STAFF REPORT June 21, 2005 To: North York Community Council From: Director, Community Planning, North York District Subject: Preliminary Report

Rezoning Application 03 035345 NNY 23 OZ Site Plan Approval Application 05 144186 NNY 23 SA Applicant: Elio Zoffranieri, Deltera Inc. Architect: Burka Varacalli Architects Portion of lands on the east side of Yonge Street between Byng Avenue and Church Avenue, and lands at 32 and 38 Byng Avenue Ward 23 - Willowdale

Purpose: To provide preliminary information on the above-noted application for a 30-storey residential and commercial building and a 10-storey residential and commercial building, and to seek Community Council’s directions on further processing of the application and on the community consultation process. Financial Implications and Impact Statement: There are no financial implications resulting from the adoption of this report. Recommendations: It is recommended that: (1) staff be directed to schedule a

community consultation meeting together with the Ward Councillor.

(2) notice for the community

consultation meeting be given to landowners and residents within 120 metres of the site.

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(3) notice for the Public Meeting under the Planning Act be given according to the regulations under the Planning Act.

Background: This proposal represents the final phase of development of the former Northtown Plaza block which, overall, included the lands bounded by approximately Yonge Street, Church Avenue, Kenneth Avenue and Byng Avenue. The balance of the Northtown site is developed with multiple residential and commercial uses, with the Service Road (Doris Avenue) bisecting the Northtown lands in a north-south direction. The future proposed Service Road network in this area also includes a portion of Byng Avenue and the realignment of the Yonge Street/ Byng Avenue/ Kempford Boulevard intersection. With respect to lands on the west side of Doris Avenue, City Council of the former North York approved By-law 32071 in 1993 (further amended by By-law 33135 in 1997, Committee of Adjustment variances, and By-law 816-2002 in 2002). These by-laws set out the C3(5) zoning standards for portions of the former Northtown Plaza lands west of Doris Avenue. By-law 816-2002, enacted by City Council on October 3, 2002, resulted in the approval of a 30-storey building at the northwest corner of Doris Avenue and Northtown Way, and a 3-storey building on the site of the currently proposed 10-storey building fronting on Yonge Street. This application was originally submitted in 2003 and at that time had proposed that the larger residential building be located at the southwest corner of Byng Avenue and Doris Avenue. More recently, the applicant has acquired the balance of the lands fronting on Yonge Street south of Byng Avenue and has revised their original 2003 proposal to include these additional lands. Comments: Proposal The development consists of two residential buildings. More particularly, a 30-storey building with approximately 312 units, including grade-related units fronting the future open space, is proposed at the southeast corner of Yonge Street and Byng Avenue, and a 10-storey seniors’oriented building with approximately 121 units is proposed at the northeast corner of Yonge Street and Northtown Way. Both buildings are also proposed to contain grade related commercial uses along the Yonge Street and Byng Avenue frontages. The combined total unit count of this proposal is approximately 433 units. The applicant’s proposed density is 5.0 FSI, including density transfers from 32 and 38 Byng Avenue (lands required for the Service Road), incentives permitted by the Secondary Plan, and unused density from the previous phase. The total gross floor area for the two proposed buildings is approximately 45,000 m2. (For additional details please refer to the Application Data Sheet). Vehicular access is proposed via driveways connecting with Byng Avenue and Doris Avenue. The Byng Avenue driveway would connect with an ramp leading to the below-grade parking

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area. The Doris Avenue driveway is intended to serve drop-off, servicing and loading operations. The project includes a total of approximately 540 below-grade parking spaces. The applicant is proposing to purchase the existing public lane that runs south from Byng Avenue in order to include these lands in the development. Site Description The development proposal lands have an area of 5,841 m2 located on the east side of Yonge Street and south of Byng Avenue. Two properties on the north side of Byng Avenue are included in the proposal as density donor sites that are to form part of the Service Road network (Doris Avenue extension). The lands at the southeast corner of Yonge Street and Byng Avenue, where the 30-storey building is proposed, are currently developed with one and two storey commercial uses, their associated parking areas, and a public lane running south from Byng Avenue. The proposed seniors’ building lands have an underground parking facility that was constructed as part of the previously approved (but not built) 3-storey building on those lands and the previous development of the adjacent lands at 10 Northtown Way. The balance of the larger Northtown site is developed with a range of multiple residential and commercial uses. Surrounding land uses are as follows: North – the future proposed Service Road extension along Byng Avenue (to be realigned at the Yonge Street, Byng Avenue and Kempford Boulevard intersection). Across Byng Avenue are 1 and 2 storey commercial buildings fronting on the east side of Yonge Street, and a 14-storey residential condominium on Byng Avenue; South - existing multiple storey condominium buildings with grade-related retail uses at 5, 10 and 15 Northtown Way; East – Doris Avenue, and across Doris Avenue is a residential condominium at the southeast corner of Doris Avenue and Byng Avenue; West – Yonge Street, and on the west side of Yonge Street between Horsham Avenue and Kempford Boulevard are residential buildings with heights of 14 storeys, 21 storeys and 22 storeys, and grade related commercial uses. North York Official Plan The lands to be developed with the two proposed buildings are designated Uptown Residential – One (UR1) by the North York Centre Secondary Plan. This designation permits the proposed residential use and commercial uses up to 20% of the proposed gross floor area. The maximum permitted density is 3.75 FSI (a maximum of 5.0 FSI is permitted with incentives). The maximum permitted height is 87 m. The Secondary Plan contains additional policies related to

