Toronto and East York Community Council
The full agenda, as filed
All 73 items in the clerk’s order. Each carries the city’s own words: the staff recommendation, what the body decided, and its status. Nothing below is written by us.
Items 1 to 25 of 73Show 2550100all
TE12.1deferred
This report recommends that the name "Dream Lane" be approved to identify an existing public lane located north of St. Clair Avenue West, extending between Raglan Avenue and Vaughan Road. This naming proposal complies with the City of Toronto Street Naming Policy which can be found at https://www.toronto.ca/city-government/planning-development/street-naming/
The Toronto and East York Community Council: 1. Deferred consideration of the Item until the May 7, 2024 meeting of the Toronto and East York Community Council.
Staff recommendation as filed
The Director, Engineering Support Services, Engineering and Construction Services recommends that Toronto and East York Community Council: 1. Approve the name "Dream Lane" for an existing public lane located north of St. Clair Avenue West, extending between Raglan Avenue and Vaughan Road.
TE12.2adopted
2453-2469 Bloor Street West - Zoning Amendment - Decision Report - Approval
This application proposes to amend the zoning by-law to permit a 13 storey mixed-use building containing 91 dwelling units and 260 square metres of ground floor retail at 2453-2469 Bloor Street West. Staff are recommending a modified approval of a 10 storey mixed-use building to better support the existing and planned context of this area, and to maintain adequate sunlight on the public realm on Bloor Street West. 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 modified approval of the application to amend the zoning by-law, with a holding provision. The proposal is intended to use mass-timber construction, advancing a sustainable construction method and building.
The Toronto and East York Community Council recommends that: 1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 2453-2469 Bloor Street West substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 5 to the report (March 13, 2024) from the Director, Community Planning, Toronto and East York District. 2. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendment as may be required.
Staff recommendation as filed
The Director, Community Planning, Toronto and East York District recommends that: 1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 2453-2469 Bloor Street West substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 5 to this report. 2. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendment as may be required.
TE12.3adopted
350-396 Queens Quay West - Zoning By-law Amendment Application - Decision Report - Approval
This application proposes to amend the Zoning By-law to permit a 16-storey residential tower above an existing 5-storey parkade (with a total height of 21 storeys, or 66 metres, inclusive of the mechanical penthouse) at 396 Queens Quay West. It also includes additions to the existing buildings at 390 and 396 Queens Quay West, as well as interior and exterior alterations at 350, 370 and 390 Queens Quay West. Overall, the proposal will introduce 249 new dwelling units, 43 new hotel suites, and public realm enhancements along Queens Quay West. This report reviews and recommends approval of the application to amend the Zoning By-law. The proposed new tower and building additions are at appropriate scales for the site and surrounding area. The proposed new residential tower will provide adequate separation and privacy from existing towers to the east and west and will also provide a new supply of rental housing units for the area. Lastly, the proposal includes substantive improvements to the public realm.
The Toronto and East York Community Council recommends that: 1. City Council amend the former City of Toronto Harbourfront Zoning By-law 289-93, as amended by By-law 681-2020 (LPAT) for the lands at 350, 370, 390 and 396 Queens Quay West substantially in accordance with the draft Zoning By-law Amendment included as Attachment 6 to the report (March 8, 2024) from the Director, Community Planning, Toronto and East York District. 2. City Council authorize the City Solicitor to make stylistic and/or technical changes to the draft Zoning By-law Amendment as may be required. 3. City Council direct the City Solicitor to withhold the necessary Bills for enactment until the owner has at its sole cost and expense: a. submitted revised Functional Servicing Report to address matters identified in the Engineering and Construction Services memorandum dated March 4, 2024, to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services; and b. entered into a financially secured agreement(s) with the City to secure the construction of the required improvements, where improvements to the municipal sewer and/or water system are recommended in the revised Functional Servicing Report, as accepted by the Chief Engineer and Executive Director, Engineering and Construction Services.
Staff recommendation as filed
The Director, Toronto and East York District recommends that: 1. City Council amend the former City of Toronto Harbourfront Zoning By-law No. 289-93, as amended by By-law 681-2020 (LPAT) for the lands at 350, 370, 390 and 396 Queens Quay West, substantially in accordance with the draft Zoning By-law Amendment included as Attachment 6 to this report. 2. City Council authorize the City Solicitor to make stylistic and/or technical changes to the draft Zoning By-law Amendment as may be required. 3. City Council withhold introducing the necessary Bills for enacting the Zoning By-law until such time that the owner has at its sole cost and expense: a. Submitted revised Functional Servicing Report to address matters identified in the Engineering and Construction Services memorandum dated March 4, 2024, to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services. b. entered into a financially secured agreement(s) with the City to secure the construction of the required improvements, where improvements to the municipal sewer and/or water system are recommended in the revised Functional Servicing Report, as accepted by the Chief Engineer and Executive Director, Engineering and Construction Services.
TE12.4amended
This report reviews and recommends approval of the application to amend the Official Plan and Zoning By-law to permit a 63-storey mixed-use building with 806 dwelling units, and a minimum of 400 square metres of non-residential gross floor area. 1,300 square metres of gross floor area will be dedicated to new affordable housing. The Official Plan Amendment is required to permit development within 10 metres of the top-of-bank of a ravine, and to allow for the reduction of office uses and provision of a minimum gross floor area as affordable housing.
The Toronto and East York Community Council recommends that: 1. City Council amend the Official Plan, for the lands at 350 Bloor Street East substantially in accordance with the draft Official Plan Amendment included as Attachment 5 to the report (March 14, 2024) from the Director, Community Planning, Toronto and East York District. 2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 350 Bloor Street East substantially in accordance with the draft Zoning By-law Amendment included as Attachment 6 to the report (March 14, 2024) from the Director, Community Planning, Toronto and East York District. 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 Amendment as may be required. 4. City Council direct the City Solicitor to withhold the necessary Bills for enactment, until the owner has, at its sole cost and expense: a. entered into an agreement for the conveyance of at least 16 new affordable rental housing units with the City of Toronto and operator of the social housing program pursuant to Section 453.1 of the City of Toronto Act, 2006, to secure the provision of a social housing program on the lands and registered it in priority against title to the lands, with such terms and conditions satisfactory to the Chief Planner and Executive Director, City Planning, the Executive Director, Housing Secretariat and the City Solicitor, and with such terms and conditions outlined in Attachment 7 to the report (March 14, 2024) from the Director, Community Planning, Toronto and East York District; b. submitted a revised Functional Servicing and Stormwater Management Report for review and acceptance to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services; c. entered into a Municipal Infrastructure Agreement to financially secure the construction of any improvements to the municipal infrastructure in connection with the accepted Functional Servicing Report by the Chief Engineer and Executive Director, Engineering and Construction Services, should it be determined that improvements to such infrastructure are required; and d. submitted a detailed Reconstruction Plan, prepared by a qualified heritage consultant that is substantially in accordance with the reconstruction strategy set out in the Heritage Impact Assessment dated February 12, 2024, prepared by ERA Architects Inc., for the property at 350 Bloor Street East, to the satisfaction of the Senior Manager, Heritage Planning. 5. City Council request that the owner make reasonable commercial efforts to convey off-site parkland to the City equal to the value of the on-site parkland dedication, in fulfilment of the parkland dedication requirements pursuant to Section 42 of the Planning Act, with the off-site parkland dedication to be acceptable to the General Manager, Parks, Forestry and Recreation and free and clear of any above or below grade encumbrances, with the exception of any encumbrances as may be otherwise approved by the General Manager, Parks, Forestry and Recreation, to be conveyed prior to the issuance of the first above grade building permit; and a. in the event that the off-site parkland dedication is less than the value of the on-site parkland dedication, then the owner will pay cash-in-lieu of parkland to make up for the shortfall in parkland dedication, prior to the issuance of the first above grade building permit; b. in the event that the owner is unable to provide an acceptable off-site parkland dedication to the City, the owner will be required to satisfy the parkland dedication requirement through the payment of cash-in-lieu; and c. the value of the cash-in-lieu of parkland dedication will be appraised through Real Estate Services and payment will be required prior to the issuance of the first above grade building permit. 6. City Council request 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, and to report back to City Council for further instruction on any offer of in-kind community benefits made by the applicant. 7. City Council request the Chief Planner and Executive Director, City Planning to secure the following through the site plan approval process: a. an outdoor, publicly accessible source of drinking water; b. outdoor seating, to be located within or adjacent to the public right-of-way for public use, in consultation with Transportation Services; and c. low-carbon energy strategy as part of the site plan agreement that includes at least the following sustainability measures: 1. a highly energy-efficient building envelope; 2. low carbon building heating and cooling, including Energy Recovery Units that provide sensible and latent heat recovery from ventilation in each suite; 3. ample electrical outlets for bicycle charging in the interior bicycle parking area; 4. fixtures and appliances that are efficient in their use of water and energy; 5. rainwater capture, used for site irrigation; 6. electric-only appliances or fireplaces for a minimum of 85 percent of the residential units; 7. motion sensor-controlled LED lighting in common areas; 8. accommodation for future solar photovoltaic system; 9. improved Stormwater Management Measures; 10. installation of outdoor (dark sky) downward lighting; 11. provision of indoor space dedication for household hazardous waste; 12. diversion of 75 percent of total construction waste from landfill; 13. installation of 16.0 metre height of exterior glazing as bird friendly; 14. Electric Vehicle Supply Equipment spaces for 100 percent of motor vehicle parking; 15. installation of cabinet space in kitchen suites for segregated waste; 16. upgrading the cycle-tracks directly in front of 350 Bloor Street East to raised cycle tracks, further enhancing safety for cyclists and promoting the use of alternative modes of transportation for residents of the new building and the wider community; 17. provision of 807 bicycle parking spaces for the 806 residential units, at a rate of 1.0 spaces/unit, to encourage cycling; two bike repair stations are proposed as part of the development; 18. a direct entrance to the bike room from Mount Pleasant Road; 19. narrowing of Mount Pleasant Road on-ramp by implementing a "lane diet" to reduce the width of the travel lane along Mount Pleasant Road; the existing lane measures 7.3 metres - 8.8 metres, and the narrowing will reduce the travel lane to 4.5 metres; this reduction will allow for the addition of approximately 3 metres of boulevard space along the east side of Mount Pleasant Road to be allocated for a wider pedestrian sidewalk with new trees and planting zones; 20. improvements to the Bloor Street East and Mount Pleasant Road intersection to shorten the pedestrian crossing, and to implement further safety measures with raised islands and buffers for cyclists; 21. a detailed feasibility study of the implementation of Toronto Green Standard version 4.0 Tier 2 and geothermal energy to City of Toronto staff; and 22. providing a one-year Bike Share membership for all units at time of occupancy. 8. City Council request the General Manager, Transportation Services to review and report back on the feasibility of amending Schedule B of the City of Toronto Municipal Code Chapter 925, Permit Parking, to exclude the development located at 350 Bloor Street East from Permit Parking. 9. City Council request the applicant to regularly consult the Bloor East Residents' Association in the preparation of its site plan, as the applicant has committed to do.
Staff recommendation as filed
The Director, Community Planning Toronto and East York District recommends that: 1. City Council amend the Official Plan, for the lands at 350 Bloor Street East substantially in accordance with the draft Official Plan Amendment included as Attachment 5 to this report. 2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 350 Bloor Street East substantially in accordance with the draft Zoning By-law Amendment included as Attachment 6 to this report. 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 Amendment as may be required. 4. City Council direct the City Solicitor to withhold the necessary Bills for enactment, until the owner has, at its sole cost and expense: a. entered into an agreement for the conveyance of at least 16 new affordable rental housing units with the City of Toronto and operator of the social housing program pursuant to Section 453.1 of the City of Toronto Act, 2006 to secure the provision of a social housing program on the lands and registered it in priority against title to the lands, with such terms and conditions satisfactory to the Chief Planner and Executive Director, City Planning, and Executive Director, Housing Secretariat and the City Solicitor, and with such terms and conditions outlined in Attachment 7 of the report (March 14, 2024); and b. submitted a revised Functional Servicing and Stormwater Management Report for review and acceptance to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services; and c. entered into a Municipal Infrastructure Agreement to financially secure the construction of any improvements to the municipal infrastructure in connection with the accepted Functional Servicing Report by the Chief Engineer and Executive Director, Engineering and Construction Services, should it be determined that improvements to such infrastructure are required; and d. submitted a detailed Reconstruction Plan, prepared by a qualified heritage consultant that is substantially in accordance with the reconstruction strategy set out in the Heritage Impact Assessment dated February 12, 2024, prepared by ERA Architects Inc., for the property at 350 Bloor Street East, to the satisfaction of the Senior Manager, Heritage Planning. 5. City Council request that the owner make reasonable commercial efforts to convey off-site parkland to the City equal to the value of the on-site parkland dedication, in fulfilment of the parkland dedication requirements pursuant to Section 42 of the Planning Act, with the off-site parkland dedication to be acceptable to the General Manager, Parks, Forestry and Recreation and free and clear of any above or below grade encumbrances, with the exception of any encumbrances as may be otherwise approved by the General Manager, Parks, Forestry and Recreation, to be conveyed prior to the issuance of the first above grade building permit; and a. in the event that the off-site parkland dedication is less than the value of the on-site parkland dedication, then the owner will pay cash-in-lieu of parkland to make up for the shortfall in parkland dedication, prior to the issuance of the first above grade building permit; b. in the event that the owner is unable to provide an acceptable off-site parkland dedication to the City, the owner will be required to satisfy the parkland dedication requirement through the payment of cash-in-lieu; and c. the value of the cash-in-lieu of parkland dedication will be appraised through Real Estate Services and payment will be required prior to the issuance of the first above grade building permit. 6. City Council request 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, and to report back to City Council for further instruction on any offer of in-kind community benefits made by the applicant.
TE12.5forwarded without recommendation
This report reviews and recommends approval of the application to amend the Official Plan and Zoning By-law to re-designate the lands from Neighbourhoods to Apartment Neighbourhoods, and to permit an 11-storey (39.5 metres excluding mechanical penthouse) residential building with 64 dwelling units. The application also proposes to demolish three rental dwelling units located in the 3-storey designated heritage building at 171 Lowther Avenue, which is proposed to be partially conserved and integrated within the new development.
The Toronto and East York Community Council forwards the Item to City Council without recommendation.
