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250 the East Mall – Official Plan and Zoning By-Law Amendment Application – Preliminary Report

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250 the East Mall – Official Plan and Zoning By-Law Amendment Application – Preliminary Report EY20.3 REPORT FOR ACTION 250 The East Mall – Official Plan and Zoning By-law Amendment Application – Preliminary Report Date: November 12, 2020 To: Etobicoke York Community Council From: Director, Community Planning, Etobicoke York District Ward: Etobicoke-Lakeshore Planning Application Number: 20 169 050 WET 03 OZ Current Uses on Site: Cloverdale Mall, a 1-storey shopping mall with surface parking and containing approximately 35,000 m2 of retail space. The site has an approximate area of 120 hectares (120,172 m2). SUMMARY This report provides information and identifies a preliminary set of issues regarding the application to amend the Official Plan as well as City-wide Zoning By-law No. 569-2013 and the former City of Etobicoke Zoning Code for the property located at 250 The East Mall. The application is associated with the Zoning By-law Amendment application for 2 and 10 East Mall Crescent (20 169 076 WET 03 OZ). While the applications are separate, they will be reviewed together as both applications form the overall Cloverdale Mall redevelopment and Master Plan. The application proposes a mixed-use development containing new roads, blocks, commercial and residential uses. The development would consist of 8 towers ranging in height from 24-storeys to 48-storeys; 3 mid-rise buildings ranging from 7 to 12-storeys and a 2-storey building. The buildings would have overall heights ranging between 11.3 m and 154 m. The proposed development would have a total gross floor area of approximately 362,000 m2, which would result in a Floor Space Index (FSI) of 3.0 times the area of the lands. A total of 4,047 residential units are proposed with a gross floor area (GFA) of 333,733 m2. Also proposed is a retail GFA of 25,337 m2 to be located at the base of various buildings centred around a retail main street. An 11,392 m2 public park and a 3,593 m2 Privately-Owned Publicly Accessible Space (POPS) is proposed to be located at the centre of the site, adjacent to The East Mall. A community space of 2,043 m2 is proposed to be located adjacent to these public spaces. Vehicular parking and loading spaces are proposed to be accommodated in underground parking garages. All loading is located below grade and accessed from one central driveway located at the southwest corner of the site. Ten ramps to the Staff Report for Action - Preliminary Report – 250 The East Mall Page 1 of 23 underground parking are proposed to be located within the base buildings and accessed from the proposed road network. Staff are currently reviewing the application. It has been circulated to all appropriate agencies and City divisions for comment. Staff will proceed to schedule a community consultation meeting for the application with the Ward Councillor. RECOMMENDATIONS The City Planning Division recommends that: 1. Staff schedule a community consultation meeting for the applications located at 250 The East Mall and 2 and 10 East Mall Crescent together with the Ward Councillor. 2. Notice for the community consultation meeting be given to landowners and residents within 120 metres of the application sites, and to additional residents, institutions and owners to be determined in consultation with the Ward Councillor, with any additional mailing costs to be borne by the applicant. 3. Staff undertake the initial review of the applications at 250 The East Mall and 2 and 10 East Mall Crescent in tandem. Individual applications, or portions thereof, may be advanced for decision if deemed appropriate by staff. FINANCIAL IMPACT City Planning confirms there are no financial implications resulting from the recommendations included in this report in the current budget year or in future years. DECISION HISTORY Pre-Application Consultation The applicant met with staff on several occasions. In October and November of 2019, the applicant met with Planning staff, including Community Planning, Urban Design and Strategic Initiatives, Policy and Analysis. The proposal was also presented to the Design Review Panel on November 28, 2019. Additional pre-application meetings were held from December 2019 to February 2020. Staff provided a Planning Application Checklist to the applicant subsequent to the meetings. The applicant had undertaken its own Master Planning process prior to the submission of this application and have been engaging with the community since 2018. Staff Report for Action - Preliminary Report – 250 The East Mall Page 