Item - 2020.TE12.3

The Toronto and East York Community Council recommends that:

1.   City Council amend former City of Toronto Zoning By-law No. 438-86, for the lands at 299 Glenlake Avenue substantially in accordance with the Draft Zoning By-law Amendment attached as Attachment 6 to the report (December 18, 2019) from the Director, Community Planning, Etobicoke York District.

2.   City Council amend City-wide Zoning By-law No. 569-2013 for the lands at 299 Glenlake Avenue substantially in accordance with the Draft Zoning By-law Amendment attached as Attachment 7 to the report (December 18, 2019) from the Director, Community Planning, Etobicoke York District, amended by adding the following new provision to Section 5 Exception R 83:

"(U) The building identified as "proposed building" on Diagram 3 of By-law [Clerks to insert by-law #]may not penetrate a 45 degree angular plane projected over the lot from a line parallel to the northerly limit of Glenlake Avenue starting at a height equal to the average elevation of ground along the lot lines abutting the northerly limit of Glenlake Avenue immediately opposite the lands identified on Diagram 1."

3.   City Council authorize the City Solicitor to make such stylistic and technical changes to the Draft zoning by-laws 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 as a legal convenience pursuant to Section 37 of the Planning Act as follows:

a)   The owner agrees to maintain the rental tenure of the existing rental apartment building containing 233 dwelling units, without application to convert or demolish for at least 20 years commencing from the date of the enactment of the amending by-laws.

b)   The owner agrees to provide access to residents of the existing rental building to all indoor and outdoor amenities within and adjacent to the proposed building, with no pass-through of costs to residents within the existing rental building.

c)   The owner agrees to undertake improvements to the existing rental building with no pass-through of costs to existing residents within the existing rental building, including:

i.  New waste management facilities, including internalizing waste storage and allowing recycling and kitchen waste drop off within the existing building;

ii.  New outdoor amenity space, to be shared between the residents of the existing and new buildings, having a minimum size of 712 m2, with programming to be determined through the site plan application review process and secured in the Site Plan Agreement;

iii.  Access to a minimum of 246 m2 of indoor amenity space in the new building by residents of the existing rental building, to be shared between the residents of the existing and new buildings, with programming to be determined through the site plan application review process and secured in the Site Plan Agreement;

iv.  Provide an accessible entrance at the front of the existing rental building, with ramps that provide access to the elevators;

v.  Provide one washer and dryer on the ground floor of the existing rental building reserved for those with mobility constraints that may have difficulty or be unable to access the larger existing laundry room in the basement;

vi.  Undertake improvements to the open area adjacent to the front lobby of the existing rental building in the form of unmovable, durable furniture;

vii.  Provide 50 long-term bicycle storage spaces for the existing rental building; and

viii.  Add short term bicycle parking near the front entrance of the existing rental building.

d)   The owner agrees to provide a construction mitigation and tenant communications plan as part of the Construction Management Plan to lessen adverse impacts on tenants due to the redevelopment proposal, to the satisfaction of the Chief Planner and Executive Director, City Planning.      

e)   The owner agrees to provide dog-relief facilities for use by new and existing residents, with the location and size of the facilities to be identified and secured through the site plan application review process to the satisfaction of the Chief Planner and Executive Director, City Planning.

f)    The owner agrees to secure a car-share provider as a condition to be secured through the Site Plan Agreement to the satisfaction of the General Manager, Transportation Services.

g)   The owner agrees to reconstruct the City sidewalks to city standards including adding a tactile walking surface indicator at the southwest corner of Glenlake Avenue and Pacific Avenue to be paid for by the owner at no cost to the City to the satisfaction of the General Manager, Transportation Services.

h)  The owner agrees to provide all the requirements and related approvals of the City's Tree By-law through the site plan application review process to the satisfaction of the General Manager, Parks, Forestry and Recreation.

i)    The owner agrees to address and incorporate the environmental mitigation and enhancement requirements, as noted in the City Planning Policy staff comments dated April 23, 2019, during the site plan application review process to the satisfaction of the Chief Planner and Executive Director, City Planning.

j)    The owner agrees to provide an on-site privately-owned, publicly accessible open space (POPS) and a mid-block pedestrian easement.  The final location, size, design and program of the POPS, and identification of the pedestrian easement, will be determined through the site plan control approval review process and secured through the Site Plan Agreement to the satisfaction of the Chief Planner and Executive Director, City Planning.

k)   The owner agrees to construct and maintain the development in accordance with the 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 Management 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 Management Committee, and as may be further amended by City Council from time to time.

l) The owner agrees to the inclusion of warning clauses and signage of the Toronto Catholic District School Board and the Toronto District School Board in the conditions of site plan approval and subsequently within any agreements of purchase and sale or tenant lease agreements for the proposed units to the satisfaction of the Chief Planner and Executive Director, City Planning.

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

a)   The owner to provide confirmation in a form satisfactory to the City Solicitor that all the lands subject to this application are in the title of the land owner;

b)   The owner to provide confirmation in a form satisfactory to the City Solicitor that their appeal of OPA 419/SASP 551 will be withdrawn; and

c)   The Section 37 Agreement noted in Recommendation 4 above to be finalized, executed and registered on title.

This application proposes to amend former City of Toronto Zoning By-law No. 438-86 and City-wide Zoning By-law No. 569-2013 to permit the construction of an 11-storey, 123 unit infill apartment building at 299 Glenlake Avenue.  The site currently contains a 30-storey residential apartment building 81 metres in height excluding the mechanical penthouse (86 metres including the mechanical penthouse) having 233 units. The new building would be 11 storeys and 33.5 m in height excluding the mechanical penthouse (38.5 m including the mechanical penthouse) and have 9,550 m2 of gross floor area. The development proposal includes a strip of land to the west approximately 16.2 metres in width adjoining the site at 35, 41-63, 65 and 95 High Park Avenue and 66 and 102-116 Pacific Avenue.    

The proposed development is consistent with the Provincial Policy Statement (2014) and conforms with the A Place to Grow, Growth Plan for the Greater Golden Horseshoe (2019).  The proposed development represents appropriate infill within the High Park Apartment Neighbourhood Area and conforms to the City of Toronto Official Plan, Site and Area Specific Policy 551 and the High Park Apartment Neighbourhood Area Urban Design Guidelines.  The proposed development fits within the existing and planned context and character of this neighbourhood.

This report reviews and recommends approval of the application to amend the Zoning by-laws.