Staff recommendation as filed
The Director, Community Planning, Toronto and East York District recommends that: 1. City Council amend the Official Plan, for the lands at 171-175 Lowther Avenue substantially in accordance with the draft Official Plan Amendment attached as Attachment 5 to this report. 2. City Council amend Zoning By-law 569-2013, for the lands at 171-175 Lowther Avenue substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 6 to this report. 3. City Council authorize the City Solicitor to make such stylistic and technical changes to the Official Plan Amendment and Zoning By-law Amendments may be required. 4. City Council require the owner to provide and implement an acceptable Tenant Relocation and Assistance Plan, to the satisfaction of the Chief Planner and Executive Director, City Planning Division, for Eligible Tenants of the existing 3 rental dwelling units proposed to be demolished, addressing financial compensation and other assistance to lessen hardship, including the provision of rent gap payments; 5. City Council require the owner to enter into an agreement or legal undertaking with the City, to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning, securing the implementation of the Tenant Relocation and Assistance Plan required by Recommendation Number 4 above prior to the issuance of the Notice of Approval Conditions for Site Plan Approval by the Chief Planner and Executive Director, City Planning or their designate, pursuant to Section 114 of the City of Toronto Act, 2006; 6. City Council request that the owner make reasonable commercial efforts to convey off-site parkland to the City equal to the value of the on-site parkland dedication, in fulfilment of the parkland dedication requirements pursuant to Section 42 of the Planning Act, with the off-site parkland dedication to be acceptable to the General Manager, Parks, Forestry and Recreation and free and clear of any above or below grade encumbrances, with the exception of any encumbrances as may be otherwise approved by the General Manager, Parks, Forestry and Recreation, to be conveyed prior to the issuance of the first above grade building permit; and a. in the event that the off-site parkland dedication is less than the value of the on-site parkland dedication, then the owner will pay cash-in-lieu of parkland to make up for the shortfall in parkland dedication, prior to the issuance of the first above grade building permit; b. in the event that the owner is unable to provide an acceptable off-site parkland dedication to the City, the owner will be required to satisfy the parkland dedication requirement through the payment of cash-in-lieu; and c. the value of the cash-in-lieu of parkland dedication will be appraised through Real Estate Services and payment will be required prior to the issuance of the first above grade building permit.
TE12.6amended
931 Yonge Street - Zoning By-law Amendment Application - Decision Report - Approval
This report reviews and recommends approval of the application to amend the Zoning By-law to permit a 32-storey (99.3 metres, excluding the mechanical penthouse) mixed-use building with 250 dwelling units, and 150 square metres of commercial space on the ground floor. The application is part of the ModernTO program and proposes a minimum of 33 percent of the units to be secured as affordable.
The Toronto and East York Community Council recommends that: 1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 931 Yonge Street substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 7 to the report (March 14, 2024) from the Director, Community Planning, Toronto and East York District. 2. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendment as may be required. 3. City Council request the General Manager, Transportation Services to review and report back on the feasibility of amending Schedule B of the City of Toronto Municipal Code Chapter 925, Permit Parking, to exclude the development located at 931 Yonge Street from Permit Parking.
Staff recommendation as filed
The Director, Community Planning, Toronto and East York District recommends that: 1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 931 Yonge Street substantially in accordance with the draft Zoning By-law Amendment attached as Attachment No. 7 to this report. 2. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendment as may be required.
TE12.7amended
This report reviews and recommends approval of the application to amend the Official Plan and Zoning By-law to permit a 56-storey (176.5 metres, excluding mechanical penthouse) residential building at 34-42 Maitland Street. The proposal includes 532 dwelling units with 55 rental replacement units. The Official Plan amendment to Site and Area Specific Policy (SASP) 382 is required to permit a tall building on the site. This report recommends approval of the Rental Housing Demolition application, including a Tenant Relocation and Assistance Plan, that addresses the right for existing tenants to return to replacement rental dwelling units at similar rent and financial compensation to lessen hardship. The site contains two Part IV designated heritage properties at 36-42 Maitland Street. The front façades of the heritage buildings are proposed to be retained in situ, while portions of the west façade of 36 Maitland Street and the east façade of 42 Maitland Street are proposed to be panelized and reassembled.
The Toronto and East York Community Council recommends that: 1. City Council amend the Official Plan for the lands at 34-42 Maitland Street substantially in accordance with the draft Official Plan Amendment attached as Attachment 5 to the report (March 14, 2024) from the Director, Community Planning, Toronto and East York District. 2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 34-42 Maitland Street substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 6 to the report (March 14, 2024) from the Director, Community Planning, Toronto and East York District. 3. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan and Zoning By-law Amendments as may be required. 4. Before introducing the necessary Bills to City Council for enactment, City Council require the owner to submit a Functional Servicing Report for review and acceptance to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services; the report will determine whether the municipal water, sanitary and storm sewer systems can support the proposed development and whether upgrades or improvements of the existing municipal infrastructure are required. 5. City Council approve the Rental Housing Demolition Application (File 23 103089 STE 13 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 55 existing rental dwelling units located at 36-42 Maitland Street, subject to the following conditions: a. the owner shall provide and maintain 55 replacement rental dwelling 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 3,876.4 square metres and be comprised of 3 studio units, 26 one-bedroom units, and 26 two-bedroom units as generally illustrated in the plans submitted to the City Planning Division dated February 23, 2024; and any revision to these plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning; b. the owner shall, as part of the 55 replacement rental dwelling units required in Recommendation 5.a. above, provide at least 2 one-bedroom units, and 9 two-bedroom units at affordable rents, 3 studio units, and 2 one-bedroom units at mid-range (affordable) rents, and 21 one-bedroom units, and 17 two-bedroom units at mid-range (moderate) rents as currently defined in the City's Official Plan, all for a period of at least 10 years beginning from the date of first occupancy of each unit; the rent of the remaining 1 one-bedroom replacement rental dwelling units is not required to be affordable or mid-range; and rents shall not include additional charges for ensuite laundry or central air conditioning; c. the owner shall provide an acceptable Tenant Relocation and Assistance Plan to all Eligible Tenants of the 55 existing rental dwelling units proposed to be demolished at 36-42 Maitland Street, addressing the right to return to occupy one of the replacement rental dwelling units at similar rents, the provision of rent gap assistance, 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; 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; e. the owner shall provide tenants of all 55 replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed 56-storey building; access to, and use of, these amenities shall be on the same terms and conditions as any other resident of the building without the need to pre-book or pay a fee, unless specifically required as an established 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 and make available for rent at least 9 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; and the 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; i. 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 building; j. the replacement rental dwelling units required in Recommendation 5.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, 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 k. the owner shall enter into, and register on title to the lands at 34-42 Maitland Street an Agreement pursuant to Section 111 of the City of Toronto Act, 2006, to secure the conditions outlined in Recommendations 5.a. through 5.j. above, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning. 6. City Council authorize the Chief Planner and Executive Director, City Planning to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code for the demolition of the 55 existing rental dwelling units located at 36-42 Maitland Street after all the following have occurred: a. all conditions in Recommendation 5 above have been fully satisfied and secured; b. the issuance of the Notice of Approval Conditions for site plan approval by the Chief Planner and Executive Director, City Planning or their designate, pursuant to Section 114 of the City of Toronto Act, 2006; c. the issuance of excavation and shoring permits (conditional or full permit) for the approved development on the site; and d. the owner has confirmed, in writing, that the 55 existing rental dwelling units are vacant. 7. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 6 above. 8. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Residential Demolition Permit under Section 33 of the Planning Act and Chapter 363 of the Toronto Municipal Code for 36-42 Maitland Street after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 7 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to section 6.2 of Chapter 363, on condition that: a. the owner removes all debris and rubble from the site immediately after demolition; b. the owner erects solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building; c. the owner erects the proposed building on site no later than 3 years from the date that demolition of the existing rental dwelling units commences, subject to the timeframe being extended to the discretion of the Chief Planner and Executive Director, City Planning; and d. should the owner fail to complete the proposed building within the time specified in Recommendation 8.c. above, the City Clerk shall be entitled to enter on the collector's roll, as with municipal property taxes, an amount equal to the sum of twenty thousand dollars ($20,000.00) per dwelling unit for which a demolition permit is issued, and that such amount shall, until payment, be a lien or charge upon the land for which the Residential Demolition Permit is issued. 9. City Council authorize the appropriate City officials to take such actions as are necessary to implement City Council's decision, including execution of the Section 111 Agreement and any other related agreements.
Staff recommendation as filed
The Director, Community Planning, Toronto and East York District recommends that: 1. City Council amend the Official Plan for the lands at 34-42 Maitland Street substantially in accordance with the draft Official Plan Amendment attached as Attachment 5 to this report. 2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 34-42 Maitland Street substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 6 to this report. 3. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan and Zoning By-law Amendments as may be required. 4. Before introducing the necessary bills to City Council for enactment, require the owner to submit a Functional Servicing Report for review and acceptance to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services. The report will determine whether the municipal water, sanitary and storm sewer systems can support the proposed development and whether upgrades or improvements of the existing municipal infrastructure are required. 5. City Council approve the Rental Housing Demolition Application (File number: 23 103089 STE 13 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 55 existing rental dwelling units located at 36-42 Maitland Street, subject to the following conditions: a. the owner shall provide and maintain 55 replacement rental dwelling 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 3,876.4 square metres and be comprised of 3 studio units, 26 one-bedroom units, and 26 two-bedroom units as generally illustrated in the plans submitted to the City Planning Division dated February 23, 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 55 replacement rental dwelling units required in Recommendation 5.a above, provide at least 2 one-bedroom units, and 9 two-bedroom units at affordable rents, 3 studio units, and 2 one-bedroom units at mid-range (affordable) rents, and 21 one-bedroom units, and 17 two-bedroom units at mid-range (moderate) rents as currently defined in the City's Official Plan, all for a period of at least 10 years beginning from the date of first occupancy of each unit. The rent of the remaining 1 one-bedroom replacement rental dwelling units is not required to be affordable or mid-range. Rents shall not include additional charges for ensuite laundry or central air conditioning; c. the owner shall provide an acceptable Tenant Relocation and Assistance Plan to all Eligible Tenants of the 55 existing rental dwelling units proposed to be demolished at 36-42 Maitland Street, addressing the right to return to occupy one of the replacement rental dwelling units at similar rents, the provision of rent gap assistance, 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 55 replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed 56-storey building. Access to, and use of, these amenities shall be on the same terms and conditions as any other resident of the building without the need to pre-book or pay a fee, unless specifically required as an established 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 and make available for rent at least 9 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. The 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; i. 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 building; j. the replacement rental dwelling units required in recommendation 5.a. above shall be made ready and available for occupancy no later than the date by which 70% of the new dwelling units in the proposed development, 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 k. the owner shall enter into, and register on title to the lands at 34-42 Maitland Street an agreement pursuant to Section 111 of the City of Toronto Act, 2006 to secure the conditions outlined in Recommendations 5.a. through 5.j. above, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning Division. 6. City Council authorize the Chief Planner and Executive Director, City Planning Division, to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code for the demolition of the 55 existing rental dwelling units located at 36-42 Maitland Street after all the following have occurred: a. all conditions in Recommendation 5 above have been fully satisfied and secured; b. the issuance of the Notice of Approval Conditions for site plan approval by the Chief Planner and Executive Director, City Planning Division or their designate, pursuant to Section 114 of the City of Toronto Act, 2006; c. the issuance of excavation and shoring permits (conditional or full permit) for the approved development on the site; and d. the owner has confirmed, in writing, that the 55 existing rental dwelling units are vacant. 7. City Council authorize the Chief Building Official and Executive Director, Toronto Building Division to issue a Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code after the Chief Planner and Executive Director, City Planning Division has given Preliminary Approval referred to in Recommendation 6 above. 8. City Council authorize the Chief Building Official and Executive Director, Toronto Building Division to issue a Residential Demolition Permit under Section 33 of the Planning Act and Chapter 363 of the Toronto Municipal Code for 36-42 Maitland Street after the Chief Planner and Executive Director, City Planning Division has given Preliminary Approval referred to in Recommendation 7 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to section 6.2 of Chapter 363, on condition that: a. the owner removes all debris and rubble from the site immediately after demolition; b. the owner erects solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building; c. the owner erects the proposed building on site no later than 3 years from the date that demolition of the existing rental dwelling units commences, subject to the timeframe being extended to the discretion of the Chief Planner and Executive Director, City Planning Division; and d. should the owner fail to complete the proposed building within the time specified in Recommendation 8.c. above, the City Clerk shall be entitled to enter on the collector's roll, as with municipal property taxes, an amount equal to the sum of twenty thousand dollars ($20,000.00) per dwelling unit for which a demolition permit is issued, and that such amount shall, until payment, be a lien or charge upon the land for which the Residential Demolition Permit is issued. 9. City Council authorize the appropriate City officials to take such actions as are necessary to implement City Council's decision, including execution of the Section 111 Agreement and any other related agreements.
TE12.8amended
This report reviews and recommends approval of the application to amend the Official Plan and Zoning By-law to permit a 75-storey mixed-use building (254 metres including mechanical penthouse) containing residential and retail uses on 646-664 Yonge Street and 2-4 Irwin Avenue. The proposal includes 647 dwelling units (including 15 rental replacement units) and 364 square metres of non-residential retail space fronting onto Yonge Street and Irwin Avenue. A new 136 square metre open space is proposed along Irwin Avenue. The Official Plan Amendment to Site and Area Specific Policy 382 is required to permit the proposed building on the site. The site contains Part IV designated heritage properties at 650 and 664 Yonge Street. The development proposal involves the in-situ retention of a portion of both significant heritage buildings, including the front elevations. 654-658 and 646-648 Yonge Street will be reconstructed to match the historic design. This report also reviews and recommends approval of the Rental Housing Demolition Application. The proposal includes a Tenant Relocation and Assistance Plan that addresses the right of existing tenants to return to replacement rental units at similar rents and financial compensation to mitigate hardship.
