985 Woodbine Avenue and 2078, 2086, 2100, 2102 and 2106 Danforth Avenue – Official Plan and Zoning Amendment Applications – Preliminary Report
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REPORT FOR ACTION 985 Woodbine Avenue and 2078, 2086, 2100, 2102 and 2106 Danforth Avenue – Official Plan and Zoning Amendment Applications – Preliminary Report Date: April 4, 2019 To: Toronto and East York Community Council From: Director, Community Planning, Toronto and East York District Ward 19 - Beaches-East York Planning Application Number: 19 122810 STE 19 OZ Notice of Complete Application Issued: April 1, 2019 Anticipated City Council Meeting Date: October 2, 2019 Current Use(s) on Site: 2078 Danforth Avenue is a 2-storey building with non residential uses; 2086 Danforth Avenue is a 2-storey building with non-residential uses; 2100 Danforth Avenue and 985 Woodbine Avenue include a one-storey building with non-residential uses (grocery store) and residential units on a second floor; 2102-2104 Danforth Avenue is a 2-storey building with non-residential uses on the ground floor and residential uses on the second floor; and 2106 Danforth Avenue is a 3-storey building with non-residential uses on the ground floor and residential uses on the second and third floors. SUMMARY This report provides information and identifies a preliminary set of issues regarding the application for a mixed-use development located at 985 Woodbine Avenue and 2078, 2086, 2100, 2102 and 2106 Danforth. 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 application located at 985 Woodbine Avenue and 2078, 2086, 2100, 2102 and 2106 Danforth together with the Ward Councillor. Staff Report for Action - Preliminary Report - 985 Woodbine Avenue and 2078, 2086, 2100, 2102 and 2106 Danforth Avenue Page 1 of 21 2. Notice for the community consultation meeting be given to landowners and residents within 120 metres of the application site, 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. FINANCIAL IMPACT The recommendations in this report have no financial impact. ISSUE BACKGROUND Application Description This application proposes to amend the Official Plan and the Zoning By-law for the property at 985 Woodbine Avenue and 2078, 2086, 2100, 2102 and 2106 to permit two buildings. Building A is a 15 storey (48.5 metres including mechanical penthouse) mixed-use building with retail at grade and residential units above, fronting on Danforth Avenue and Woodbine Avenue. Building B is a 9 storey (32 metres, excluding mechanical penthouse) residential building with frontage on Strathmore Boulevard and Cedarvale Avenue. Together, a total of 402 residential units are proposed: 58 studio (14.4%), 223 one-bedroom (55.5%), 107 two-bedroom (26.6%), and 14 three-bedroom (3.5%). The proposal has a total gross floor area (GFA) of 33,155.9 square metres (31,057 square metres of residential GFA and 2,098.9 square metres of non-residential GFA). The floor space index (FSI) of the proposed development is 4.88 times the area of the lot. The proposal also includes two levels of underground parking. A total of 264 vehicular parking spaces are proposed (126 residential parking spaces for Building A, 64 residential parking spaces for Building B, and 67 retail parking spaces). A total of 418 bicycle parking spaces are proposed, 363 spaces for residents, 40 spaces for visitors and 15 spaces for the retail uses. In terms of amenity space, Building A proposes 524 square metres of indoor amenity space and 527 square metres of outdoor amenity space and Building B proposes 557 square metres of indoor amenity space and zero square metres of outdoor amenity space. A total of 14 rental dwelling units currently exist on the subject site and would be demolished. One 2-bedroom unit exists at 2100 Danforth Avenue; one 2-bedroom exists at 2102 Danforth Avenue; and twelve 1-bedroom units exist at 2106 Danforth Avenue. Detailed project information is found on the City's Application Information Centre at: https://www.toronto.ca/city-government/planning-development/application-information centre/ See Attachment 1 of this report, for a three dimensional representation of the project in context and Attachments 4-8 for the site plan and elevations. Staff Report for Action - Preliminary Report - 985 Woodbine Avenue and 2078, 2086, 2100, 2102 and 2106 Danforth Avenue Page 2 of 21 Provincial Policy Statement and Provincial Plans Land use planning in the Province of Ontario is a policy led system. Any decision of Council related to this application is required to be consistent with the Provincial Policy Statement (2014) (the "PPS"), and to conform with applicable Provincial Plans which, in the case of the City of Toronto, include: the Growth Plan for the Greater Golden Horseshoe (2017) and, where applicable, the Greenbelt Plan (2017). The PPS and all Provincial Plans may be found on the Ministry of Municipal Affairs and Housing