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matters including built form, urban design, and transportation. The Secondary Plan also contains site-specific policies and a general concept plan for the Northtown site. New Toronto Official Plan At its meeting of November 26-28, 2002, City Council adopted the new Official Plan for the City of Toronto. The Minister of Municipal Affairs and Housing approved the new plan, in part, with modifications. The Minister's decision has been appealed in its entirety. The Official Plan is before the Ontario Municipal Board. Once the new Official Plan comes into full force and effect, it will designate the subject lands Mixed Use Area G within the North York Centre Secondary Plan, which has been brought forward into the new Official Plan. The applicant has appealed the provisions of the new Official Plan in relation to this property. The review process for this application provides an opportunity for the outstanding site-specific issues to be resolved. Zoning The proposed development site includes lands zoned C3(5), C1 and R4. The lands at 32 and 38 Byng Avenue are zoned R4. Reasons for the Application The applicant wishes to include the C1 and R4 lands south of Byng Avenue in the C3(5) zoning category with appropriate standards to implement the project. The Zoning Amendment also proposes to transfer to the project density from the R4 zoned lands at 32 and 38 Byng Avenue. Site Plan Control An application has been submitted for Site Plan Approval and will be reviewed concurrently with the Zoning Amendment Application. Issues to be Resolved The proposed development will be evaluated in terms of the appropriate Official Plan policies and other City policies and guidelines and will include a review of the issues referenced below and other pertinent matters that may be identified through the circulation, review and consultation process: - built form, including appropriate site organization, layout and configuration, and the

relationship between the proposed development and existing development on the Northtown site and on other adjacent lands;

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- streetscape and landscaped open space, including the proposed design, use and maintenance provisions for the open space lands at the southwest corner of Byng Avenue and Doris Avenue;

- proposed density incentives; - traffic certification; - access, parking and site servicing; - transportation matters related to the Service Road, including securing an ultimate design

of the Byng Avenue/ Yonge Street streetscape treatment in light of the proposed future intersection redesign as part of the Service Road network;

- confirmation of parkland dedication requirements; - opportunities that may be identified for a public art contribution; and - review of any studies and reports that may be required including those related to

transportation, sun/shadow, pedestrian comfort, site servicing and stormwater management.

Conclusions: The issues indicated above, as well as any others that may be identified through the review process, will need to be resolved prior to the presentation of a Final Report to Community Council. The next step is to hold a community consultation meeting, which is expected to occur in the third quarter of 2005. The target time frame for the Final Report and Statutory Public Meeting is the first quarter of 2006, assuming that any additional information and project revisions that may be required are provided by the applicant in a timely manner. Contact: Catherine Cieply, Senior Planner Phone: 416 395 7109 Fax: 416 395 7155 Email:ccieply@toronto.ca

Thomas C. Keefe Director, Community Planning, North York District

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List of Attachments: Attachment 1: Site Plan Attachment 2a: Yonge Street Elevation Attachment 2b: Byng Avenue Elevation Attachment 2c: Doris Avenue Elevation Attachment 3: Zoning Application 4: Application Data Sheet

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Attachment 1: Site Plan

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Attachment 2a: Yonge Street Elevation

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Attachment 2b: Byng Avenue Elevation

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Attachment 2c: Doris Avenue Elevation

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Attachment 3: Zoning

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Attachment 4

APPLICATION DATA SHEET Application Type Rezoning Application Number: 03 035345 NNY 23 OZ Details Rezoning, Standard Application Date: March 17, 2003

(revised June 15, 2005) Municipal Address: 5435 YONGE ST, Toronto ON Location Description: PLAN 2282 LOT 19 **GRID N2303 Project Description: Proposed Use: 28-storey residential condominium - 467 units

Applicant: Agent: Architect: Owner:

DELTERA INC. ELIO ZOFFRANIERI

EMINENT CONSRUCTION LTD

PLANNING CONTROLS

Official Plan Designation: UR1 Site Specific Provision: Zoning: C1 & C3(5) Historical Status: Height Limit (m): 87 Site Plan Control Area: Y

PROJECT INFORMATION

Site Area (sq. m): 5841.1 Height: Storeys: 30 Frontage (m): 65 Metres: 87 Depth (m): 100 Total Ground Floor Area (sq. m): 4760 Total

Total Residential GFA (sq. m): 41195 Parking Spaces: 540 Total Non-Residential GFA (sq. m): 3820 Loading Docks 2 Total GFA (sq. m): 45015 Lot Coverage Ratio (%): 81.49 Floor Space Index: 5.0 FSI overall

DWELLING UNITS FLOOR AREA BREAKDOWN (upon project completion)

Tenure Type: Condo Above Grade Below Grade Rooms: 0 Residential GFA (sq. m): 41195 0 Bachelor: 0 Retail GFA (sq. m): 2185 0 1 Bedroom: 202 Office GFA (sq. m): 1635 0 2 Bedroom: 207 Industrial GFA (sq. m): 0 0 3 + Bedroom: 24 Institutional/Other GFA (sq. m): 0 0 Total Units: 433

CONTACT: PLANNER NAME: Catherine Cieply, Senior Planner TELEPHONE: (416) 395-7109