The Toronto and East York Community Council recommends that: 1. City Council amend the Official Plan for the lands at 646-664 Yonge Street and 2-4 Irwin Avenue substantially in accordance with the draft Official Plan Amendment attached as Attachment 5 to the revised report (March 28, 2024) from the Director, Community Planning, Toronto and East York District. 2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 646-664 Yonge Street substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 6 to the revised report (March 28, 2024) from the Director, Community Planning, Toronto and East York District. 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 Amendment as may be required. 4. City Council approve the Rental Housing Demolition Application (File 22 242933 STE 13 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 15 existing rental dwelling units located at 648 Yonge Street, 660 Yonge Street and 664 Yonge Street subject to the following conditions: a. the owner shall provide and maintain 15 replacement rental dwelling 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 15 replacement rental dwelling units shall be comprised of 1 studio unit, 10 one-bedroom units, and 4 two-bedroom units as generally illustrated in the plans submitted to the City Planning Division dated October 11, 2023; any revision to these plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning; b. the owner shall, as part of the 15 replacement rental dwelling units required in Recommendation 4.a. above, provide at least 1 studio replacement rental dwelling unit at affordable rent, 1 one-bedroom unit at mid-range (affordable) rent, and 9 one-bedroom units, and 4 two-bedroom units at mid-range (moderate) rents as currently defined in the City's Official Plan, all for a period of at least 10 years beginning from the date of first occupancy of the replacement rental units; c. the owner shall provide an acceptable Tenant Relocation and Assistance Plan for all Eligible Tenants of the 15 existing rental dwelling units proposed to be demolished at 648 Yonge Street, 660 Yonge Street, and 664 Yonge Street, addressing the right to return to occupy one of the replacement rental dwelling units at similar rents, the provision of rent gap assistance, and other assistance to mitigate 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; 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; e. the owner shall provide tenants of all 15 replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed 75-storey mixed-use building 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 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 within the proposed mixed-use building at no extra charge; g. the owner shall provide central air conditioning in each replacement rental dwelling unit within the proposed mixed-use building at no extra charge; h. the owner shall provide tenants of the 15 replacement rental dwelling units with access to all bicycle and visitor parking on the same terms and conditions as any other resident of the proposed mixed-use building; i. the 15 replacement rental units 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, exclusive of the replacement rental 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 j. the owner shall enter into, and register on title at 646-664 Yonge Street and 2-4 Irwin Avenue, an Agreement pursuant to Section 111 of the City of Toronto Act, 2006, to secure the conditions outlined above, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning. 5. City Council authorize the Chief Planner and Executive Director, City Planning to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code for the demolition of the 15 existing rental dwelling units located at 648 Yonge Street, 660 Yonge Street and 664 Yonge Street after all the following have occurred: a. all conditions in Recommendation 4 above have been fully satisfied and secured; b. the issuance of the Notice of Approval Conditions for Site Plan approval by the Chief Planner and Executive Director, City Planning or their designate, pursuant to Section 114 of the City of Toronto Act, 2006 or as otherwise authorized by the Chief Planner and Executive Director, City Planning; c. the issuance of excavation and shoring permits (conditional or full permit) for the approved development on the site; and d. the owner has confirmed, in writing, that all existing rental dwelling units proposed to be demolished are vacant. 6. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 5 above. 7. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Residential Demolition Permit under Section 33 of the Planning Act and Chapter 363 of the Toronto Municipal Code for 648 Yonge Street, 660 Yonge Street and 664 Yonge Street after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 6 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to section 6.2 of Chapter 363, on condition that: a. the owner removes all debris and rubble from the site immediately after demolition; b. the owner erects solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building; c. the owner erects the proposed building on the site no later than 3 years from the date on which the demolition of the existing rental dwelling units commences, subject to the timeframe being extended to the discretion of the Chief Planner and Executive Director, City Planning; and d. should the owner fail to complete the proposed building within the time specified in Recommendation 7.c. above, the City Clerk shall be entitled to enter on the collector's roll, as with municipal property taxes, an amount equal to the sum of twenty thousand dollars ($20,000.00) per dwelling unit for which a demolition permit is issued, and that such amount shall, until payment, be a lien or charge upon the land for which the Residential Demolition Permit is issued. 8. City Council authorize the appropriate City officials to take such actions as are necessary to implement City Council's decision, including execution of the Section 111 Agreement and other related agreements. 9. City Council approve that the required parkland dedication of 134 square metres pursuant to Section 42 of the Planning Act for lands municipally known as 646-664 Yonge Street and 2-4 Irwin Avenue ("646 Yonge Parkland Dedication") may be fulfilled, in whole or in part, by the over-dedication of 302 square metres of on-site parkland secured in connection with the rezoning approval for the property municipally known as 475 Yonge Street (the "Over-Dedication Credit Lands"), in accordance with City Council Decision Item 2023.TE8.5, and subject to the following: a. prior to the issuance of the first above-grade building permit for the 646-664 Yonge Street and 2-4 Irwin Avenue development, there is a Section 37 Agreement and a section 118 restriction under the Land Titles Act registered on title to lands municipally known as 475 Yonge Street securing the Over Dedication Credit Lands; b. the General Manager, Parks, Forestry and Recreation has confirmed in writing that the over-dedication credit has not been fully used by other benefitting developments, and the amount of over-dedication remaining; c. if, prior to the issuance of the first above grade building permit for the 646-664 Yonge Street and 2-4 Irwin Avenue development, a Section 37 Agreement and Section 118 restriction under the Land Titles Act securing the Over Dedication Lands have not been registered, or the General Manager, Parks, Forestry and Recreation has confirmed there is no over-dedication credit remaining or there is insufficient credit remaining to fully fulfil the 646 Yonge Parkland Dedication requirement, then the owner of the 646-664 Yonge Street and 2-4 Irwin Avenue shall provide a cash-in-lieu of land payment to fulfil or partially fulfil the 646 Yonge Parkland Dedication in accordance with Chapter 415, Article III of the Toronto Municipal Code, all to the satisfaction of the General Manager, Parks, Forestry and Recreation; d. if there is confirmed over-dedication credit remaining which can fulfil or partially fulfil the 646 Yonge Parkland Dedication, and the owner of 646-664 Yonge Street and 2-4 Irwin Avenue elects to use the over dedication credit but the Over-Dedication Credit Lands have not yet been conveyed to the City, the owner of 646-664 Yonge Street and 2-4 Irwin Avenue or the owner of 475 Yonge Street shall provide the City with a Letter of Credit, in the City's standard form, to secure the value of the cash-in-lieu of land payment for the 646 Yonge Parkland Dedication or part thereof that will be fulfilled by the over dedication credit on the 475 Yonge Street lands, prior to the issuance of the first above-grade building permit for the 646-664 Yonge Street and 2-4 Irwin Avenue development, all to the satisfaction of the General Manager, Parks, Forestry and Recreation, and the amount of over-dedication credit remaining shall be reduced by the amount being used to fulfil or partially fulfil the 646 Yonge Parkland Dedication; e. the Letter of Credit required in Recommendation 9.d. above shall be indexed upwards in accordance with the Non-Residential Building Construction Price Index for the Toronto Census Metropolitan Area, as reported quarterly by Statistics Canada in Building Construction Price Indexes Publication 18-10-0135-01, or its successor two years from the date it is received by the City and increased on each succeeding anniversary date by the amount of the Construction Price Index for the previous year, all to the satisfaction of the General Manager, Parks, Forestry and Recreation; and f. if the conveyance of the Over-Dedication Lands described in Part 8.a.ii. of City Council Decision Item 2023.TE8.5 has not occurred within six years from the date the Letter of Credit required in Recommendation 9.d. above is received by the City, the City may draw upon the Letter of Credit for a cash-in-lieu of land payment in fulfilment or partial fulfilment of the parkland dedication requirements for the 646-664 Yonge Street and 2-4 Irwin Avenue development and neither the owner of 646-664 Yonge Street and 2-4 Irwin Avenue or the owner of 475 Yonge Street may object. 10. Before introducing the necessary Bills to City Council for enactment, City Council require the owner to: a. enter into a Heritage Easement Agreement with the City for the properties at 650 (650A and 652) and 664 Yonge Street substantially in accordance with the plans and drawings dated November 10, 2023, prepared by AS + GG Canada Partnership and the Heritage Impact Assessment dated December 16, 2022, prepared by ERA Architects Inc., subject to and in accordance with the Conservation Plan required in Recommendation 10.b. below, to the satisfaction of the Senior Manager, Heritage Planning, including execution of such agreement to the satisfaction of the City Solicitor; b. provide a detailed Conservation Plan, prepared by a qualified heritage consultant that is consistent with the conservation strategy set out in the Heritage Impact Assessment dated December 16, 2022, prepared by ERA Architects Inc., to the satisfaction of the Senior Manager, Heritage Planning; c. provide a Reconstruction Plan for the properties at 646, 648, 654, 656 and 658 Yonge Street that is consistent with the conservation strategy set out in the Heritage Impact Assessment dated December 16, 2022, prepared by ERA Architects Inc., prepared by a qualified heritage consultant, with such Plan being satisfactory to the Senior Manager, Heritage Planning; d. withdraw their appeal(s) of the Historic Yonge Street Heritage Conservation District Plan as it relates to 646-664 Yonge Street and 2-4 Irwin Avenue, and if not an appellant, but rather a party to such appeals, the owner shall withdraw as a party and not seek any party or participant status on the appeals, or advise the City Solicitor, in writing, that they shall not object to the Historic Yonge Street Heritage Conservation District Plan and only maintain a monitoring brief of the hearing on the merits; and e. enter into an Agreement, or similar legal instrument, between the owner of 646-664 Yonge Street and 2-4 Irwin Avenue, the owner of 668 Yonge Street, and the City as applicable, to be registered on title to 668 Yonge Street that would prevent the erection of a building above the existing height permissions, to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor. 11. City Council authorize the City Solicitor and appropriate City staff to take such necessary steps, as required, to implement City Council's decision.
Staff recommendation as filed
The Director, Community Planning, Toronto and East York District recommends that: 1. City Council amend the Official Plan for the lands at 646-664 Yonge Street and 2-4 Irwin Avenue substantially in accordance with the draft Official Plan Amendment attached as Attachment 5 to this report. 2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 646-664 Yonge Street substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 6 to this report. 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 Amendment as may be required. 4. City Council approve the Rental Housing Demolition Application (File Number 22 242933 STE 13 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 15 existing rental dwelling units located at 648 Yonge Street, 660 Yonge Street, and 664 Yonge Street subject to the following conditions: a. the owner shall provide and maintain 15 replacement rental dwelling 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 15 replacement rental dwelling units shall be comprised of 1 studio unit, 10 one-bedroom units, and 4 two-bedroom units as generally illustrated in the plans submitted to the City Planning Division dated October 11, 2023. 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 15 replacement rental dwelling units required in Recommendation 4.a above, provide at least 1 studio replacement rental dwelling unit at affordable rent, and 1 studio unit, 9 one-bedroom units, and 4 two-bedroom units at mid-range (moderate) rents, as currently defined in the City's Official Plan, all for a period of at least 10 years beginning from the date of first occupancy of the replacement rental units; c. the owner shall provide an acceptable Tenant Relocation and Assistance Plan for all Eligible Tenants of the 15 existing rental dwelling units proposed to be demolished at 648 Yonge Street, 660 Yonge Street, and 664 Yonge Street, addressing the right to return to occupy one of the replacement rental dwelling units at similar rents, the provision of rent gap assistance, and other assistance to mitigate 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 15 replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed 75-storey mixed-use building 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 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 within the proposed mixed-use building at no extra charge; g. the owner shall provide central air conditioning in each replacement rental dwelling unit within the proposed mixed-use building at no extra charge; h. the owner shall provide tenants of the 15 replacement rental dwelling units with access to all bicycle and visitor parking on the same terms and conditions as any other resident of the proposed mixed-use building; i. the 15 replacement rental units shall be made ready and available for occupancy no later than the date by which seventy percent (70%) of the new dwelling units in the proposed development, exclusive of the replacement rental units, are made available and ready for occupancy, subject to any revisions to the satisfaction of the Chief Planner and Executive Director, City Planning Division; and j. The owner shall enter into, and register on title at 646-664 Yonge Street and 2-4 Irwin Avenue, an agreement pursuant to Section 111 of the City of Toronto Act, 2006, to secure the conditions outlined above, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning Division. 5. City Council authorize the Chief Planner and Executive Director, City Planning Division, to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code for the demolition of the 15 existing rental dwelling units located at 648 Yonge Street, 660 Yonge Street, and 664 Yonge Street after all the following have occurred: a. all conditions in Recommendation 4 above have been fully satisfied and secured; b. the issuance of the Notice of Approval Conditions for Site Plan approval by the Chief Planner and Executive Director, City Planning Division or their designate, pursuant to Section 114 of the City of Toronto Act, 2006 or as otherwise authorized by the Chief Planner and Executive Director, City Planning; c. the issuance of excavation and shoring permits (conditional or full permit) for the approved development on the site; and d. the owner has confirmed, in writing, that all existing rental dwelling units proposed to be demolished are vacant. 6. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code after the Chief Planner and Executive Director, City Planning Division has given Preliminary Approval referred to in Recommendation 5 above. 7. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Residential Demolition Permit under Section 33 of the Planning Act and Chapter 363 of the Toronto Municipal Code for 648 Yonge Street, 660 Yonge Street, and 664 Yonge Street after the Chief Planner and Executive Director, City Planning Division has given Preliminary Approval referred to in Recommendation 6 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to section 6.2 of Chapter 363, on condition that: a. the owner removes all debris and rubble from the site immediately after demolition; b. the owner erects solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building; c. the owner erects the proposed building on the site no later than 4 years from the date on which the demolition of the existing rental dwelling units commences, subject to the timeframe being extended to the discretion of the Chief Planner and Executive Director, City Planning; and, d. should the owner fail to complete the proposed building within the time specified in Recommendation 7.c. above, the City Clerk shall be entitled to enter on the collector's roll, as with municipal property taxes, an amount equal to the sum of twenty thousand dollars ($20,000.00) per dwelling unit for which a demolition permit is issued, and that such amount shall, until payment, be a lien or charge upon the land for which the Residential Demolition Permit is issued. 8. City Council authorize the appropriate City officials to take such actions as are necessary to implement City Council's decision, including execution of the Section 111 agreement and other related agreements. 