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Project No. 18403 January 30, 2020 City of Toronto, City Planning

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Project No. 18403 January 30, 2020 City of Toronto, City Planning Project No. 18403 January 30, 2020 City of Toronto, City Planning Division Community Planning, North York District (East Section) North York Civic Centre 5100 Yonge Street North York ON M2N 5V7 Attention: Valeria Maurizio, Planner Re: Planning Addendum Letter 680-688 Sheppard Avenue East Application File Nos. 19 248099 NNY 17 OZ and 19 248116 NNY RH This Planning Addendum Letter has been prepared in support of an application by Autumn Peak Developments Inc. to amend the City of Toronto Official Plan, City- wide Zoning By-law 569-2013, as amended, and Zoning By-law 7625 of the former City of North York, as amended, with respect to a 0.76 hectare property located on the north side of Sheppard Avenue East, between Bayview Avenue and Leslie Street. The lands are municipally known as 680-688 Sheppard Avenue East (the “subject site”). The lands are also subject to a concurrent Rental Housing, Demolition and Conversion application. These applications were filed with the City of Toronto on November 12, 2019, and deemed complete by correspondence dated December 11, 2019. As outlined in Section 5.4 of our November 2019 Planning & Urban Design Rationale report, on June 26, 2018 City Council adopted a resolution which directed City Planning to review the Sheppard East Subway Corridor Secondary Plan and to “advise applicants that any reports or studies submitted in support of new development applications received on or after May 2, 2018 along this segment of Sheppard Avenue East must include the necessary studies/reports to provide a thorough assessment of the impacts of potential new development along this segment of Sheppard Avenue East, including development potential at a similar form, scale and intensity as proposed in the development application”. While the Council resolution does not have the status of an Official Plan policy or a guideline, this letter has been prepared to build on Section 5.4 of our report, in response to Council’s motion, and examine the development potential of other sites along the segment of the Sheppard East corridor between Bayview Avenue and Leslie Street. SITE AND SURROUNDINGS As described in detail in our Planning & Urban Design Rationale report, the Sheppard Avenue East corridor has experienced significant residential intensification over the past 10 to 15 years. This wave of development was spurred by the opening of the Sheppard Subway Line (TTC Line 4) in 2002. On the north side of Sheppard, and on the south side of Sheppard adjacent to Highway 401, and at key subway stations (i.e. Bayview and Leslie), development has generally been in the form of mid-rise mixed-use developments. More recently, high-rise developments have been proposed and approved (i.e. Bayview Village and Concord Park Place) along the corridor. However, there has been comparatively little development activity in proximity to the Bessarion Subway Station. The areas north and south of the corridor, east of the subject site, are primarily low-rise residential neighbourhoods. The subject site is an assembly of two properties, municipally known as 680 and 688 Sheppard Avenue East. The site is located on the north side of Sheppard Avenue East, east of Bayview Avenue. The subject site is generally rectangular in shape with a total site area of approximately 7,583 square metres with an approximate 61.1 metre frontage along Sheppard Avenue East and a variable depth of between 125.41 and 125.71 metres. The subject site is currently occupied by two 3½-storey residential buildings, which are generally narrow and deep in shape and occupy approximately half of the depth of each lot. The remaining areas on each property are paved, generally for the purposes of driveways and surface parking areas. Two, one-storey garages are located at the rear of the site. The existing building at 680 Sheppard Avenue East is currently vacant while 688 Sheppard Avenue East contains 35 rental dwelling units. PROPOSED DEVELOPMENT As described in detail in our Planning & Urban Design Rationale report, the development proposal involves the demolition of the two existing buildings on the subject site and the construction of a new mixed-use residential building. The proposed building will be generally “T”-shaped, with a 7- and 9-storey building element fronting Sheppard Avenue, beyond which a 24-storey tower element is proposed. Stepping will be incorporated into the proposed massing to achieve a transition in scale to the adjacent properties to the north, west and east. The proposal will have a total gross floor area (GFA) of 38,163 square metres and a total floor space index (FSI) of 5.03 times the lot area. The building will be 2 primarily residential aside from a 695 square metre daycare facility located at grade fronting Sheppard Avenue, which will include an associated 210 square metre outdoor