CITY CLERK

Clause embodied in Report No. 9 of the North York Community Council, to be considered by the Council of the City of Toronto at its meeting to be held on October 26, 27 and 28, 1999.

17

Other Items Considered by the Community Council

(n) Preliminary Evaluation Report - Official Plan and Zoning Amendment Application UDOZ-99-18 and UDSP-99-083 - Shermount Co-operative Housing Development - 650 Lawrence Avenue West - North York Spadina.

The North York Community Council reports having:

(1) deferred consideration of the reports (September 23, 1999) and (August 30, 1999) from the Director, Community Planning, North District, to the Committee=s next meeting scheduled for November 9, 1999; and

(2) noted the following motion put forward by Councillor Li Preti on behalf of Councillor Moscoe, North York Spadina, which would be tabled at the next meeting for consideration with this matter:

A(a) deferral of any application fees be contingent upon the applicant filing an audited financial plan showing the proposed profit margin per unit and accredited statement upon sale of all units showing the profit generated by the project prior to registration of the condominium;

(b) in order to achieve any Aspecial consideration@ from the City, the applicant must agree through a Section 37 agreement on a maximum amount of profit to be generated by each unit; and

(c) the Director, Community Planning, North District, report on the use of the word Acooperative@ to describe this project.@

(September 23, 1999) from the Director, Community Planning, North District, providing a supplementary report respecting information on a meeting held with the applicant, Councillor Moscoe and City staff, as requested by the North York Community Council at its meeting held on September 14, 1999 and recommending that:

(1) the recommendations contained within the Preliminary Evaluation Report dated August 30, 1999; be approved; and;

(2) the minutes of the meeting held on September 21, 1999 attached as Appendix AA@ be received and the Planning staff in consultation with the Toronto Housing Company, the Legal Department and through community consultation address the issues contained in Appendix AA@ in the final report evaluating the Official Plan and Zoning Amendment Application;

(August 30, 1999) from the Director, Community Planning, North District, providing preliminary comments on an application to amend the Official Plan and Zoning By-law to permit the development of a 6, 8 and 10 storey apartment building with 393 units and 52 - 3 storey townhouses; and submitting recommendations with respect the further processing of the application; and

Notice of Motion by Councillor H. Moscoe regarding the deferral of the payment of application fees.

September 23, 1999

To: North York Community Council

From: Rob Dolan

Director, Community Planning, North District

Subject: SUPPLEMENTARY REPORT No. 1

Shermount Co-operative Housing Development

650 Lawrence Avenue West

UDOZ-99-18 & UDSP-99-083

Ward 8 B North York Spadina

Purpose:

At its meeting of September 14, 1999, North York Community Council deferred to the October 12, 1999 Community Council meeting a Preliminary Evaluation Report for an Official Plan and Zoning amendment application for the Shermount Co-operative Housing Development located at 650 Lawrence Avenue West. This supplementary report provides information on a meeting with the applicant, Councillor Moscoe and City Staff.

Financial Implications:

The applicant has requested deferral of the application fees totalling $45,600.81.

Recommendation(s):

It is recommended that:

(1) the recommendations contained within the Preliminary Evaluation Report dated August 30, 1999, be approved and,

(2) the minutes of the meeting held on September 21, 1999 attached as Appendix AA@ be received and that Planning staff in consultation with the Toronto Housing Company, the Legal Department and through community consultation address the issues contained in Appendix AA@ in the final report evaluating the Official Plan and zoning amendment application.

Discussion:

As directed by North York Community Council at its meeting of September 14, 1999, a meeting was held on September 21, 1999 with the applicant, Councillor Howard Moscoe, Planning staff and representatives of the Toronto Housing Company to discuss the above noted application. The issues include; how to ensure that the proposed redevelopment acts as a catalyst to enhance the Lawrence Heights neighbourhood; the extent to which the needs of low income households are met, the form of the proposed development and its compatibility with the neighbourhood, the nature of the private not for profit corporation which is spearheading the application and the possibility of seniors who presently live in the Toronto Housing Company=s lands to the north of the subject site relocating to the proposed new development. A discussion of these issues is contained in the minutes of the September 21, 1999 meeting attached as Appendix AA@ to this report.