9. City Council approve that the required parkland dedication of 134 square metres pursuant to Section 42 of the Planning Act for lands municipally known as 646-664 Yonge Street and 2-4 Irwin Avenue ("646 Yonge Parkland Dedication") may be fulfilled, in whole or in part, by the over-dedication of 302 square metres of on-site parkland secured in connection with the rezoning approval for the property municipally known as 475 Yonge Street (the "Over-Dedication Credit Lands"), in accordance with City Council Decision Item TE8.5, and subject to the following: a. prior to the issuance of the first above-grade building permit for the 646-664 Yonge Street and 2-4 Irwin Avenue development, there is a Section 37 Agreement and a section 118 restriction under the Land Titles Act registered on title to lands municipally known as 475 Yonge Street securing the Over Dedication Credit Lands; b. the General Manager, Parks, Forestry and Recreation has confirmed in writing that the over-dedication credit has not been fully used by other benefitting developments, and the amount of over-dedication remaining; c. if, prior to the issuance of the first above grade building permit for the 646-664 Yonge Street and 2-4 Irwin Avenue development, a Section 37 Agreement and Section 118 restriction under the Land Titles Act securing the Over Dedication Lands have not been registered, or the General Manager, Parks, Forestry and Recreation has confirmed there is no over-dedication credit remaining or there is insufficient credit remaining to fully fulfil the 646 Yonge Parkland Dedication requirement, then the owner of the 646-664 Yonge Street and 2-4 Irwin Avenue shall provide a cash-in-lieu of land payment to fulfil or partially fulfil the 646 Yonge Parkland Dedication in accordance with Chapter 415, Article III of the Toronto Municipal Code, all to the satisfaction of the General Manager, Parks, Forestry and Recreation; d. if there is confirmed over-dedication credit remaining which can fulfil or partially fulfil the 646 Yonge Parkland Dedication, and the owner of 646-664 Yonge Street and 2-4 Irwin Avenue elects to use the over dedication credit but the Over-Dedication Credit Lands have not yet been conveyed to the City, the owner of 646-664 Yonge Street and 2-4 Irwin Avenue or the owner of 475 Yonge Street shall provide the City with a Letter of Credit, in the City's standard form, to secure the value of the cash-in-lieu of land payment for the 646 Yonge Parkland Dedication or part thereof that will be fulfilled by the over dedication credit on the 475 Yonge Street lands, prior to the issuance of the first above-grade building permit for the 646-664 Yonge Street and 2-4 Irwin Avenue development, all to the satisfaction of the General Manager, Parks, Forestry and Recreation, and the amount of over-dedication credit remaining shall be reduced by the amount being used to fulfil or partially fulfil the 646 Yonge Parkland Dedication; e. the Letter of Credit required in Recommendation 9.d. above shall be indexed upwards in accordance with the Non-Residential Building Construction Price Index for the Toronto Census Metropolitan Area, as reported quarterly by Statistics Canada in Building Construction Price Indexes Publication No. 18-10-0135-01, or its successor two years from the date it is received by the City and increased on each succeeding anniversary date by the amount of the Construction Price Index for the previous year, all to the satisfaction of the General Manager, Parks, Forestry and Recreation; f. if the conveyance of the Over-Dedication Lands described in Part 8.a.ii. of City Council Decision Item TE8.5 has not occurred within six years from the date the Letter of Credit required in Recommendation 9. d. above is received by the City, the City may draw upon the Letter of Credit for a cash-in-lieu of land payment in fulfilment or partial fulfilment of the parkland dedication requirements for the 646-664 Yonge Street and 2-4 Irwin Avenue development and neither the owner of 646-664 Yonge Street and 2-4 Irwin Avenue or the owner of 475 Yonge Street may object. 10. Before introducing the necessary Bills to City Council for enactment, City Council require the owner to: a. enter into a Heritage Easement Agreement with the City for the properties at 650 (650A and 652) and 664 Yonge Street substantially in accordance with the plans and drawings dated November 10, 2023, prepared by AS + GG Canada Partnership and the Heritage Impact Assessment dated December 16, 2022, prepared by ERA Architects Inc., subject to and in accordance with the Conservation Plan required in Recommendation 10. b. below, to the satisfaction of the Senior Manager, Heritage Planning, including execution of such agreement to the satisfaction of the City Solicitor; b. provide a detailed Conservation Plan, prepared by a qualified heritage consultant that is consistent with the conservation strategy set out in the Heritage Impact Assessment dated December 16, 2022, prepared by ERA Architects Inc., to the satisfaction of the Senior Manager, Heritage Planning; c. provide a Reconstruction Plan for the properties at 646, 648, 654, 656 and 658 Yonge Street that is consistent with the conservation strategy set out in the Heritage Impact Assessment dated December 16, 2022, prepared by ERA Architects Inc., prepared by a qualified heritage consultant, with such Plan being satisfactory to the Senior Manager, Heritage Planning; d. withdraw their appeal(s) of the Historic Yonge Street Heritage Conservation District Plan as it relates to 646-664 Yonge Street and 2-4 Irwin Avenue, and if not an appellant, but rather a party to such appeals, the owner shall withdraw as a party and not seek any party or participant status on the appeals, or advise the City Solicitor, in writing, that they shall not object to the Historic Yonge Street Heritage Conservation District Plan and only maintain a monitoring brief of the hearing on the merits; e. enter into an Agreement, or similar legal instrument, between the owner of 646-664 Yonge Street and 2-4 Irwin Avenue, the owner of 668 Yonge Street, and the City as applicable, to be registered on title to 668 Yonge Street that would prevent the erection of a building above the existing height permissions, to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor; and 11. City Council authorize the City Solicitor and appropriate City staff to take such necessary steps, as required, to implement City Council's decision.
TE12.9adopted
6 Dawes Road - Draft Plan of Subdivision Application - Decision Report - Approval
This report advises that the Chief Planner and Executive Director, City Planning intends to approve the Draft Plan of Subdivision to divide 6 Dawes Road into four blocks including mixed-use development parcels (Block 1 and Block 2), a public park (Block 3) and lands that will allow for a new public road extension (Block 4). 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.
The Toronto and East York Community Council recommends that: 1. In accordance with the delegated approval under By-law 229-2000, as amended, City Council be advised that the Chief Planner and Executive Director, City Planning intends to approve the Draft Plan of Subdivision as generally illustrated in Attachment 4 to the report (March 12, 2024) from the Director, Community Planning, Toronto and East York District subject to: a. the conditions as generally listed in Attachment 5 to the report (March 12, 2024) from the Director, Community Planning, Toronto and East York District which, except as otherwise noted, must be fulfilled prior final approval and the release of the Plan of Subdivision for registration; and b. any such revisions to the proposed subdivision plan or any such additional modified conditions as the Chief Planner and Executive Director, City Planning may deem to be appropriate to address matters arising from the on-going technical review of this development.
Staff recommendation as filed
The City Planning Division recommends that: 1. In accordance with the delegated approval under By-law 229-2000, as amended, City Council be advised that the Chief Planner and Executive Director, City Planning intends to approve the Draft Plan of Subdivision as generally illustrated in Attachment 4 subject to: a. the conditions as generally listed in Attachment 5 which, except as otherwise noted, must be fulfilled prior final approval and the release of the Plan of Subdivision for registration; and b. any such revisions to the proposed subdivision plan or any such additional modified conditions as the Chief Planner and Executive Director, City Planning may deem to be appropriate to address matters arising from the on-going technical review of this development.
TE12.10adopted
70-86 Lynn Williams Street - Zoning By-law Amendment Application - Decision Report - Refusal
This application proposes to amend the Zoning By-law to permit a 43-storey mixed-use building containing 588 rental dwelling units at 70-86 Lynn Williams Street. The application in its current form is not supportable. It does not meet Official Plan policies in terms of public realm and built form. Moreover, the proposal does not appropriately respond to existing heritage resources and fails to meet servicing requirements. This report recommends refusal of the application to amend the Zoning By-law because the outstanding issues could not be resolved within the legislated timeline for decision of 90 days. If City Council does not make a decision within the legislated timeline, the City may be subject to a request to refund all or part of the application fees. The report also recommends that staff work with the applicant to use mediation to resolve the outstanding issues.
The Toronto and East York Community Council recommends that: 1. City Council refuse the application for a Zoning By-law Amendment (Application 23 216060 STE 10 OZ) in its current form for the lands municipally known as 70-86 Lynn Williams Street. 2. In the event the applications are appealed to the Ontario Land Tribunal, City Council, pursuant to subsection 34(11.0.0.1) of the Planning Act, use mediation, conciliation or other dispute resolution techniques in an attempt to resolve the Zoning By-law Amendment application, to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor. 3. City Council direct the City Clerk, should an appeal be filed, to notify all persons or public bodies who may have filed an appeal to this decision of City Council's intention to rely on subsection 34(11.0.0.1) of the Planning Act and the City Clerk shall provide notice to all prescribed persons or public bodies under subsection 34(11.0.0.2) of the Planning Act. 4. City Council direct the City Clerk, should an appeal be filed, to notify the Ontario Land Tribunal of City Council's intention pursuant to subsection 34(11.0.0.1) of the Planning Act, and that the Ontario Land Tribunal shall receive the record, the notice of appeal and other prescribed documents and materials seventy-five (75) days after the last day for filing a notice of appeal for these matters. 5. Should the Zoning By-law Amendment applications be resolved, and there is no appeal to the Ontario Land Tribunal or the appeal to the Ontario Land Tribunal has been withdrawn, City Council direct the Director, Community Planning, Toronto and East York District, to bring forward an Approval Report to the July 10, 2024 Toronto and East York Community Council meeting for a statutory public meeting as required under the Planning Act. 6. City Council authorize the City Solicitor and other appropriate staff to take any necessary steps to implement City Council's decision.
Staff recommendation as filed
The Director, Community Planning, Toronto and East York District, recommends that: 1. City Council refuse the application for a Zoning By-law Amendment (Application No. 23 216060 STE 10 OZ) in its current form for the lands municipally known as 70-86 Lynn Williams Street. 2. In the event the applications are appealed to the Ontario Land Tribunal, City Council, pursuant to subsection 34(11.0.0.1) of the Planning Act, use mediation, conciliation or other dispute resolution techniques in an attempt to resolve the Zoning By-law Amendment application, to the satisfaction of the Chief Planner and Executive Director, City Planning and City Solicitor. 3. City Council direct the City Clerk, should an appeal be filed, to notify all persons or public bodies who may have filed an appeal to this decision of City Council's intention to rely on subsection 34(11.0.0.1) of the Planning Act and the City Clerk shall provide notice to all prescribed persons or public bodies under subsection 34(11.0.0.2) of the Planning Act. 4. City Council direct the City Clerk, should an appeal be filed, to notify the Ontario Land Tribunal of City Council's intention pursuant to subsection 34(11.0.0.1) of the Planning Act, and that the Ontario Land Tribunal shall receive the record, the notice of appeal and other prescribed documents and materials seventy-five (75) days after the last day for filing a notice of appeal for these matters. 5. Should the Zoning By-law Amendment applications be resolved, and there is no appeal to the Ontario Land Tribunal or the appeal to the Ontario Land Tribunal has been withdrawn, City Council direct the Director, Community Planning, Toronto and East York District to bring forward an Approval Report to the July 10, 2024 Toronto and East York Community Council meeting for a statutory public meeting as required under the Planning Act. 6. City Council authorize the City Solicitor and other appropriate staff to take any necessary steps to implement City Council's decision.
TE12.11adopted
This report reviews and recommends refusal of the Official Plan and Zoning By-law Amendment to work with the applicant to use mediation to resolve the outstanding issues regarding their proposal for a 28-storey mixed use building at 68-78 Wellesley Street East and 505-509 Church Street. The proposed building would contain 258 residential units and 620 square metres of non-residential gross floor area. The proposed built form and massing is not consistent with the Church Street Character Area policies of Site and Area Specific Policy 382 in the Official Plan. The outstanding issues cannot be resolved within the legislated timeline for decision of 120 days. If City Council does not make a decision within the legislated timeline, the City may be subject to a request to refund all or part of the application fees. The application proposes to maintain and reconstruct portions of the existing designated Heritage building on site. A related Rental Housing Demolition and Conversion application proposing to replace the existing 17 rental dwelling units is currently under review.
The Toronto and East York Community Council recommends that: 1. City Council refuse the Official Plan Amendment and Zoning By-law Amendment Applications in their current form, for the lands municipally known as 68-78 Wellesley Street East and 505-509 Church Street. 2. In the event the applications are appealed to the Ontario Land Tribunal, City Council, pursuant to subsections 22(8.1) and 34(11.0.0.1) of the Planning Act, use mediation, conciliation or other dispute resolution techniques in an attempt to resolve the Official Plan Amendment and Zoning By-law Amendment applications, to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor. 3. City Council direct the City Clerk, should an appeal be filed, to notify all persons or public bodies who may have filed an appeal to this decision of City Council's intention to rely on subsections 22(8.1) and 34(11.0.0.1) of the Planning Act and the City Clerk shall provide notice to all prescribed persons or public bodies under subsections 22(8.2) and 34(11.0.0.2) of the Planning Act. 4. City Council direct the City Clerk, should an appeal be filed, to notify the Ontario Land Tribunal of City Council's intention pursuant to subsections 22(8.1) and 34(11.0.0.1) of the Planning Act, and that the Ontario Land Tribunal shall receive the record, the notice of appeal and other prescribed documents and materials seventy-five (75) days after the last day for filing a notice of appeal for these matters. 5. City Council authorize the City Solicitor and other appropriate staff to take any necessary steps to implement City Council's decision. 6. City Council direct the City Solicitor to request, in the event of an appeal to the Ontario Land Tribunal, the Ontario Land Tribunal to withhold its final order, until the following conditions are met: a. the final form of the Official Plan and Zoning By-law Amendments are to the satisfaction of the Chief Planner and Executive Director, City Planning, and the City Solicitor, including any appropriate holding (H) provisions; b. City Council has approved Rental Housing Demolition Application 24 109955 STE 13 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 the existing rental housing, 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 City Solicitor and the Chief Planner and Executive Director, City Planning, securing all rental housing-related matters necessary to implement City Council's decision including: i. replacement of the existing 17 rental dwelling units, including the same number of units, bedroom type and size and with similar rents; and ii. an acceptable Tenant Relocation and Assistance Plan addressing the right for existing tenants to return to a replacement rental unit on the lands at similar rents, the provision of rent gap assistance, and other assistance to lessen hardship, all to the satisfaction of the Chief Planner and Executive Director, City Planning; c. the applicant has resolved all comments from Engineering and Construction Services contained in their March 5, 2024 memorandum to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services; d. the owner shall revise the Functional Servicing and Stormwater Management Reports prepared by Counterpoint Engineering, and re-submit to the City for review and acceptance by Engineering and Construction Services; the report will determine whether the municipal water, sanitary and storm sewer systems can support the proposed development and whether upgrades or improvements of the existing municipal infrastructure are required; e. the owner shall enter into a financially secured agreement for the construction of any improvements to the municipal infrastructure, should it be determined that upgrades and road improvements are required to support the development, according to the transportation report accepted by the General Manager, Transportation Services and the functional servicing report accepted by the Chief Engineer and Executive Director, Engineering and Construction Services; f. enter into a Heritage Easement Agreement with the City for the property at 68 Wellesley Street East, substantially in accordance with the plans and drawings, prepared by the applicant architect, to the satisfaction of the Senior Manager, Heritage Planning, including execution of such agreement to the satisfaction of the City Solicitor; and g. provide a detailed Conservation Plan, prepared by a qualified heritage consultant that is consistent with the conservation strategy set out in a forthcoming Heritage Impact Assessment for 68 Wellesley Street East, to the satisfaction of the Senior Manager, Heritage Planning.