play area. The proposed building will contain 527 residential units, 35 of which will be rental replacement units and 492 are intended to be condominium units. METHODOLOGY Study Area Boundary The study area boundary for this review follows the area described in the Council resolution, following the extent of the Sheppard East Subway Corridor Secondary Plan along Sheppard Avenue East between Leslie Street to the east and Bayview Avenue to the west (the “Study Area”, see Figure 1 below). Figure 1: Study Area Boundary Methodology for Selection of Soft Sites For the purposes of this review, a total of six soft sites were identified as exhibiting reasonable redevelopment potential. Soft sites are understood to be underutilized and/or vacant sites fronting onto the Sheppard Avenue Corridor where opportunities to redevelop at a more intense, urban and transit-oriented land use and built form exist (see Appendix “A” for soft site locations). The street and block pattern were used to identify potential redevelopment sites within the Study Area. Each block was analyzed in terms of its existing uses, 3 property ownership composition, block dimensions, access, potential for land assembly and heritage significance in order to identify sites which were most likely to have redevelopment potential. The assessment process, which resulted in the selection of the six soft sites, was generally based on the following criteria: • Existing land uses: lands within the Study Area that are designated Mixed Use Areas or Apartment Neighbourhoods. Mixed Use Areas are expected to absorb most of the anticipated growth and intensification in retail, office and service employment in the city, as well as much of the new housing, while Apartment Neighbourhoods are not expected to experience significant growth on a City-wide basis but where new development is permitted; • Proximity to Transit: the Study Area is anchored by three Subway Stations (Bayview, Bessarion and Leslie). Were the City of Toronto to delineate the boundaries of “major transit station areas”, as required by A Place to Grow: The Growth Plan for the Greater Golden Horseshoe (2019), it is likely that the majority of the Study Area would fall within the boundaries of a “major transit station area”; and • Opportunity for assembly: the majority of properties within the Study Area are under separate ownership. In order for the redevelopment of soft sites and other blocks within the Study Area to occur, property assembly would be required in order to achieve a size favourable for redevelopment. Highly fragmented ownership presents a significant obstacle to property acquisition and consolidation for redevelopment. The lands that were identified as not being likely candidates for redevelopment were those that had some or all of the following characteristics: • Lands which are already the subject of an approved or proposed development application; • Lands which contain an existing building of 5 or more storeys (it is considered unlikely that larger buildings would be demolished to make way for intensified development, particularly for mid-rise buildings); • Lands with properties included in the City’s Heritage Register or designated under Part IV of the Ontario Heritage Act and; • Lands with significantly fragmented ownership, which would make land assembly extremely difficult; and • Lands with very shallow property depths i.e. generally less than 30 metres (on the basis that the provision of underground parking, ramps, loading and reasonable floorplate depths are difficult to accommodate on very shallow sites). 4 A summary of the six soft sites selected for this Review letter are provided in Appendix “B”. The following analysis of each Soft Site was based on the applicable policy framework and a formal massing study was not prepared. SOFT SITE DEVELOPMENT SCENARIOS Soft Site 1 Soft Site 1 (730 – 752 Sheppard Avenue East) is located at the northeast corner of Sheppard Avenue East and Burbank Drive. The soft site comprises three municipal properties, including the north entrance to the Bessarion Subway Station. The Site is generally “L”-shaped with an area of approximately 9,598 square metres, an approximate frontage of 89 metres onto Sheppard Avenue East and a depth ranging between 62 and 152 metres. The lands are currently occupied by a gas station, 2-storey retail plaza and associated surface parking, and are designated Mixed Use Areas in the Toronto Official Plan. Given the size, configuration and location of Soft Site 1, it is our opinion that a taller and more dense form of development could be accommodated. Further to this, Soft Site 1 provides the opportunity for transit integration (i.e. the Bessarion Subway Station) into a new mixed-use development. As such, it is our opinion that a density similar to the proposed development would be reasonable on Soft Site 1. With a density of 5.0 FSI (similar to the density proposed on the subject site, a GFA of 47,990 square metres could be achieved on Soft Site 1.
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