1875 Steeles Avenue West - Zoning By-law Amendment and Rental Housing Demolition and Conversion Applications - Decision Report - Approval

The proposed development is consistent with the Provincial Policy Statement (2020) and conforms with A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2020). The proposed development also conforms to the City's Official Plan. This report reviews and recommends approval of the application to amend the Zoning By-law, with a holding provision. The application proposes an appropriate level of infill for a site designated Mixed Use Areas where it is separated from lower height Neighbourhoods by a combination of employment lands and ravine lands. The application proposes to replace all the existing rental units on-site, and provide additional rental units to make up the floor area of the existing development, along with a portion of a new public street and an on-site parkland dedication which is proposed to be combined with lands from the adjacent site at 1881 Steeles Avenue West to complete the street and create a larger park for the future residents of the development. This report reviews and recommends approval of the Rental Housing Demolition Application filed under Chapter 667 of the City of Toronto Municipal Code. The proposal includes 132 replacement rental units and a Tenant Relocation and Assistance Plan that addresses the right of existing eligible tenants to return to replacement rental units at similar rents and financial compensation to mitigate hardship.

3. City Council classify 1875 Steeles Avenue West as a Class 4 Noise Area pursuant to Publication NPC-300 (Environmental Noise Guideline - Stationary and Transportation Sources - Approval and Planning). 4. City Council approve the Rental Housing Demolition Application 20 213395 NNY 06 RH in accordance with Chapter 667 of the Toronto Municipal Code and pursuant to Section 111 of the City of Toronto Act, 2006, which allows for the demolition of 120 existing rental dwelling units located at 1875 Steeles Avenue West, subject to the following conditions: a. The owner shall provide and maintain at least 132 replacement rental dwelling units, including 12 new affordable replacement rental units, on the subject site for a period of at least 20 years beginning from the date that each replacement rental dwelling unit is first occupied and, during which time, no application may be submitted to the City for condominium registration, or for any other conversion to a non-rental housing purpose, or for demolition without providing for replacement. The replacement rental dwelling units shall collectively have a total gross floor area of at least 10,227 square metres (110,090 square feet) and be comprised of at least 1 studio, 30 one-bedroom units, 66 two-bedroom units, and 35 three-bedroom units as generally illustrated in the plans submitted to the City Planning Division dated March 22, 2024. Any revision to these plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning Division; b. The owner shall, as part of the 132 replacement rental dwelling units required in Recommendation 4.a above, provide at least 1 studio, 28 one-bedroom, 53 two-bedroom, and 28 three-bedroom units at affordable rents defined as gross monthly rent no greater than one times the average City of Toronto rent by unit type, as reported annually by the Canada Mortgage and Housing Corporation, and 2 one-bedroom, 13 two-bedroom, and 7 three-bedroom units at mid-range rents, defined as gross monthly rent that exceeds affordable rent but is no greater than 1.5 times the average City of Toronto rent by unit type, all for a period of at least 10 years beginning from the date of first occupancy of each unit. Rents shall not include additional charges for laundry or air conditioning; c. The owner shall provide an acceptable Tenant Relocation and Assistance Plan to all eligible tenants of the 120 existing rental dwelling units proposed to be demolished at 1875 Steeles Avenue West, addressing the right to return to occupy one of the replacement rental dwelling units at similar rents, the provision of rent gap assistance indexed to the end of the notice period, and other assistance to lessen hardship. The Tenant Relocation and Assistance Plan shall be developed in consultation with, and to the satisfaction of, the Chief Planner and Executive Director, City Planning Division; d. The owner shall provide tenant relocation and assistance to all Post Application Tenants, all to the satisfaction of the Chief Planner and Executive Director, City Planning Division; e. The owner shall provide tenants of all 132 replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed 14-storey building (Building C) at no extra charge. Access to, and use of, these amenities shall be on the same terms and conditions as any other resident of the proposed building without the need to pre-book or pay a fee, unless specifically required as a customary practice for private bookings; f. The owner shall provide ensuite laundry in each replacement rental dwelling unit; g. The owner shall provide central air conditioning in each replacement rental dwelling unit; h. The owner shall provide all 132 replacement rental dwelling units with balconies or terraces for private and exclusive access by the tenants of such units; i. The owner shall provide and make available for rent at least 58 vehicle parking spaces to tenants of the replacement rental dwelling units. Such parking spaces shall be made available firstly to returning tenants who previously rented a vehicle parking space, and at similar monthly parking charges that such tenants previously paid. Any remaining vehicle parking spaces shall be made available to tenants of the replacement rental units to the satisfaction of the Chief Planner and Executive Director, City Planning Division; j. The owner shall provide tenants of all replacement rental dwelling units with access to bicycle and visitor parking on the same terms and conditions as any other resident of the proposed development; k. The owner shall provide and make available for rent at least 11 storage lockers to tenants of the replacement rental dwelling units. Such storage lockers shall be made available firstly to returning tenants who previously rented a storage locker, and at similar monthly charges that such tenants previously paid. The remaining storage lockers shall be made available to tenants of the replacement rental units to the satisfaction of the Chief Planner and Executive Director, City Planning Division; l. The 132 replacement rental dwelling units required in recommendation 4.a. above shall be made ready and available for occupancy no later than the date by which 70 percent of the new dwelling units in the proposed development (Buildings A and B), exclusive of the replacement rental dwelling units, are made available and ready for occupancy, subject to any revisions to the satisfaction of the Chief Planner and Executive Director, City Planning; and m. The owner shall enter into, and register on title to the lands at 1875 Steeles Avenue West an agreement pursuant to Section 111 of the City of Toronto Act, 2006 to secure the conditions outlined in Recommendations 4.a. through 4.l. above, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning Division. 5. City Council direct the Chief Planner and Executive Director, City Planning, in consultation with the local Ward Councillor and the City Solicitor, to continue to work with the applicant to explore an in-kind community benefit package pursuant to 37(6) of the Planning Act that includes improvements to the G. Ross Lord Park trailhead on Steeles Avenue West to the east of the site, and to report back to City Council for further instruction on any offer of in-kind community benefits made by the applicant. 6. City Council approve that in accordance with Section 42 of the Planning Act, prior to the earlier of the registration of the draft Plan or Subdivision or the issuance of the first above grade building permit, the Owner shall convey to the City an on-site parkland dedication, having a minimum size of 1,050 square metres, to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor. 7. City Council approve the acceptance of on-site parkland dedication, subject to the Owner transferring the parkland to the City free and clear, above and below grade, of all easements, encumbrances, and encroachments, in an acceptable environmental condition; the Owner may propose the exception of encumbrances of tiebacks, where such an encumbrance is deemed acceptable by the General Manager, Parks, Forestry and Recreation, in consultation with the City Solicitor; and such an encumbrance will be subject to the payment of compensation to the City, in an amount as determined by the General Manager, Parks, Forestry and Recreation and the Executive Director, Corporate Real Estate Management. 8. City Council approve a development charge credit against the Parks and Recreation component of the Development Charges for the design and construction by the Owner of the Above Base Park Improvements to the satisfaction of the General Manager, Parks, Forestry and Recreation. The development charge credit shall be in an amount that is the lesser of the cost to the Owner of designing and constructing the Above Base Park Improvements, as approved by the General Manager, Parks, Forestry and Recreation, and the Parks and Recreation component of development charges payable for the development in accordance with the City's Development Charges By-law, as may be amended from time to time. 9. City Council request the Interim Chief Planner and Executive Director, City Planning to secure the following on the plans and drawings as part of the site plan control application and as part of the site plan agreement to the satisfaction of Interim Chief Planner and Executive Director, City Planning: a. the privately owned publicly-accessible space, having an approximate area of 520 square metres, with the specific design of the privately-owned publicly accessible space and any associated easements, at no cost or expense to the City, to provide public access (where appropriate) to be determined as part of the Site Plan Approval process for this site, to the satisfaction of the Interim Chief Planner and Executive Director, City Planning; and, b. any required revisions to the site plan drawings and/or conditions of approval to address the findings of the updated Natural Heritage Impact Study including a Species at Risk Assessment.