Staff recommendation as filed
The Director, Community Planning Toronto and East York District recommends that: 1. City Council refuse the Official Plan Amendment and Zoning By-law Amendment Applications in their current form, for the lands municipally known as 68-78 Wellesley Street East and 505-509 Church Street. 2. In the event the applications are appealed to the Ontario Land Tribunal, City Council, pursuant to subsections 22(8.1) and 34(11.0.0.1) of the Planning Act, use mediation, conciliation or other dispute resolution techniques in an attempt to resolve the Official Plan Amendment and Zoning By-law Amendment applications, to the satisfaction of the Chief Planner and Executive Director, City Planning and City Solicitor. 3. City Council direct the City Clerk, should an appeal be filed, to notify all persons or public bodies who may have filed an appeal to this decision of City Council's intention to rely on subsections 22(8.1) and 34(11.0.0.1) of the Planning Act and the City Clerk shall provide notice to all prescribed persons or public bodies under subsections 22(8.2) and 34(11.0.0.2) of the Planning Act. 4. City Council direct the City Clerk, should an appeal be filed, to notify the Ontario Land Tribunal of City Council's intention pursuant to subsections 22(8.1) and 34(11.0.0.1) of the Planning Act, and that the Ontario Land Tribunal shall receive the record, the notice of appeal and other prescribed documents and materials seventy-five (75) days after the last day for filing a notice of appeal for these matters. 5. City Council authorize the City Solicitor and other appropriate staff to take any necessary steps to implement City Council's decision. 6. City Council direct the City Solicitor to request that, in the event of an appeal to the Ontario Land Tribunal, the Tribunal withhold its final order, until the following conditions are met: a. the final form of the Official Plan and Zoning By-law Amendments are to the satisfaction of the Chief Planner and Executive Director, City Planning, and the City Solicitor, including any appropriate holding (H) provisions; b. City Council has approved Rental Housing Demolition Application 24 109955 STE 13 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 the existing rental housing, 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 City Solicitor and the Chief Planner and Executive Director, City Planning, securing all rental housing-related matters necessary to implement City Council's decision including: i. replacement of the existing 17 rental dwelling units, including the same number of units, bedroom type and size and with similar rents; and ii. an acceptable Tenant Relocation and Assistance Plan addressing the right for existing tenants to return to a replacement rental unit on the lands at similar rents, the provision of rent gap assistance, and other assistance to lessen hardship, all to the satisfaction of the Chief Planner and Executive Director, City Planning. c. the applicant has resolved all comments from Engineering and Construction Services contained in their March 5, 2024 memorandum to the satisfaction of the Executive Director, Engineering and Construction Services. d. the owner shall revise the Functional Servicing and Stormwater Management Reports prepared by Counterpoint Engineering, and re-submit to the City for review and acceptance by Engineering & Construction. The report will determine whether the municipal water, sanitary and storm sewer systems can support the proposed development and whether upgrades or improvements of the existing municipal infrastructure are required. e. the owner shall enter into a financially secured agreement for the construction of any improvements to the municipal infrastructure, should it be determined that upgrades and road improvements are required to support the development, according to the transportation report accepted by the General Manager of Transportation Services and the functional servicing report accepted by the Chief Engineer and Executive Director of Engineering & Construction Services. f. enter into a Heritage Easement Agreement with the City for the property at 68 Wellesley Street East, substantially in accordance with the plans and drawings, prepared by the applicant architect, to the satisfaction of the Senior Manager, Heritage Planning, including execution of such agreement to the satisfaction of the City Solicitor; g. provide a detailed Conservation Plan, prepared by a qualified heritage consultant that is consistent with the conservation strategy set out in a forthcoming Heritage Impact Assessment for 68 Wellesley Street East, to the satisfaction of the Senior Manager, Heritage Planning.
TE12.12adopted
467-479 Wellington Street West and 33 Draper Street -Zoning Amendment Application - Appeal Report
On July 20, 2022, a Zoning By-law Amendment application was submitted seeking permission for a 23-storey mixed-use building containing 225 dwelling units at 467-479 Wellington Street West and 33 Draper Street. The applicant appealed the application to the Ontario Land Tribunal ("OLT") 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 OLT hearing to oppose the application in its current form and continue discussions with the applicant to resolve outstanding issues.
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 to oppose the appeal of the Zoning By-law Amendment in its current form for the lands at 467-479 Wellington Street West and 33 Draper Street and City Council authorize the City Solicitor and appropriate City staff to continue discussions with the applicant in an attempt to resolve outstanding matters. 2. In the event that the Ontario Land Tribunal allows the appeal in whole or in part, City Council direct the City Solicitor to request the Ontario Land Tribunal to withhold issuance of its final Order until such time as the City Solicitor advises that: a. the final form and content of the draft Zoning By-law is to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor; and b. the owner has at its sole cost and expense: i. submitted a revised Functional Servicing Report, Stormwater Management Report, and Hydrogeological Review, including the Foundation Drainage Report or addendums ("Engineering Reports"), to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services, in consultation with the General Manager, Toronto Water; ii. secured the design and provision of financial securities for any upgrades or required improvements to the existing municipal infrastructure identified in the accepted Engineering Reports, to support the development, all to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services, should it be determined that improvements or upgrades are required to support the development; and iii. ensured the implementation of the accepted Engineering Reports does not require changes to the proposed amending By-laws or any such required changes have been made to the proposed amending By-laws, to the satisfaction of the Chief Planner and Executive Director, City Planning, and the City Solicitor, including the use of a Holding ("H") By-law symbol regarding any new infrastructure or upgrades to existing municipal servicing infrastructure, as may be required. 3. City Council authorize the City Solicitor and City staff to take any necessary steps to implement City Council's decision.
Staff recommendation as filed
The Director, Community Planning, Toronto and East York District, recommends that: 1. City Council direct the City Solicitor and appropriate City staff to attend the Ontario Land Tribunal to oppose the appeal of the Zoning By-law Amendment in its current form for the lands at 467-479 Wellington Street West and 33 Draper Street and authorize the City Solicitor and appropriate City staff to continue discussions with the applicant in an attempt to resolve outstanding matters. 2. In the event that the Ontario Land Tribunal allows the appeal in whole or in part, City Council direct the City Solicitor to request that the Ontario Land Tribunal withhold issuance of its final Order until such time as the City Solicitor advises that: a. the final form and content of the draft Zoning By-law is to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor; and b. the owner has at its sole cost and expense: i. submitted a revised Functional Servicing Report, Stormwater Management Report, and Hydrogeological Review, including the Foundation Drainage Report or addendums ("Engineering Reports"), to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services, in consultation with the General Manager, Toronto Water; ii. secured the design and provision of financial securities for any upgrades or required improvements to the existing municipal infrastructure identified in the accepted Engineering Reports, to support the development, all to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services, should it be determined that improvements or upgrades are required to support the development; and iii. ensured the implementation of the accepted Engineering Reports does not require changes to the proposed amending By-laws or any such required changes have been made to the proposed amending By-laws, to the satisfaction of the Chief Planner and Executive Director, City Planning, and the City Solicitor, including the use of a Holding ("H") By-law symbol regarding any new infrastructure or upgrades to existing municipal servicing infrastructure, as may be required. 3. City Council authorizes the City Solicitor and City staff to take any necessary steps to implement City Council's decision.
TE12.13adopted
On November 8, 2021, an Official Plan and Zoning By-law Amendment application was submitted to permit a 34-storey (113.9 metres, including mechanical penthouse) mixed-use building containing 317 dwelling units and 2,998 square metres of non-residential gross floor area. The 4 to 8-storey building at the northeast corner of the existing Atrium on Bay retail and office building would be demolished to accommodate the proposed development. The remainder of the Atrium on Bay, including the existing office towers, would be retained. The applicant submitted an Official Plan Amendment application which proposes to create a Site and Area Specific Policy that would permit the new 34-storey building without replacement of the demolished office gross floor area. The Zoning By-law Amendment application proposes to amend Zoning By-law 438-86, as amended by Site-specific Zoning By-law 1725-2013, to permit the proposed development. The application also proposes to bring the site into Zoning By-law 569-2013. The site is located within the eastern flight path for The Hospital for Sick Children heliport. The proposed building height exceeds the height that would be permitted by the flight path regulations for this site. On January 12, 2024, the applicant appealed the Official Plan and Zoning By-law Amendment application to the Ontario Land Tribunal (OLT) due to Council not making a decision within the time frame in the Planning Act. This report recommends that the City Solicitor and appropriate City staff attend the OLT hearing to oppose the application in its current form and continue discussions with the applicant to resolve outstanding issues.
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 Official Plan and Zoning By-law Amendment appeal for the lands at 595 Bay Street and 306 Yonge Street and to continue discussions with the applicant in an attempt to resolve outstanding issues. 2. In the event that the Ontario Land Tribunal allows the appeal 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 Official Plan Amendment and Zoning By-law Amendment are to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning; and b. the owner has at its sole cost and expense: 1. submitted a revised Functional Servicing and Stormwater Management Report, Servicing Report Groundwater Summary Form, and Hydrological Review Summary Form ("Engineering Reports") to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services, in consultation with the General Manager, Toronto Water; 2. secured the design and provision of financial securities for any upgrades or required improvements to the existing municipal infrastructure identified in the accepted Engineering Reports, to support the development, all to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services and the General Manager, Toronto Water, should it be determined that improvements or upgrades are required to support the development; and 3. ensured the implementation of the accepted Engineering Reports does not require changes to the proposed amending By-laws or any such required changes have been made to the proposed amending By-laws, to the satisfaction of the Chief Planner and Executive Director, City Planning, and the City Solicitor, including the use of a Holding ("H") By-law symbol regarding any new infrastructure or upgrades to existing municipal servicing infrastructure as may be required. 3. City Council authorize the City Solicitor and City staff to take any necessary steps to implement City Council's decision.
Staff recommendation as filed
The Director, Community Planning, Toronto and East York District 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 Official Plan and Zoning By-law Amendment appeal for the lands at 595 Bay Street and 306 Yonge Street and to continue discussions with the applicant in an attempt to resolve outstanding issues. 2. In the event that the Ontario Land Tribunal allows the appeal 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 Official Plan Amendment and Zoning By-law Amendment are to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning; and, b. the owner has at its sole cost and expense: 1. submitted a revised Functional Servicing and Stormwater Management Report, Servicing Report Groundwater Summary Form, and Hydrological Review Summary Form ("Engineering Reports"), to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services, in consultation with the General Manager, Toronto Water; 1. secured the design and provision of financial securities for any upgrades or required improvements to the existing municipal infrastructure identified in the accepted Engineering Reports, to support the development, all to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services and the General Manager, Toronto Water, should it be determined that improvements or upgrades are required to support the development; and 3. ensured the implementation of the accepted Engineering Reports does not require changes to the proposed amending By-laws or any such required changes have been made to the proposed amending By-laws, to the satisfaction of the Chief Planner and Executive Director, City Planning, and the City Solicitor, including the use of a Holding ("H") By-law symbol regarding any new infrastructure or upgrades to existing municipal servicing infrastructure as may be required. 3. City Council authorizes the City Solicitor and City staff to take any necessary steps to implement City Council's decision.
TE12.14adopted
10 Huntley Street - Official Plan and Zoning By-law Amendment Application - Appeal Report
On December 14, 2021 an Official Plan and Zoning By-law Amendment application was submitted to amend the Official Plan to redesignate the site from Neighborhoods to Mixed Use Areas to allow for development greater than four storeys in height and to amend the Zoning By-law to permit a 29-storey infill residential building containing 213 dwelling units on the portion of the site currently occupied by a surface parking lot. On December 16, 2022 a revised proposal was submitted which increased the proposed height to 45-storeys and 334 dwelling units. On September 1, 2023 a second revised proposal was submitted which proposed improvements to the tower setbacks and vehicular access in response to staff comments. On October 3, 2023, the applicant appealed the Official Plan and Zoning By-law Amendment application to the Ontario Land Tribunal (OLT) due to Council not making a decision within the time frame in the Planning Act. This report recommends that the City Solicitor with the appropriate City staff attend the OLT hearing to oppose the Official Plan and Zoning By-law Amendment application in its current form and to continue discussions with the applicant to resolve outstanding issues.
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 Official Plan Amendment and Zoning By-law Amendment application appeal for the lands at 10 Huntley Street and to continue discussions with the applicant in an attempt to resolve outstanding issues. 2. In the event that the Ontario Land Tribunal allows the appeal 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 Official Plan and Zoning By-laws are to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning; b. the owner has at its sole cost and expense: 1. submitted a revised Functional Servicing Report, Stormwater Management Report, and Hydrogeological Review, including the Foundation Drainage Report ("Engineering Reports") to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services, in consultation with the General Manager, Toronto Water; 2. secured the design and provision of financial securities for any upgrades or required improvements to the existing municipal infrastructure identified in the accepted Engineering Reports, to support the development, all to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services and the General Manager, Toronto Water, should it be determined that improvements or upgrades are required to support the development; and 3. ensured the implementation of the accepted Engineering Reports does not require changes to the proposed amending By-laws or any such required changes have been made to the proposed amending By-laws, to the satisfaction of the Chief Planner and Executive Director, City Planning, and the City Solicitor, including the use of a Holding ("H") By-law symbol regarding any new infrastructure or upgrades to existing municipal servicing infrastructure as may be required. 3. City Council direct Parks, Parks, Forestry and Recreation staff to pursue an on-site parkland dedication, located at the southeast corner of the development site adjacent to the future park secured at 6-8 Huntley Street. 4. City Council authorize the City Solicitor and City staff to take any necessary steps to implement City Council's decision.
Staff recommendation as filed
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 Official Plan Amendment and Zoning By-law Amendment application appeal for the lands at 10 Huntley Street and to continue discussions with the applicant in an attempt to resolve outstanding issues. 2. In the event that the Ontario Land Tribunal allows the appeal 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 Official Plan and Zoning By-laws are to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning; b. the owner has at its sole cost and expense: 1. submitted a revised Functional Servicing Report, Stormwater Management Report, and Hydrogeological Review, including the Foundation Drainage Report ("Engineering Reports"), to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services, in consultation with the General Manager, Toronto Water; 2. secured the design and provision of financial securities for any upgrades or required improvements to the existing municipal infrastructure identified in the accepted Engineering Reports, to support the development, all to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services and the General Manager, Toronto Water, should it be determined that improvements or upgrades are required to support the development; and 3. ensured the implementation of the accepted Engineering Reports does not require changes to the proposed amending By-laws or any such required changes have been made to the proposed amending By-laws, to the satisfaction of the Chief Planner and Executive Director, City Planning, and the City Solicitor, including the use of a Holding ("H") By-law symbol regarding any new infrastructure or upgrades to existing municipal servicing infrastructure as may be required. 3. City Council direct Parks, Parks, Forestry and Recreation staff to pursue an on-site parkland dedication, located at the southeast corner of the development site adjacent to the future park secured at 6-8 Huntley Street. 4. City Council authorizes the City Solicitor and City staff to take any necessary steps to implement City Council's decision.
TE12.15withdrawn
City-Initiated Zoning By-law Amendments - Re-allocating Section 37 funds within Ward 11
This report recommends amending the Zoning By-law to reallocate unspent Section 37 funds within Ward 11 - University Rosedale. On December 15, 2023, City Council directed the Chief Planner and Executive Director, City Planning to bring forward City-initiated amendments to the Zoning By-laws at 86-100 Bloor Street West (By-law 133-1999); 1,3 Sultan Street, 11 St Thomas Street, and 76-98 Charles Street West (By-law 1090-2002); 77 Charles Street West (By-law 954-2005); 590 Jarvis Street (By-law 1018-2005); 13-21 Balmuto Street (By-law 226-2007); and 4, 6, 8 St. Thomas Street, 100-110 Charles Street West (By-law 60-2008(OMB)).
Item TE12.15 was withdrawn from the agenda.
Staff recommendation as filed
The Director, Community Planning, Toronto and East York District recommends that: 1. City Council amend site specific Zoning By-law 133-1999, for the lands at 86-100 Bloor Street West substantially in accordance with the draft Zoning By-law Amendment included as Attachment 2 to this report. 2. City Council amend site specific Zoning By-law 1090-2002, for the lands at 1,3 Sultan Street, 11 St Thomas Street, and 76-98 Charles Street West substantially in accordance with the draft Zoning By-law Amendment included as Attachment 3 to this report. 3. City Council amend site specific Zoning By-law 954-2005, for the lands at 77 Charles Street West substantially in accordance with the draft Zoning By-law Amendment included as Attachment 4 to this report. 4. City Council amend site specific Zoning By-law 1018-2005, for the lands at 590 Jarvis Street substantially in accordance with the draft Zoning By-law Amendment included as Attachment 5 to this report. 5. City Council amend site specific Zoning By-law 226-2007, for the lands at 13-21 Balmuto Street substantially in accordance with the draft Zoning By-law Amendment included as Attachment 6 to this report. 6. City Council amend site specific Zoning By-law 60-2008(OMB), for the lands at 100-110 Charles Street West substantially in accordance with the draft Zoning By-law Amendment included as Attachment 7 to this report. 7. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendments as may be required. 8. City Council authorize City officials to take such action as is necessary to implement the recommendations above, including execution of necessary agreements as required.
TE12.16amended
Liberty Village Public Realm Strategy - Final Report
This report recommends that City Council endorse a Public Realm Strategy for Liberty Village. The Strategy is intended to be used to evaluate current and future development applications, as well as to inform road work, capital projects and any other public realm-oriented initiatives such as new parks and landscape improvements. The Strategy includes a vision for high-quality streetscapes, open spaces and right-of-way connections. It also outlines principles, guidelines and an implementation strategy to create a well-connected, walkable, attractive, safe, functional and accessible public realm. Embedded in the Strategy is also a comprehensive Neighbourhood Streets Plan The Strategy provides direction and actions to: - improve and expand existing parkland; - widen sidewalks through such measures as the removal of boulevard parking and generous building setbacks; - install traffic calming measures for streets to improve safety, functionality and walkability; - identify curb extensions and other road re-design opportunities to be pursued through redevelopment or through future capital projects; - increase the tree canopy and provide opportunities for greening the public realm; - increase the connectivity of mid-block connections throughout Liberty Village; and - identify gateways and view termini for future redevelopments. The Public Realm Strategy complements existing Official Plan policies and is intended to provide clarity on enhancements to the public realm through both public and private initiatives. The Strategy is the result of a multi-year study that benefitted from feedback from the local community, Ward Councillor and input from city staff in a variety of Divisions. It has also integrated the concurrent review of major development applications. Transportation Services conducted a Neighbourhood Streets Plan that reviewed traffic management and road safety in parallel to the development of the Public Realm Strategy. The Liberty Village Streets Plan (LVSP) responds to transportation concerns and opportunities for improvements raised by the community. The LVSP assessed the existing conditions in Liberty Village, and developed a set of recommended changes to the streets. This report summarizes the LVSP findings and recommendations. Recommended changes include installation of traffic calming measures, intersection safety improvements, sightline improvements, conversion of boulevard parking to new sidewalk or other public realm improvements, and new sidewalks. A companion report titled "Traffic Calming (Speed Humps) - Western Battery Road" has been submitted to the April 3, 2024 meeting of Toronto and East York Community Council on this matter. A Precinct Parking Study was also completed to assess the existing and future parking supply and demand in the area. There are expected to be adequate parking facilities in the neighbourhood to meet expected demand, but acute issues related to the location, price, and type of parking facility may occur. A number of recommendations have been developed to help address these issues.
The Toronto and East York Community Council recommends that: 1. City Council adopt the Liberty Village Public Realm Strategy attached as Attachment 5 to the revised report (March 21, 2024) from the Director, Community Planning, Toronto and East York District and the Director, Planning, Design and Management, Transportation Services, and City Council direct: a. City staff to review all current and future development applications against the Liberty Village Public Realm Strategy; and b. City staff, including staff from Parks, Forestry and Recreation, Engineering and Construction Services, Transportation Services and Economic Development and Culture, among other relevant divisions, to review all capital and operational planning against the Liberty Village Public Realm Strategy. 2. City Council rescind the existing standing prohibition in effect at all times on the north side of East Liberty Street between a point 29.2 metres east of Pirandello Street and a point 14.5 metres further east. 3. City Council prohibit standing at all times on the north side of East Liberty Street between a point 29.2 metres east of Pirandello Street and a point 24.5 metres further east. 4. City Council rescind parking by permit only in effect from 12:01 a.m. to 7:00 a.m. daily on the even (north) side of East Liberty Street, from Pirandello Street and Western Battery Road, except no standing anytime from a point 29.2 metres east of Pirandello Street to a point 14.5 metres further east, and from a point 99.3 metres east of Pirandello Street to a point 8.8 metres further east. 5. City Council authorize parking by permit only in effect from 12:01 a.m. to 7:00 a.m. daily on the even (north) side of East Liberty Street, from Pirandello Street and Western Battery Road, except no standing anytime from a point 29.2 metres east of Pirandello Street to a point 24.5 metres further east, and from a point 99.3 metres east of Pirandello Street to a point 8.8 metres further east. 6. City Council amend the existing parking machine regulation in effect from 8:00 a.m. to 9:00 p.m., Monday to Saturday, from 1:00 p.m. to 9:00 p.m. Sunday, at a rate of $4.00 per hour and for a maximum period of three hours, on the north side of East Liberty Street, between a point 43.7 metres east of Pirandello Street and a point 99.3 metres east of Pirandello Street, to be in effect between a point 53.7 metres east of Pirandello Street and a point 45.6 metres further east. 7. City Council direct the City Manager, the Executive Director, World Cup Hosting 2026, the General Manager, Transportation Services, the General Manager, Parks, Forestry and Recreation and the Chief Planner and Executive Director, City Planning to explore the feasibility of and identify options for short to medium term public realm improvements in Liberty Village, including intersection safety improvements, sidewalk installation, and boulevard greening, and to report back to the Toronto and East York Community Council in the third quarter of 2024 on a funding and implementation strategy in the leadup to the FIFA World Cup 2026.
Staff recommendation as filed
The Director, Community Planning, Toronto and East York District and the Director, Planning, Design and Management, Transportation Services, recommend that: 1. City Council adopt the Liberty Village Public Realm Strategy attached as Attachment 5 to this report, and direct: a. City staff to review all current and future development applications against the Liberty Village Public Realm Strategy; and b. City staff, including staff from Parks, Forestry and Recreation, Engineering and Construction Services, Transportation Services, and Economic Development, among other relevant divisions, to review all capital and operational planning against the Liberty Village Public Realm Strategy. 2. City Council rescind the existing standing prohibition in effect at all times on the north side of East Liberty Street between a point 29.2 metres east of Pirandello Street and a point 14.5 metres further east. 3. City Council prohibit standing at all times on the north side of East Liberty Street between a point 29.2 metres east of Pirandello Street and a point 24.5 metres further east. 4. City Council rescind parking by permit only in effect from 12:01 a.m. to 7:00 a.m. daily on the even (north) side of East Liberty Street, from Pirandello Street and Western Battery Road, except no standing anytime from a point 29.2 metres east of Pirandello Street to a point 14.5 metres further east, and from a point 99.3 metres east of Pirandello Street to a point 8.8 metres further east. 5. City Council authorize parking by permit only in effect from 12:01 a.m. to 7:00 a.m. daily on the even (north) side of East Liberty Street, from Pirandello Street and Western Battery Road, except no standing anytime from a point 29.2 metres east of Pirandello Street to a point 24.5 metres further east, and from a point 99.3 metres east of Pirandello Street to a point 8.8 metres further east. 6. City Council amend the existing parking machine regulation in effect from 8:00 a.m. to 9:00 p.m., Monday to Saturday, from 1:00 p.m. to 9:00 p.m. Sunday, at a rate of $4.00 per hour and for a maximum period of three hours, on the north side of East Liberty Street, between a point 43.7 metres east of Pirandello Street and a point 99.3 metres east of Pirandello Street, to be in effect between a point 53.7 metres east of Pirandello Street and a point 45.6 metres further east.
TE12.17adopted
This report recommends that City Council include three properties on the City of Toronto's Heritage Register for their cultural heritage value and interest. The three properties being recommended for inclusion on the Register are as follows: 134 Carlton Street, Toronto Centre - Ward 13 50 Richmond Street East, Toronto Centre - Ward 13 860 Richmond Street West (including the entrance address at 862 Richmond Street West), Spadina-Fort York - Ward 10 The subject properties include a three-storey apartment building on Carlton Street across from Allan Gardens, a five-storey factory/warehouse type building on Richmond Street East, and a three-storey factory/warehouse type building on Richmond Street West. The three properties recommended for inclusion on the City's Heritage Register have been researched and evaluated by staff using the criteria prescribed in Ontario Regulation 9/06 and meet one or more of the provincial criteria for determining cultural heritage value or interest and are believed to be of cultural heritage value or interest. On January 1, 2023, amendments to the Ontario Heritage Act (the Act) through the More Homes Built Faster Act, 2022 (Bill 23) came into effect. Under the Act, as amended, a municipal heritage register may include properties that have not been designated but Council believes to be of "cultural heritage value or interest", and that meet one or more of the provincial criteria for determining whether they are of cultural heritage value or interest. The Act now also limits listing to a period of two years. As of January 1, 2023, should a property be subject to an Official Plan Amendment, Zoning By-law Amendment and/or Draft Plan of Subdivision Application, properties must be listed on the heritage register prior to Part IV designation and before the occurrence of a prescribed event. A prescribed event is a point of time when the application for an Official Plan Amendment, Zoning By-law Amendment and/or Draft Plan of Subdivision Application has been deemed complete and the City Clerk provides notice of that complete application to the public in accordance with the Planning Act. The listing of non-designated properties on the municipal heritage register under the Act also extends interim protection from demolition and provides an opportunity for City Council to determine whether the property warrants conservation through designation under the Act should a development or demolition application be submitted. Properties on the Heritage Register will be conserved and maintained in accordance with the Official Plan Heritage Policies. Heritage Impact Assessments (HIA) are required for development applications that affect listed properties.
The Toronto and East York Community Council recommends that: 1. City Council include the following three properties on the City of Toronto's Heritage Register in accordance with the Listing Statements (Reasons for Inclusion) attached as Attachments 1, 2 and 3 to the report (March 12, 2024) from the Acting Senior Manager, Heritage Planning, Urban Design, City Planning: 134 Carlton Street, Toronto Centre - Ward 13 50 Richmond Street East, Toronto Centre - Ward 13 860 Richmond Street West (including the entrance address at 862 Richmond Street West), Spadina-Fort York - Ward 10
Staff recommendation as filed
The Acting Senior Manager, Heritage Planning, Urban Design, City Planning, recommends that: 1. City Council include the following three properties on the City of Toronto's Heritage Register in accordance with the Listing Statements (Reasons for Inclusion) attached as Attachments 1, 2 and 3 to the report, March 12, 2024, from the Acting Senior Manager, Heritage Planning, Urban Design, City Planning: 134 Carlton Street, Toronto Centre - Ward 13 50 Richmond Street East, Toronto Centre - Ward 13 860 Richmond Street West (including the entrance address at 862 Richmond Street West), Spadina-Fort York - Ward 10
TE12.18adopted
350 Bloor Street East - Demolition of a Designated Heritage Property with Conditions
This report recommends that City Council approve the demolition of the designated heritage property at 350 Bloor Street East under Section 34(1)2 of the Ontario Heritage Act subject to conditions. The conditions are to ensure that the replacement structure appropriately commemorates the original building by being designed and constructed in accordance with the approved plans and drawings referenced in this report and by including the reinstatement of the precast concrete panels of the existing building on the podium of the new building. The existing 6-storey building at 350 Bloor Street East was built into the upper portion of the Rosedale Valley Ravine's south embankment in 1968-1970 to the designs of renowned Modernist architect, John C. Parkin. It is a significant representative example of architectural precast concrete in Toronto. It features an identical expression on its principal (south), west and north elevations with the precast concrete cladding creating wedge-shaped columns and deep inset window openings above a recessed, transparent base. The property is designated under Part IV, Section 29 of the Ontario Heritage Act and the precast concrete cladding panels are identified as heritage attributes of the building in the designation by-law 799-2023. On August 30, 2022, the City received Official Plan Amendment and Zoning By-law Amendment application related to the proposed redevelopment of the subject property (File No. 22 172660 STE 11 OZ). The proposal seeks to permit a 63-storey mixed-use building on the subject site containing 675 new dwelling units. The application proposes to demolish the historic Parkin building to facilitate this development. To mitigate the loss of this designated building the proposal includes a commemoration strategy that would include constructing the podium of the new building to replicate the appearance of the original building including the re-use of the original pre-cast concrete panels on its south, west and north facades. The demolition of heritage buildings is not normally supported by staff. In this case options to conserve and incorporate parts of the original Parkin building in a new building on this site were sought. Structural issues and construction access constraints however prevented meaningful conservation of the existing building in a way that retained the integrity of the original building within a redeveloped site that included a tower to provide additional housing. The cultural heritage value and heritage attributes of this Parkin building are directly tied to the non-structural pre-cast cladding that is connected, with concealed anchors, to the building's perimeter beams. These panels are proposed to be disconnected, removed and later re-attached to the structural frame of the new building. This allows for the construction of a tower while commemorating historic Parkin building and re-using most of the original concrete cladding. This is commemoration not conservation; but the modular and repeatable aspect of the building's design would enable the new building to honour all the heritage values and attributes of the original Parkin building. It also supports the character and sense of place of this portion of Bloor Street East which includes many 20th-century commercial and office buildings of distinctive high-quality design including a number of mid-century modern buildings.
The Toronto and East York Community Council recommends that: 1. City Council approve the demolition of the designated building on the lands known municipally in the year 2024 as 350 Bloor Street East in accordance with Section 34(1)2 of the Ontario Heritage Act, as part of a reconstruction strategy for the site with such demolition and reconstruction being substantially in accordance with plans and drawings prepared by Hariri Pontarini Architects dated September 29, 2023 and submitted in conjunction with the Heritage Impact Assessment, dated February 12, 2024, prepared by ERA Architects Inc., and on file with the Senior Manager, Heritage Planning, and subject to the following additional conditions: a. the related site specific Zoning By-law Amendment giving rise to the proposed demolition has been enacted by the City Council and have come into full force and effect in a form and with content acceptable to the City Council, as determined by the Chief Planner and Executive Director, City Planning, in consultation with the Senior Manager, Heritage Planning; b. prior to the introduction of the Bills for such Zoning By-law Amendment by City Council, the owner shall: 1. provide a detailed Reconstruction Plan, prepared by a qualified heritage consultant that is substantially in accordance with the reconstruction strategy set out in the Heritage Impact Assessment dated February 12, 2024, prepared by ERA Architects Inc., for the property at 350 Bloor Street East, to the satisfaction of the Senior Manager, Heritage Planning; c. prior to Site Plan approval for the proposed Zoning By-law Amendment for the property at located at 350 Bloor Street East, the subject owner shall: 1. have obtained final approval for the necessary Zoning By-law Amendment required for the subject properties, such Zoning By-law Amendment to have come into full force and effect; 2. provide final site plan drawings substantially in accordance with the approved Heritage Impact Assessment, dated February 12, 2024 prepared by ERA Architects Inc. to the satisfaction of the Senior Manager, Heritage Planning; 3. provide a Heritage Lighting Plan that describes how the exterior of the heritage property will be sensitively illuminated to enhance its heritage character to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such Plan to the satisfaction of the Senior Manager Heritage Planning; 4. implement a Signage Plan that is substantially in accordance with the Signage Plan within the Heritage Impact Assessment, dated February 12, 2024 prepared by ERA Architects Inc., to the satisfaction of the Senior Manager, Heritage Planning; 5. provide a detailed landscape plan for the subject property, to the satisfaction of the Senior Manager, Heritage Planning; and 6. provide an Interpretation Plan for the subject property, to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Planning; d. prior to the issuance of any permit for all or any part of the property at 350 Bloor Street East, including a heritage permit or a building permit, but excluding interior alterations not impacting identified interior attributes, permits for repairs and maintenance and usual and minor works for the existing heritage building as are acceptable to the Senior Manager, Heritage Planning the owner shall: 1. have obtained final approval for the necessary Zoning By-law Amendment required for the subject properties, such Amendment to have come into full force and effect; 2. provide building permit drawings, including notes and specifications for the reconstruction keyed to the approved Reconstruction Plan required in Recommendation 1.b.1. above, including a detailed description of materials and finishes, to be prepared by the project architect and a qualified heritage consultant to the satisfaction of the Senior Manager, Heritage Planning; 3. provide a Letter of Credit, including provision for upwards indexing, in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Planning to secure all the reconstruction and interpretation work included in the approved Heritage Impact Assessment, dated February 12, 2024, prepared by ERA Architects Inc.; and 4. provide full documentation of the existing heritage property at 350 Bloor Street East, including two (2) printed sets of archival quality 8" x 10" colour photographs with borders in a glossy or semi-gloss finish and one (1) digital set on a memory stick in tiff format and 600 dpi resolution keyed to a location map, elevations and measured drawings, and copies of all original drawings as may be available, to the satisfaction of the Senior Manager, Heritage Planning; and e. prior to the release of the Letter of Credit required in Recommendation 1.d.3. above, the owner shall: 1. provide a letter of substantial completion prepared and signed by a qualified heritage consultant confirming that the required reconstruction work and the required interpretive work has been completed in accordance with the Heritage Impact Assessment, dated February 12, 2024, prepared by ERA Architects Inc. and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Planning.
Staff recommendation as filed
The Acting Senior Manager, Heritage Planning, Urban Design, City Planning recommends that: 1. City Council approve the demolition of the designated building on the lands known municipally in the year 2024 as 350 Bloor Street East in accordance with Section 34(1)2 of the Ontario Heritage Act, as part of a reconstruction strategy for the site with such demolition and reconstruction being substantially in accordance with plans and drawings prepared by Hariri Pontarini Architects dated September 29, 2023 and submitted in conjunction with the Heritage Impact Assessment, dated February 12, 2024, prepared by ERA Architects Inc., and on file with the Senior Manager, Heritage Planning, and subject to the following additional conditions: a. That the related site specific Zoning By-law Amendment giving rise to the proposed demolition has been enacted by the City Council and have come into full force and effect in a form and with content acceptable to the City Council, as determined by the Chief Planner and Executive Director, City Planning, in consultation with the Senior Manager, Heritage Planning. b. That prior to the introduction of the bills for such Zoning By-law Amendment by City Council, the owner shall: 1. Provide a detailed Reconstruction Plan, prepared by a qualified heritage consultant that is substantially in accordance with the reconstruction strategy set out in the Heritage Impact Assessment dated February 12, 2024, prepared by ERA Architects Inc., for the property at 350 Bloor Street East, to the satisfaction of the Senior Manager, Heritage Planning c. That prior to Site Plan approval for the proposed Zoning By-law Amendment for the property at located at 350 Bloor Street East, the subject owner shall: 1. Have obtained final approval for the necessary Zoning By-law Amendment required for the subject properties, such Zoning By-law Amendment to have come into full force and effect. 2. Provide final site plan drawings substantially in accordance with the approved Heritage Impact Assessment, dated February 12, 2024 prepared by ERA Architects Inc. to the satisfaction of the Senior Manager, Heritage Planning. 3. Provide a Heritage Lighting Plan that describes how the exterior of the heritage property will be sensitively illuminated to enhance its heritage character to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such Plan to the satisfaction of the Senior Manager Heritage Planning; 4. Implement a Signage Plan that is substantially in accordance with the Signage Plan within the Heritage Impact Assessment, dated February 12, 2024 prepared by ERA Architects Inc., to the satisfaction of the Senior Manager, Heritage Planning. 5. Provide a detailed landscape plan for the subject property, to the satisfaction of the Senior Manager, Heritage Planning. 6. Provide an Interpretation Plan for the subject property, to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Planning. d. That prior to the issuance of any permit for all or any part of the property at 350 Bloor Street East, including a heritage permit or a building permit, but excluding interior alterations not impacting identified interior attributes, permits for repairs and maintenance and usual and minor works for the existing heritage building as are acceptable to the Senior Manager, Heritage Planning the owner shall: 1. Have obtained final approval for the necessary Zoning By-law Amendment required for the subject properties, such Amendment to have come into full force and effect. 2. Provide building permit drawings, including notes and specifications for the reconstruction keyed to the approved Reconstruction Plan required in Recommendation 1.b.1, including a detailed description of materials and finishes, to be prepared by the project architect and a qualified heritage consultant to the satisfaction of the Senior Manager, Heritage Planning. 3. Provide a Letter of Credit, including provision for upwards indexing, in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Planning to secure all the reconstruction and interpretation work included in the approved Heritage Impact Assessment, dated February 12, 2024, prepared by ERA Architects Inc. 4. Provide full documentation of the existing heritage property at 350 Bloor Street East, including two (2) printed sets of archival quality 8" x 10" colour photographs with borders in a glossy or semi-gloss finish and one (1) digital set on a memory stick in tiff format and 600 dpi resolution keyed to a location map, elevations and measured drawings, and copies of all original drawings as may be available, to the satisfaction of the Senior Manager, Heritage Planning. e. That prior to the release of the Letter of Credit required in Recommendation 1.d.3, the owner shall: 1. Provide a letter of substantial completion prepared and signed by a qualified heritage consultant confirming that the required reconstruction work and the required interpretive work has been completed in accordance with the Heritage Impact Assessment, dated February 12, 2024, prepared by ERA Architects Inc. and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Planning.
TE12.19deferred
This report recommends that City Council approve the alterations proposed for the heritage properties at 191-199 College Street and 74-76 Henry Street which are designated under Part IV of the Ontario Heritage Act. The subject properties are located on the southwest corner of College and Henry streets and comprise part of a collection of surviving representative examples of late 19th-century semi-detached house form buildings with detailing from the Victorian period. They support and maintain the historical character of College Street and the residential neighbourhood that developed on the south side of the street across from the University of Toronto campus, as well as the transition that occurred as College Street evolved into the present-day commercial thoroughfare. In May and August 2022, the City received Official Plan Amendment, Site Plan Control and Zoning By-law Amendment applications related to the proposed redevelopment of the subject properties to permit a 31-storey mixed-use building atop a seven-storey podium, containing 492 new rental dwelling units (including 408 new affordable units) and 1,356 square metres of non-residential gross floor area. The proposal includes partial retention and restoration of the subject properties in-situ. The proposed development is consistent with the existing policy framework and proposes an overall conservation strategy that conserves the heritage resources at the subject development site. The owner has submitted an application to alter the designated heritage properties under Section 33 of the Ontario Heritage Act and this report recommends the application be approved subject to refinements to the alterations of the lower floors.
The Toronto and East York Community Council: 1. Deferred consideration of the Item until the May 7, 2024 meeting of the Toronto and East York Community Council.
Staff recommendation as filed
The Acting Senior Manager, Heritage Planning, Urban Design, City Planning recommends that: 1. City Council approve the alterations to the heritage properties at 191-199 College Street and 74-76 Henry Street, in accordance with Part IV, Section 33 of the Ontario Heritage Act, to allow for the construction of a new 31-storey tower on the lands known municipally as 191-199 College Street and 74-76 Henry Street, with such alterations substantially in accordance with plans and drawings dated August 11, 2023, prepared by Icon Architects, and on file with the Senior Manager, Heritage Planning; and the Heritage Impact Assessment (HIA), dated August 15, 2023, prepared by ERA Architects Inc., all on file with the Senior Manager, Heritage Planning, and all subject to and in accordance with a Conservation Plan satisfactory to the Senior Manager, Heritage Planning and subject to the following additional conditions: a. That the related Zoning By-law Amendment permitting the proposed alterations has been enacted by City Council and has come into full force and effect in a form and with content acceptable to City Council, as determined by the Chief Planner and Executive Director, City Planning, in consultation with the Senior Manager, Heritage Planning. b. That prior to the introduction of the bills for such Zoning By-law Amendment by City Council, the owner shall: 1. Enter into a Heritage Easement Agreement with the City for the properties at 191-199 College Street and 74-76 Henry Street, substantially in accordance with the plans and drawings dated August 11, 2023, prepared by Icon and ERA Architects, and on file with the Senior Manager, Heritage Planning; and the Heritage Impact Assessment (HIA), dated August 15, 2023, prepared by ERA Architects Inc., all on file with the Senior Manager, Heritage Planning, subject to and in accordance with the Conservation Plan required in Recommendation 1.b.2, to the satisfaction of the Senior Manager, Heritage Planning including execution of such agreement to the satisfaction of the City Solicitor. 2. Provide a detailed Conservation Plan, prepared by a qualified heritage consultant that is substantially in accordance with the conservation strategy set out in the Heritage Impact Assessment dated August 15, 2023, prepared by ERA Architects Inc for the properties at 191-199 College Street and 74-76 Henry Street, subject to modifications to the design proposed in the Heritage Impact Assessment of the barrier-free entrances for the properties at 191-199 College Street to enhance the conservation response to the heritage attributes, to the satisfaction of the Senior Manager, Heritage Planning. c. That prior to Site Plan approval for the proposed Zoning By-law Amendment for the properties at located at 191-199 College Street and 74-76 Henry Street, the subject owner shall: 1. Provide final Site Plan drawings substantially in accordance with the approved Conservation Plans required in Recommendation 1.b. 2 to the satisfaction of the Senior Manager, Heritage Planning. 2. Have obtained final approval for the necessary Zoning By-law Amendment required for the subject property, such Amendment to have come into full force and effect. 3. Provide a Heritage Lighting Plan that describe how the exterior of the heritage properties will be sensitively illuminated to enhance their heritage character to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such a plan to the satisfaction of the Senior Manager Heritage Planning. 4. Provide an Interpretation Plan for the subject properties, to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such plan to the satisfaction of the Senior Manager, Heritage Planning. 5. Submit a Signage Plan to the satisfaction of the Senior Manager, Heritage Planning. 6. Provide a detailed Landscape Plan for the subject properties, satisfactory to the Senior Manager, Heritage Planning. d. That prior to the issuance of any permit for all or any part of the properties at 191-199 College Street and 74-76 Henry Street, including a heritage permit or a building permit, but excluding permits for repairs and maintenance and usual and minor works for the existing heritage building as are acceptable to the Senior Manager, Heritage Planning, the owner shall: 1. Have obtained final approval for the necessary Zoning By-law Amendment required for the subject properties, such Amendment to have come into full force and effect. 2. Have entered into a Heritage Easement Agreement with the City of Toronto required in Recommendation 1.b.1 for properties at 191-199 College Street and 74-76 Henry Street, including registration on title of such agreement, to the satisfaction of the City Solicitor. 3. Provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Conservation Plans required in Recommendation 1.b.2, including a description of materials and finishes, to be prepared by the project architect and a qualified heritage consultant to the satisfaction of the Senior Manager, Heritage Planning. 4. Provide a Letter of Credit, including provision for upwards indexing, in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Planning, to secure all work included in the approved Conservation, Lighting and Interpretation plans. e. That prior to the release of the Letter of Credit required in Recommendation 1.d.4, the owner shall: 1. Provide a letter of substantial completion prepared and signed by a qualified heritage consultant confirming that the required conservation work and the required interpretive work has been completed in accordance with the Conservation and Interpretation Plans and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Planning. 2. Provide replacement Heritage Easement Agreement photographs to the satisfaction of the Senior Manager, Heritage Planning. 2. City Council authorize the entering into of a Heritage Easement Agreement under Section 37 of the Ontario Heritage Act with the owner of 191-199 College Street and 74-76 Henry Street in a form and content satisfactory to the City Solicitor and the Chief Planner and Executive Director, City Planning. 3. City Council authorize the City Solicitor to introduce the necessary Bill in Council authorizing the entering into of a Heritage Easement Agreement for the property at 191-199 College Street and 74-76 Henry Street.