These issues are to be considered during the processing of the application to amend the Official Plan and zoning by-law for the Shermount Co-operative Housing Development. This will include interdepartmental input and community consultation to resolve issues.

Conclusions:

This report recommends that the recommendations contained within the Preliminary Evaluation Report (August 30, 1999) from the Director, Community Planning, North District be approved. The issues associated with this development proposal, attached in Appendix AA@, are to be addressed by Community Planning staff in consultation with the Toronto Housing Company, the Legal Department and the community in the final report evaluating the Official Plan and zoning by-law amendment proposal.

Contact Name:

Lynn Poole, Planner

North York Civic Centre

Telephone: (416) 395-7136

Fax: (416) 395-7155

______________________________

Rob Dolan

Director, Community Planning

North District

LP/

APPENDIX "A"

Minutes of the meeting held September 21, 1999, 11:30 a.m.

In the office of Councillor Moscoe, City Hall on the

Shermount Co-operative Housing Development

Official Plan and Zoning By-law Amendment application

Michael Labbe from Options for Homes, explained how his private not for profit corporation develops low cost, ownership housing. Mr. Labbe indicated that Options for Homes is the only vehicle for affordable housing that does not use government subsidy and he feels he is providing the lowest cost quality housing that can be built.

Mr. Labbe stated that the proposed housing development meets the definition contained in the Official Plan which defines affordable housing as accommodation which is affordable to households with incomes in the 1 to 60^th percentiles of income distribution for the GTA Housing Market Area. He indicated that the proposal also meets the Official Plan definition using size of unit, where smaller units are more affordable than larger units. He stated that the proposed units will carry for less than the average rent levels across Toronto.

One of the key issues from the perspective of the local Councillor is the revitalization of the Lawrence Heights neighbourhood and whether the redevelopment of this site, and possibly the Toronto Housing Company lands located to the north of the subject site, will result in development that is compatible with the neighbourhood and which will function as a catalyst for further enhancement of the area.

A second key issue from the perspective of the local Councillor is affordability. The units are advertised as ranging in price from $99,000 to $150,000 and the concern is that these prices preclude low income households. (The applicant has subsequently advised that condominiums start at $61,398 and townhomes start at $169,050.) While general information on housing costs has been provided to City of Toronto staff, more analysis, specific to the development, is required in order for City staff to evaluate affordability as it applies to this site.

Staff noted that the applicant is seeking public benefits in terms of amendments to the Official Plan and zoning by-law for height, density and parking, the deferral of application fees and potentially the deferral of levies and development charges. Staff indicated that if the basis for requesting public benefits is the provision of affordable housing on a non-profit basis, more information is required on the nature of the private not for profit corporation and housing costs. It appears to staff to operate as a hybrid between a conventional condominium and a non-profit co-operative. Homebuyers form non-profit co-operative housing corporations to construct their projects, then buy their units as condominiums.

The form of the proposed development and its compatibility with the neighbourhood was discussed. It is the view of the local Councillor that the density, building form and height of the proposed development are issues of concern.

The local Councillor put forward a proposal that the Seniors presently living in the walk-up apartments operated by the Toronto Housing Company on the site to the north of the subject site could be offered the opportunity to relocate into the proposed development, either the townhomes or the condominiums. The Councillor=s proposal is that the Toronto Housing Company=s property be redeveloped in a manner which enhances the quality and character of the Lawrence Heights neighbourhood.

At the invitation of the local Councillor, an innovative form of construction using prefabrication for ground related housing which considerably lowers construction costs is to be viewed by City of Toronto staff and the applicant in Woodbridge. It is the view of the local Councillor that if the construction technique can be applied to the townhouses proposed for this site it would result in more affordable units or less overall density or some combination of these objectives.

