2575 and 2625 Danforth Avenue - Zoning By-law Amendment Application, Rental Housing Demolition and Conversion Application and Site Plan Control - Appeal

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The decision

2024-02-06 · Toronto City Council · adopted

As filed

City Council on February 6 and 7, 2024, adopted the following: 1. City Council direct the City Solicitor and appropriate City staff to attend the Ontario Land Tribunal in opposition to the current application regarding the Zoning By-law Amendment application appeal for the lands at 2575 and 2625 Danforth Avenue and to continue discussions with the applicant in an attempt to resolve outstanding issues. 2. City Council direct the City Solicitor and appropriate City staff to continue to pursue an on-site parkland dedication in the northwest corner of the lands at 2575 and 2625 Danforth Avenue.

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3. City Council direct appropriate City staff to continue negotiations with the applicant on the extension of the lease for the Main Square Community Recreation Centre. 4. In the event that the Ontario Land Tribunal allows the appeals in whole or in part, City Council authorize the City Solicitor to request that the issuance of any final Orders be withheld until such time as the City Solicitor advises that: a. the final form and content of the draft Zoning By-law Amendments are in a form satisfactory to the City Solicitor and the Chief Planner and Executive Director, City Planning; b. the owner has provided confirmation of water, sanitary and stormwater, and traffic capacity to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services and the General Manager, Transportation Services, or the determination of whether holding provisions are required in the Zoning By-law amendment; c. the plans and studies be revised to the satisfaction of the Chief Planner and Executive Director, City Planning, the Chief Engineer and Executive Director, Engineering and Construction Services, the General Manager, Transportation Services, the General Manager, Solid Waste Management Services and the Supervisor, Urban Forestry; d. the owner has secured appropriate improvements to the existing rental buildings at its sole expense and at no cost to tenants and secured the provision of a Construction Mitigation and Tenant Communication Plan; e. the owner has secured replacement of the 19 rental housing units, including the same number of units, bedroom type and size and with similar rents and secured an acceptable Tenant Relocation and Assistance Plan addressing the right for existing and former tenants to return to a replacement rental unit on the lands at similar rents, the provision of alternative accommodation at similar rents, and other assistance to mitigate hardship, all to the satisfaction of the Chief Planner and Executive Director, City Planning; f. City Council has approved the Rental Housing Demolition Application 22 196262 19 RH in accordance with Chapter 667 of the Toronto Municipal Code and pursuant to Section 111 of the City of Toronto Act, 2006, to permit the demolition of 19 existing rental dwellings at 2575 and 2625 Danforth Avenue and the owner has entered into, and registered on title to the lands, one or more agreements with the City, to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor, securing all rental housing-related matters, including tenant relocation and assistance, necessary to implement City Council's decision; and g. the owner has submitted a draft plan of subdivision application to secure, among other matters, the conveyance of land for and construction of new public roads and parkland. 5. City Council authorize the City Solicitor and City staff, in consultation with the Ward Councilor, to amend the existing Section 37 Agreement as required. 6. City Council authorize the City Solicitor and City staff to take any necessary steps to implement City Council's decision.

On the agenda

As the city filed it

On August 26, 2022 the City received applications for a Zoning By-law Amendment application and Site Plan Control (the "Applications") to permit the construction of five new mixed use buildings ranging in height from 15 to 55 storeys (the "Proposal") at 2575 and 2625 Danforth Avenue (the "Site"). Road conveyances will be required to facilitate new east-west and north-south public streets. The Proposal contemplates infill development on the Site, which currently includes four rental buildings ranging in height from 9 to 29 storeys and a Community Recreation Centre with an indoor pool.

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The Community Recreation Centre is also proposed to be demolished with no proposal by the applicant to replace it on site. On August 26, 2022 the City also received a Rental Housing Demolition Application under Chapter 667 of the Municipal Code to permit the demolition of 19 rental housing units on the Site. The applicant appealed the Applications to the Ontario Land Tribunal due to Council not making a decision within the time frame prescribed in the Planning Act. This report recommends that the City Solicitor and appropriate City staff attend the Ontario Land Tribunal hearing to oppose the Proposal in its current form and continue discussions with the applicant to resolve outstanding issues.

Staff recommended

The City Planning Division recommends that: 1. City Council direct the City Solicitor and appropriate City staff to attend the Ontario Land Tribunal in opposition to the current application regarding the Zoning By-law Amendment application appeal for the lands at 2575 and 2625 Danforth Avenue and to continue discussions with the applicant in an attempt to resolve outstanding issues. 2. City Council direct the City Solicitor and appropriate City staff to continue to pursue an on-site parkland dedication in the northwest corner of the lands at 2575 and 2625 Danforth Avenue.

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3. City Council direct appropriate City staff to continue negotiations with the applicant on the extension of the lease for the Main Square Community Recreation Centre. 4. In the event that the Ontario Land Tribunal allows the appeals in whole or in part, City Council authorize the City Solicitor to request that the issuance of any final Orders be withheld until such time as the City Solicitor advises that: a. the final form and content of the draft Zoning By-law Amendments are in a form satisfactory to the City Solicitor and the Chief Planner and Executive Director, City Planning; b. the owner has provided confirmation of water, sanitary and stormwater, and traffic capacity to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services and the General Manager, Transportation Services, or the determination of whether holding provisions are required in the Zoning By-law amendment; c. the plans and studies be revised to the satisfaction of the Chief Planner and Executive Director, City Planning, the General Manager, Engineering and Construction Services, the General Manager, Transportation Services, the General Manager, Solid Waste Management, and the Supervisor, Urban Forestry; d. the owner has secured appropriate improvements to the existing rental buildings at its sole expense and at no cost to tenants and secured the provision of a Construction Mitigation and Tenant Communication Plan; e. the owner has secured replacement of the 19 rental housing units, including the same number of units, bedroom type and size and with similar rents and secured an acceptable Tenant Relocation and Assistance Plan addressing the right for existing and former tenants to return to a replacement rental unit on the lands at similar rents, the provision of alternative accommodation at similar rents, and other assistance to mitigate hardship, all to the satisfaction of the Chief Planner and Executive Director, City Planning; f. City Council has approved the Rental Housing Demolition application 22 196262 19 RH in accordance with Chapter 667 of the Toronto Municipal Code and pursuant to Section 111 of the City of Toronto Act, 2006 to permit the demolition of 19 existing rental dwellings at 2575 and 2625 Danforth Avenue and the owner has entered into, and registered on title to the lands, one or more agreements with the City, to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor, securing all rental housing-related matters, including tenant relocation and assistance, necessary to implement City Council's decision; and g. the owner has submitted a draft plan of subdivision application to secure, among other matters, the conveyance of land for and construction of new public roads and parkland. 5. City Council authorizes the City Solicitor and City staff, in consultation with the Ward Councilor to amend the existing section.37 agreement as required. 6. City Council authorizes the City Solicitor and City staff to take any necessary steps to implement City Council's decision.

Considered

2024-01-24 · Toronto and East York Community Council · adopted
Decision as filed
The Toronto and East York Community Council recommends that: 1. City Council direct the City Solicitor and appropriate City staff to attend the Ontario Land Tribunal in opposition to the current application regarding the Zoning By-law Amendment application appeal for the lands at 2575 and 2625 Danforth Avenue and to continue discussions with the applicant in an attempt to resolve outstanding issues. 2. City Council direct the City Solicitor and appropriate City staff to continue to pursue an on-site parkland dedication in the northwest corner of the lands at 2575 and 2625 Danforth Avenue.
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3. City Council direct appropriate City staff to continue negotiations with the applicant on the extension of the lease for the Main Square Community Recreation Centre. 4. In the event that the Ontario Land Tribunal allows the appeals in whole or in part, City Council authorize the City Solicitor to request that the issuance of any final Orders be withheld until such time as the City Solicitor advises that: a. the final form and content of the draft Zoning By-law Amendments are in a form satisfactory to the City Solicitor and the Chief Planner and Executive Director, City Planning; b. the owner has provided confirmation of water, sanitary and stormwater, and traffic capacity to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services and the General Manager, Transportation Services, or the determination of whether holding provisions are required in the Zoning By-law amendment; c. the plans and studies be revised to the satisfaction of the Chief Planner and Executive Director, City Planning, the Chief Engineer and Executive Director, Engineering and Construction Services, the General Manager, Transportation Services, the General Manager, Solid Waste Management Services and the Supervisor, Urban Forestry; d. the owner has secured appropriate improvements to the existing rental buildings at its sole expense and at no cost to tenants and secured the provision of a Construction Mitigation and Tenant Communication Plan; e. the owner has secured replacement of the 19 rental housing units, including the same number of units, bedroom type and size and with similar rents and secured an acceptable Tenant Relocation and Assistance Plan addressing the right for existing and former tenants to return to a replacement rental unit on the lands at similar rents, the provision of alternative accommodation at similar rents, and other assistance to mitigate hardship, all to the satisfaction of the Chief Planner and Executive Director, City Planning; f. City Council has approved the Rental Housing Demolition Application 22 196262 19 RH in accordance with Chapter 667 of the Toronto Municipal Code and pursuant to Section 111 of the City of Toronto Act, 2006, to permit the demolition of 19 existing rental dwellings at 2575 and 2625 Danforth Avenue and the owner has entered into, and registered on title to the lands, one or more agreements with the City, to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor, securing all rental housing-related matters, including tenant relocation and assistance, necessary to implement City Council's decision; and g. the owner has submitted a draft plan of subdivision application to secure, among other matters, the conveyance of land for and construction of new public roads and parkland. 5. City Council authorize the City Solicitor and City staff, in consultation with the Ward Councilor, to amend the existing Section 37 Agreement as required. 6. City Council authorize the City Solicitor and City staff to take any necessary steps to implement City Council's decision.
2024-02-06 · Toronto City Council · adopted

On the record

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