351, 353, 355, 357, 359, 361, 363, 365, 367, 369, 371, 373, 375 and 377 Marlee Avenue, 2, 4, and 6 Romar Crescent and 265, 269 Viewmount Avenue - Official Plan and Zoning By-law Amendment Application - Decision Report - Approval

A total gross floor area (GFA) of 58,447 square metres is proposed of which 778 square metres is non-residential gross floor area inclusive of a 392 square metre community space as an In-kind Contribution), resulting in a floor space index (FSI) of 11.06. A total of 840 residential units inclusive of 26 rental replacement units, 227 vehicular parking spaces, and 961 bicycle parking spaces are proposed. The subject lands are located within the ongoing Marlee-Glencairn Study Area. The Official Plan Amendment is required to redesignate a portion of the lands from Neighbourhoods to Mixed Use Areas. A Rental Housing Demolition Report will be considered in conjunction with this Report at the July 7, 2026, North York Community Council meeting. The proposal includes the demolition of 16 rental housing units, to be replaced by a total of 26 rental units as part of the new development of the site. A Tenant Assistance Plan is proposed that addresses the right of existing tenants to return to replacement rental units at similar rents and provides financial compensation to mitigate hardship. This report reviews and recommends approval of the application to amend the Official Plan and Zoning By-law. The proposed Official Plan Amendment and Zoning By-law Amendment application is consistent with the Provincial Planning Statement (2024) and conforms to the City's Official Plan.

3. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment and draft Zoning By-law Amendments as may be required. 4. City Council accept the Owner's offer of an in-kind contribution (attached as Appendix 11 to this Report) pursuant to subsection 37(6) of the Planning Act and allow the Owner to provide a minimum 392 square metre Community Space to the satisfaction of the Executive Director, Development Review, Executive Director, Social Development, and Executive Director, Corporation Real Estate Management (the "In-kind Contribution"), in accordance with the following terms: a. the Community Space shall be a minimum of 392 square metres on the first floor of Building "A", in accordance with the terms set out in the in-kind Contribution Agreement identified in Recommendation 6 below; and b. the Owner shall construct and equip the Community Agency Space to Base Building Condition plus fit-out, including but not limited to fixtures and equipment required for full operation, as specified in the in-kind Contribution Agreement; c. the Community Agency Space shall be conveyed to the City, as specified in the in-kind Contribution Agreement; and d. the Community Agency Space shall be operated in accordance with the City's Community Space Tenancy Policy. 5. City Council attribute a value to the In-kind Contribution, equal to 100 percent of 4 percent of the value of the land for the development permissions granting 58,447 square metres of gross floor area (net of any exclusions or exemptions authorized under the Community Benefits Charge By-law), as determined the day before the day the first building permit is issued in respect of the development. 6. City Council authorize the Executive Director, Development Review to enter into an Agreement pursuant to subsection 37(7.1) of the Planning Act (the "In-kind Contribution Agreement") to address the provision of the In-Kind Contribution on terms satisfactory to the Executive Director, Development Review in consultation with the Executive Director, Social Development, Executive Director, Corporate Real Estate Management, and in a form satisfactory to the City Solicitor. 7. City Council determine that the execution and registration of the In-kind Contribution Agreement constitute satisfactory arrangements for the provision of the In-Kind Contribution for the purpose of Applicable Law as defined in the Building Code. 8. City Council direct the City Solicitor to withhold the necessary Bills for enactment until City Council has approved the Rental Housing Demolition Application number 25 254672 NNY 08 RH under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006 to permit the demolition of 16 existing rental dwelling units at 353, 355, 361, 363, 369, 371, 375 Marlee Avenue, 2, 4, 6 Romar Crescent, and 265 and 269 Viewmount Avenue to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor, securing all rental housing-related matters necessary to implement City Council's decision. 9. City Council request that the Owner make reasonable commercial efforts to identify, in consultation with the Executive Director, Development Review, a suitable off-site parkland dedication as a substitution for an on-site parkland dedication that: a. is accessible to the area where the subject site is located; b. is a good physical substitute for any on-site parkland dedication; c. is free and clear, above and below grade, of all easements, encumbrances, and encroachments; d. is in an acceptable environmental condition; and e. the value of the off-site dedication shall not exceed the estimated value of the on-site dedication that would otherwise be required, which value may include the cost of acquiring the land, land transfer tax, typical closing cost and reasonable real estate commissions of up to 5 percent, all to the satisfaction of the Executive Director, Development Review. 10. Should the Executive Director, Development Review, and the Owner agree to a property as a substitution for an on-site parkland dedication, City Council accept the off-site parkland dedication, in full or partial fulfilment of the parkland dedication requirements, pursuant to Section 42 of the Planning Act, with conveyance to the City to occur prior to the issuance of the first above grade building permit in accordance with the following: a. in the event the value of the off-site parkland dedication is less than the value of an on-site parkland dedication, the Owner shall provide a cash-in-lieu payment for the shortfall dedication in accordance with Chapter 415 Article III of the Municipal Code; and b. in the event the Owner is unable to provide a substituted off-site parkland dedication to the City, the Owner will be required to satisfy the parkland dedication requirement through a cash-in-lieu parkland payment prior to the issuance of first above grade building permit in accordance with Chapter 415 Article III of the Municipal Code, all to the satisfaction of the Executive Director, Development Review, and the City Solicitor. 11. Should the off-site parkland dedication be accepted by the Executive Director, Development Review, 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 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 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.