In attendance:

Councillor Howard Moscoe

Michael Labbe, Options for Homes

Steve Upton, Tridel

Joanne Campbell, General Manager, Shelter Housing & Support

Nimrod Salamon, Senior Planner

Lynn Poole, Planner

GF/Plan/users/LPOOLE/9918sup.doc

CITY CLERK

Clause embodied in Report No. 8 of the North York Community Council, to be considered by the Council of the City of Toronto at its meeting to be held on September 28, 29, and 30, 1999.

24

(j) Preliminary Evaluation Report - Official Plan and Zoning Amendment Application UDOZ-99-18 and UDSP-99-083 - Shermount Co-operative Housing Development - 650 Lawrence Avenue West - North York Spadina.

The North York Community Council reports having deferred consideration of the following report to its next meeting scheduled for October 12, 1999:

The North York Community Council also reports, for the information of Council, having requested the applicant to meet with the Ward Councillors, the Director, Community Planning, North District and representatives of the Toronto Housing Company to discuss the shape and form of this application, prior to the preliminary evaluation report being considered.

(August 30, 1999) from the Director, Community Planning, North District, providing preliminary comments on an application to amend the Official Plan and Zoning By-law to permit the development of a 6, 8 and 10 storey apartment building with 393 units and 52 - 3 storey townhouses; and recommending that:

(1) staff, in consultation with the local councillors, determine appropriate community consultation;

(2) the application fees, totalling $45,600.81, be paid in full prior to the sending of notices for the statutory public meeting; the filing of fees may be staggered installments, with 25 percent of the fees owed to be paid upfront; and

(3) staff prepare a final report evaluating the official plan and zoning amendment proposal and provide notice of a statutory public meeting at the appropriate time.

August 30, 1999

To: North York Community Council

From: Rob Dolan

Director, Community Planning, North District

Subject: PRELIMINARY EVALUATION REPORT

OFFICIAL PLAN AND ZONING AMENDMENT APPLICATION

Shermount Co-operative Housing Development

650 Lawrence Avenue West

UDOZ-99-18 & UDSP-99-083

WARD 8 - North York Spadina

Purpose:

This report provides a preliminary evaluation of an application for an official plan and zoning by-law amendment for the development of a 6, 8 and 10 storey apartment building with 393 units and 52 -3 storey townhouses at 650 Lawrence Avenue West. The applicant, the Shermount Co-operative Housing Development Corporation, is a not-for-profit corporation proposing to redevelop the site for affordable ownership housing.

Financial Implications:

The applicant has requested the deferral of application fees totalling $45,600.81.

Recommendations:

It is recommended that:

(1) staff, in consultation with the local councillors, schedule a community consultation meeting;

(2) the application fees, totalling $45,600.81, be paid in full prior to the sending of notices for the statutory public meeting. The filing of fees may be staggered installments, with 25% of the fees owed to be paid upfront; and

(3) staff prepare a final report evaluating the official plan and zoning amendment proposal, and provide notice of a statutory public meeting at the appropriate time.

Background:

Proposal

The original proposal submitted by the applicant proposed official plan and zoning by-law amendment applications in order to permit the construction of a 10 and 15 storey 400 unit apartment building and 61, 3 storey townhouses, as shown on Schedule AC@.

A revised plan has been submitted which reduces the number of units to 393 apartments and 52 townhouses, and decreases the height of the apartment building to 6, 8 and 10 storeys, as shown on Schedule AC1".

The site is currently occupied by a 3 storey office building previously occupied by Canada Mortgage and Housing Corporation on lands owned by Canada Lands Company Ltd. To the north of the site is the Lawrence Heights Community Centre, to the south is Lawrence Avenue, east is the Bathurst Heights Secondary School and west is Replin Road and low-rise apartment buildings. Just west of these apartment buildings is the W.R.Allen Road and Lawrence West Subway Station.

The pertinent statistics for both the original and revised plans are as follows: