise control, including:

1. Enclosed Noise Buffers (designed to meet the definition included in NPC-300) for all residential units with a direct view of the IGI facility; Exterior wall construction meeting a minimum Sound Transmission Class (STC) of 54;

2. Exterior glass of Enclosed Noise Buffers meeting a minimum STC of 31;

3. Exterior windows on facades without Enclosed Noise Buffers meeting a minimum STC of 41;

4. Windows sealed along the south façade of the podium into amenity spaces, meeting a minimum STC of 37;

5. A sound barrier around the south edge of the southernmost private terrace at the second storey of the east building (the 1.6 m high noise parapet identified on Fig 3 of Valcoustics' NIS report);

6. The provision of air conditioning for all dwelling units; and

7. Warning clauses in property and tenancy agreements, offers of purchase and sale, and condominium declarations to inform future residents of potential noise.

c. All relevant drawings submitted for site plan control approval shall include a Noise Control Conformance stamp, by a qualified acoustical engineer, confirming that the recommended measures are included on the plans, will be required; and

d. Prior to issuance of the first building permit, the owner shall enter into appropriate agreements and provide financial security for external servicing upgrades and acknowledges that external services will be designed, constructed and operational, if determined necessary to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services.

8. Before introducing the necessary Bills to City Council for enactment, the owner be required to:

a. Submit to the Chief Engineer and Executive Director of Engineering and Construction Services for review and acceptance, a Site Servicing Review and Stormwater Management report to confirm the water and fire supply demand resulting from this development and demonstrate how this site can be serviced and the adequacy of existing municipal infrastructure to do so; and

b. Submit a revised Hydrogeological Report to the satisfaction of the General Manager, Toronto Water.

9. That in accordance with the delegated approval under By-law 229-2000, as amended, City Council be advised that the Chief Planner and Executive Director, City Planning intends to approve the Draft Plan of Subdivision as generally illustrated in Attachment 13 to the report dated January 20, 2020 from the Director of Community Planning, Scarborough District subject to:

a. the conditions as generally listed in Attachment 7 to the report dated January 20, 2020 from the Director of Community Planning, Scarborough District which, except as otherwise noted, must be fulfilled prior to final approval and the release for registration of the Plan of Subdivision for registration; and

b. any such revisions to the proposed subdivision plan or any such additional modified conditions as the Chief Planner and Executive Director, City Planning may deem to be appropriate to address matters arising from the on-going technical review of this development.

Scarborough Community Council held a statutory public meeting on February 5, 2020 and notice was given in accordance with the Planning Act.

The application for a Zoning By-law Amendment proposes to amend the former City of Scarborough Agincourt Community Zoning By-law and City of Toronto Zoning By-law to permit a residential development at 23 Glen Watford Drive. The development would consist of two 28-storey apartment towers connected via a two-storey podium and have a total gross floor area of 58,223 square metres. A total of  551 dwelling units are proposed, including 10 at-grade townhouse units. A 3 level parking garage with 551 parking spaces along with 15 at-grade parking spaces incorporated within the building are also proposed. Vehicular access would be taken from both Sheppard Avenue East and a new public street.

The new 18.5 metre wide public street is proposed to extend east of Glen Watford Drive and end in a cul-de-sac west of Agincourt Park. It will be created through a draft plan of subdivision application filed jointly by the owners of the subject lands along with the owners of the abutting lands to the north at 25 Glen Watford Drive. The draft plan of subdivision application will establish development blocks for both 23 and 25 Glen Watford Drive and secure the public street that will facilitate access and circulation to both development blocks and the adjacent Agincourt Park.

The proposed development is consistent with the Provincial Policy Statement (2014) as it provides a level of density that efficiently uses land and resources supporting existing and planned higher order transit. The proposal conforms with A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2019), as it represents an appropriate type and scale of development in a strategic growth area that provides an acceptable transition of built form to adjacent low scale areas.

The proposed development conforms to the Official Plan policies for lands within a Mixed Use Areas designation and is compatible with and provides an appropriate transition to adjacent land uses.

The application proposes residential development at an appropriate scale of intensification for the site. This report reviews and recommends approval of the application to amend the Zoning By-laws and also advises that the Chief Planner may approve the Draft Plan of Subdivision subject to the conditions outlined herein.