2 of 23 ISSUE BACKGROUND Application Description The application proposes a mixed-use development with approximately 333,733 m2 of residential gross floor area, 25,337 m2 of retail gross floor area and 2,043 m2 of community space. A total of 4,047 dwelling units are proposed with a unit mix comprised of 2,347 one-bedroom units (58%); 1,295 two-bedroom units (32%); and 405 three-bedroom units (10%). A new street and block configuration is proposed as part of the proposed mixed-use development. The new street pattern will include a 23 m wide public, U-shaped road (Retail Main Street) connected to The East Mall. A second road is proposed to extend from Dundas Street West north through the site, intersecting the U-shaped road, and curving to the west, terminating at a private road which would run adjacent to the abutting MTO corridor to the west. The south leg of this street (North South Link Road) is proposed to be a 20 m wide public road and the remainder of the street (Park Mews) is proposed to be a private road. Four private roads are proposed to be located between the Retail Main Street and the private perimeter road adjacent to the MTO corridor. This proposed road network results in 8 development blocks. The new development blocks would contain 8 towers, 3 mid-rise buildings and a 2- storey building. The heights proposed range from 11.3 m to 44 m for the low and mid- rise buildings and 79 m to 154 m for the towers. The application proposes an 11,392 m2 City-owned park to be located on the lands west of The East Mall, south of the new public road. Directly abutting the park, to the south, is a proposed 2-storey community space building and POPS with an area of 3,593 m2. This 2-storey building would have an above grade pedestrian connection to a retail hub. This connection is proposed to be 6 m above grade. The application proposes a total of 25,337 m2 of retail gross floor area in the base of the buildings located on Blocks 1-6. The breakdown of heights and floor area for each of the 8 new development blocks are as follows: Block 1: • Contains two 7-storey buildings, each 26.5 m in height; • A total of 260 residential units; • Residential GFA of 19,416 m2; and • Retail GFA of 10,872 m2. Block 2: • One 2-storey building 11.3 m in height; • No residential units; • Community Use GFA of 2,043 m2; and • Retail GFA of 1,913 m2. Staff Report for Action - Preliminary Report – 250 The East Mall Page 3 of 23 Block 3: • One 24-storey tower (79 m) with a 7-storey podium; • A total of 339 residential units; • Residential GFA of 26,967 m2; and • Retail GFA of 1,527 m2. Block 4: • A 4-storey podium with 2 towers of 38-storeys (123 m) and 40-storeys (129 m); • A total of 881 residential units; • Residential GFA of 75,719 m2; and • Retail GFA of 5,595 m2. Block 5: • A 6-storey podium with towers of 38-storeys (123 m) and 48-storeys (154 m); • A total of 901 residential units; • Residential GFA of 78,655 m2; and • A retail GFA of 1,690 m2. Block 6: • A podium of 6-storeys with a tower of 36-storeys (117 m); • A total of 491 residential units; • Residential GFA of 36,116 m2; and • Retail GFA of 3,738 m2. Block 7: • A podium of 6-storeys with a 24-storey tower (80 m); • A total of 359 residential units; • Residential GFA of 30,289 m2; and • No retail GFA. Block 8: • One 10-storey podium with a 30-storey tower (98 m); a 12-storey building (44 m); and an 8-storey building (30 m); • A total of 816 residential units; • Residential GFA of 66,571 m2; and • No retail GFA. A total of 5,136 vehicular parking spaces are proposed, and would be located in a number of underground parking garages. The below grade parking entrances would be located in the base of several buildings, accessed from the perimeter road and the road adjacent to the proposed park. The proposed loading spaces would be located below grade, accessed from one central driveway located at the southwest corner of the site, at the rear of Block 5, off the perimeter road. Some short term parking is proposed to be located at grade in lay-bys. A total of 3,294 bicycle parking spaces are proposed. Staff Report for Action - Preliminary Report – 250 The East Mall Page 4 of 23 A total of 8,094 m2 of indoor and 8,285 m2 of outdoor amenity space is proposed throughout the site. This translates to 1.98 m2 of indoor amenity space per unit and 2.04 m2 of outdoor amenity space per unit. The application proposes a retail and pedestrian hub at the centre of the site. This hub would contain a plaza and this would connect the public park on the east side to the Retail Main Street to the west of the site. The Retail Main Street would be lined by grade related retail space on both sides.
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