website. Toronto Official Plan Policies The City of Toronto Official Plan is a comprehensive policy document that guides development in the City, providing direction for managing the size, location, and built form compatibility of different land uses and the provision of municipal services and facilities. Authority for the Official Plan derives from The Planning Act of Ontario. The PPS recognizes the Official Plan as the most important document for its implementation. Toronto Official Plan policies related to building complete communities, including heritage preservation and environmental stewardship may be applicable to any application. Toronto Official Plan policies may be found here: https://www.toronto.ca/city-government/planning-development/official-plan guidelines/official-plan/ The current application is located on lands shown as Mixed Use Areas on Map 20 of the Official Plan. Official Plan Amendment 420 (Danforth Avenue Planning Study) Site and Area Specific Policy 552 (SASP 552) under Official Plan Amendment 420 (OPA 420) was the result of the Danforth Avenue Planning Study. The subject site falls within the boundaries of OPA 420. In July 2014, City Council requested the City Planning Division to undertake a study of Danforth Avenue, in two segments, between the Don River and Coxwell Avenue and Coxwell Avenue and Victoria Park Avenue. On July 23, 2018, City Council adopted Official Plan Amendment 420 with respect to Phase 1 of the Danforth Avenue Planning Study, applying to Danforth Avenue from Coxwell Avenue to Victoria Park Avenue. City Council's decision can be accessed online at: http://app.toronto.ca/tmmis/viewAgendaItemHistory.do?item=2018.TE34.22 The Danforth Avenue Planning Study was a multi-disciplinary review conducted as a comprehensive and integrated planning study. The study reviewed the character, placemaking, built form, public realm, retail vitality, community services and facilities, heritage and historic character of Danforth Avenue in the context of the various surrounding neighbourhoods. SASP 552 includes site-specific development criteria for lands adjacent to the Woodbine TTC station, which would apply to the subject site. The site-specific development criteria call for a mix of residential and non-residential gross floor area, a public open space, wider sidewalks, a midblock connection and that maximum building height would be determined through a comprehensive development review process. Staff Report for Action - Preliminary Report - 985 Woodbine Avenue and 2078, 2086, 2100, 2102 and 2106 Danforth Avenue Page 3 of 21 At its meeting on July 23, 2018, City Council adopted OPA 420. However, OPA 420 was appealed to the Local Planning Appeal Tribunal. The applicant is one of two appeallants on OPA 420. While not yet in-force, OPA 420 is Council-adopted and was the result of a lengthy planning study and public consultation. Zoning By-laws Former City of Toronto Zoning By-law 438-86 The site is split into two zoning categories. The properties at 985 Woodbine Avenue and 2078 to 2106 Danforth Avenue are zoned MCR (Main Streets Commercial Residential) T3.0 C2.0 R2.5 under Zoning By-law 438-86, which permits a maximum density of 3 times the area of the lot and a maximum height of 14 metres. This zoning category permits a wide range of residential and non-residential uses including apartment buildings, triplexes, row houses, live-work units, retail stores, retaurants, offices and institutional and community services. The southeastern portion of 985 Woodbine Avenue shares this zoning category; however, the northeastern portion of 985 Woodbine Avenue, where an existing surface parking lot is located, is zoned R2 Z0.6 under Zoning By-law 438-86, which permits a maximum density of 0.6 times the area of the lot and a maximum height of 10 metres. This zoning category permits a wide range of residential uses such as apartment buildings, detached and semi-detached dwellings, row houses, duplexes and triplexes. Citywide Zoning By-law 569-2013 As with Zoning By-law 438-86, the site is split into two zoning categories. The properties at 985 Woodbine Avenue and 2078-2106 Danforth Avenue are zoned CR (Commercial Residential) 3.0 (c2.0; r2.5) SS2 (x2219) under Zoning By-law 569-2013, which permits a maximum density of 3 times the area of the lot and a maximum height of 14 metres. This zoning category permits a wide range of residential and non-residential uses including apartment buildings, triplexes, row houses, live-work units, retail stores, retaurants, offices and institutional and community services. The southeastern portion of 985 Woodbine Avenue shares this zoning category; however, the northeastern portion of 985 Woodbine Avenue, where an existing surface parking lot is located, is zoned R (d0.6)(x322) under Zoning By-law 569-2013, which permits a maximum density of 0.6 times the area of the lot and a maximum height of 10 metres.