TE12.20forwarded without recommendation
This report recommends that City Council approve the proposed alterations to the designated property at 171 Lowther Avenue in connection with the proposed redevelopment of the site and grant authority to enter into a Heritage Easement Agreement for the property. The subject property at 171 Lowther Avenue is within the West Annex neighbourhood, located mid-block on the south side of Lowther Avenue, between Walmer Road and Dalton Street. Constructed between 1901 and 1902, it is a representative example of an early twentieth century residential structure blending elements of the Queen Anne Revival and Edwardian Classicism styles. The property was designated under Part IV of the Ontario Heritage Act through By-law 102-2024 enacted February 7, 2024. In conjunction with an Official Plan and Zoning Amendment Application (23 223597 STE 11 OZ), the redevelopment proposes an 11-storey residential building containing 64 units at 171-175 Lowther Avenue. The new construction connects to the southwest corner of the heritage building, which would be integrated into the new development for residential and amenity uses. The upper floors of the building are stepped back approximately 10.7 metres from the face of the heritage building and is free of projections. The heritage building's principal façade and front half of the east and west elevations which contain the property's heritage attributes, will be retained in-situ, with the latter half of east and west elevations and roof to be reconstructed. This report recommends that City Council approve the proposed alterations for the heritage property at 171 Lowther Avenue. Staff are satisfied that the impacts have been appropriately mitigated through the overall proposed conservation strategy and that the cultural heritage values, attributes, and character of the designated heritage property at 171 Lowther Avenue will be conserved.
The Toronto and East York Community Council forwards the Item to City Council without recommendation.
Staff recommendation as filed
The Acting Senior Manager, Heritage Planning, Urban Design, City Planning recommends that: 1. City Council approve the alterations to the heritage property at 171 Lowther Avenue in accordance with Section 33 of the Ontario Heritage Act, to allow for the construction of an 11-storey residential building, with such alterations substantially in accordance with plans and drawings dated October 26, 2023, prepared by Gabriel Fain Architects Inc. and on file with the Senior Manager, Heritage Planning; and the Heritage Impact Assessment for 171 Lowther Avenue dated October 30, 2023 prepared by Goldsmith Borgal & Company Ltd. Architects, and on file with the Senior Manager, Heritage Planning, all subject to and in accordance with a Conservation Plan satisfactory to the Senior Manager, Heritage Planning and subject to conditions as set out below: a. That the related site specific Official Plan Amendment and Zoning By-law Amendment giving rise to the proposed alterations have been enacted by the City Council and have come into full force and effect in a form and with content acceptable to the City Council, as determined by the Chief Planner and Executive Director, City Planning, in consultation with the Senior Manager, Heritage Planning. b. That the owner shall: 1. Enter into a Heritage Easement Agreement with the City for the property at 171 Lowther Avenue in accordance with the plans and drawings dated October 26, 2023, prepared by Gabriel Fain Architects Inc., and on file with the Senior Manager, Heritage Planning, the Heritage Impact Assessment for 171 Lowther Avenue dated October 30, 2023 prepared by Goldsmith Borgal & Company Ltd. Architects, and in accordance with the Conservation Plan required in Recommendation 1.b.2 below to the satisfaction of the Senior Manager, Heritage Planning including registration of such agreement to the satisfaction of the City Solicitor; 2. Provide a detailed Conservation Plan prepared by a qualified heritage consultant that is substantially in accordance with the conservation strategy set out in the Heritage Impact Assessment for 171 Lowther Avenue dated October 30, 2023 prepared by Goldsmith Borgal & Company Ltd. Architects, to the satisfaction of the Senior Manager, Heritage Planning. c. That prior to final Site Plan approval for the proposed Official Plan Amendment and Zoning By-law Amendment by City Council, for the property located at 171 Lowther Avenue the owner shall: 1. Provide final Site Plan drawings including drawings related to the approved Conservation Plan required in Recommendation 1.b.2 to the satisfaction of the Senior Manager, Heritage Planning. 2. Have obtained final approval for the necessary Zoning By-law Amendment required for the subject property, such Amendment to have come into full force and effect. 3. Provide an Interpretation Plan for the subject property, to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Planning. 4. Provide a Heritage Lighting Plan that describes how the heritage property will be sensitively illuminated to enhance its heritage character to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such Plan to the satisfaction of the Senior Manager Heritage Planning. 5. Provide a detailed Landscape Plan for the subject property, satisfactory to the Senior Manager, Heritage Planning. d. That prior to the issuance of any permit for all or any part of the property at 171 Lowther Avenue, including a heritage permit or a building permit, but excluding permits for repairs and maintenance and usual and minor works for the existing heritage building as are acceptable to the Senior Manager, Heritage Planning, the owner shall: 1. Provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Conservation Plan required in Recommendation 1.b.2 above including a description of materials and finishes, to be prepared by the project architect and a qualified heritage consultant to the satisfaction of the Senior Manager, Heritage Planning. 2. Provide a Letter of Credit, including provision for upwards indexing in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Planning to secure all work included in the approved Conservation Plan and Interpretation Plan. e. That prior to the release of the Letter of Credit required in Recommendation 1.d.2 above, the owner shall: 1. Provide a letter of substantial completion prepared and signed by a qualified heritage consultant confirming that the required conservation work, required heritage lighting work, and the required interpretive work has been completed in accordance with the Conservation Plan and Interpretation Plan and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Planning. 2. Provide replacement Heritage Easement Agreement photographs to the satisfaction of the Senior Manager, Heritage Planning. 2. City Council authorize the entering into of a Heritage Easement Agreement under Section 37 of the Ontario Heritage Act with the owner of 171 Lowther Avenue in a form and content satisfactory to the City Solicitor and the Chief Planner and Executive Director, City Planning. 3. City Council authorize the City Solicitor to introduce the necessary Bill in Council authorizing the entering into of a Heritage Easement Agreement for the property at 171 Lowther Avenue.
TE12.21withdrawn
This report recommends that City Council refuse the alterations to the designated heritage property at 137 Roxborough under Section 42 of the Ontario Heritage Act. The subject site is a "C-rated" property located in the North Rosedale Heritage Conservation District (HCD). The applicant is requesting retro-active approval of alterations to the property that have already occurred. The alterations include the staining of the stone on the two-storey bay window on the front of the house, the installation of new windows that do not match the originals, the enlargement of a ground floor front window opening and alterations to the bay window in the front porch. These alterations do not comply with the policies in the North Rosedale HCD Plan or the Parks Canada Standards and Guidelines for the Conservation of Historic Places in Canada (the official document guiding planning and conservation of heritage properties in the City of Toronto). As such staff are recommending that this application be refused. The owners have also requested permission under Section 42 of the Ontario Heritage Act to explore the potential of steam cleaning the stone on the front of this designated building. Full details of the proposed steam cleaning have not been submitted to assess the impact on this heritage building and as such it is recommended that permission is refused for this. If City Council refuses to grant approval for the alterations noted above Heritage Planning staff will work with the owners to find solutions to restore the historic character and appearance of the designated property at 137 Roxborough Drive in accordance with the requirements of the Ontario Heritage Act, the Official Plan and the North Rosedale HCD Plan.
Item TE12.21 was withdrawn from the agenda.
Staff recommendation as filed
The Acting Senior Manager, Heritage Planning, Urban Design, City Planning recommends that: 1. City Council refuse the alterations to the designated heritage property at 137 Roxborough Drive, in accordance with Section 42 of the Ontario Heritage Act, for alterations including the staining of the stone on the two-storey bay window, steam cleaning stonework, new windows and new window openings as outlined in the Applicants' Submission Report by Patrick Gajos on February 1, 2024. 2. If the owner appeals City Council's decision to refuse the issuance of an alteration permit under Section 42 of the Ontario Heritage Act for the heritage property at 137 Roxborough Drive, City Council authorize the City Solicitor and the necessary City staff to attend the Ontario Land Tribunal hearing in opposition to the appeal.
TE12.22deferred
This report recommends that City Council refuse an application under Sections 33, Section 34(1)1 and Section 34(1)2 of the Ontario Heritage Act to alter and demolish heritage attributes of the property and the demolition of two heritage buildings at the Walmer Road Baptist Church property at 38 Walmer Road (including entrance address at 188 Lowther Avenue). On August 4, 2022, Zoning By-law Amendment and Site Plan Control applications were submitted to permit an 80-metre (20-storey) mixed-use building for the subject property. These applications proposed alterations to and demolition of attributes at the Walmer Road Baptist Church sanctuary and the demolition the Memorial Building and Sunday School building which are located to the at 188 Lowther Avenue. On May 31, 2023, the applicant appealed the Zoning By-law Amendment application and referred the Site Plan Control application to the Ontario Land Tribunal (OLT) due to Council not making a decision within the time frame in the Planning Act. On July 19, 2023, City Council adopted the staff report recommending designation of the subject property at 38 Walmer Road under Part IV of the Ontario Heritage Act On October 11, 2023 City Council directed the City Solicitor, together with City Planning staff and appropriate City staff to attend the Ontario Land Tribunal hearing to oppose the Zoning By-law Amendment and Site Plan Control applications in their current form. On December 13, 2023 an application under Sections 33, 34(1)1 and 34(1)2 of the Ontario Heritage Act was submitted to alter the property and demolish heritage attributes and demolish two buildings to allow for the construction of a 20-storey mixed-use building on the subject lands. This report recommends that this application is refused as it has not been demonstrated that the cultural heritage value and attributes of the heritage property will be conserved consistent with the heritage planning policy framework, or that the heritage impacts of the proposal would be appropriately mitigated.
The Toronto and East York Community Council: 1. Deferred consideration of the Item until the June 11, 2024 meeting of the Toronto and East York Community Council.
Staff recommendation as filed
The Acting Senior Manager, Heritage Planning, Urban Design, City Planning recommends that: 1. City Council refuse the issuance of an alteration permit for the heritage property at 38 Walmer Road (including entrance address at 188 Lowther Avenue), in accordance with Section 33 of the Ontario Heritage Act. 2. City Council refuse the issuance of a demolition permit for the demolition of heritage attributes of the heritage property at 38 Walmer Road (including entrance address at 188 Lowther Avenue), in accordance with Section 34(1)1 of the Ontario Heritage Act. 3. City Council refuse the issuance of a demolition permit for the demolition of buildings at the heritage property at 38 Walmer Road (including entrance address at 188 Lowther Avenue), in accordance with Section 34(1)2 of the Ontario Heritage Act. 4. In the event this matter is appealed to the Ontario Land Tribunal, City Council authorize the City Solicitor and the necessary City staff to attend the hearing in opposition to the appeal.
TE12.23adopted
This report recommends that City Council include thirteen properties on the City of Toronto's Heritage Register for their cultural heritage value and interest. The thirteen properties recommended for inclusion on the Heritage Register include three properties on Elm Street between Yonge and Bay streets, and ten properties on River Street north of Queen Street East. The three properties located along Elm Street extending eastward to Yonge Street include two Georgian Revival style house-form buildings, and one mixed-use Second Empire style building, all of which support a unique and evolved streetscape in what was once the historically significant St. John's Ward (also known as "The Ward"). The second group of ten properties are located on River Street, north of Queen Street East and south of Regent Park, and include eight Bay-and-Gable style, semi-detached house-form buildings and two Romanesque Revival style, semi-detached house-form buildings which were retained through community activism in the development of Trefann Court that marked a dramatic change in approach to urban renewal projects in the area. The thirteen properties being recommended for inclusion on the Register are as follows: 346 Yonge Street (including entrance addresses 1, 3, and 5 Elm Street), University-Rosedale - Ward 11 7 Elm Street, University-Rosedale - Ward 11 13 Elm Street, University-Rosedale - Ward 11 34 River Street, Toronto Centre - Ward 13 36 River Street, Toronto Centre - Ward 13 38 River Street, Toronto Centre - Ward 13 40 River Street, Toronto Centre - Ward 13 42 River Street, Toronto Centre - Ward 13 44 River Street, Toronto Centre - Ward 13 46 River Street, Toronto Centre - Ward 13 48 River Street, Toronto Centre - Ward 13 50 River Street, Toronto Centre - Ward 13 52 River Street, Toronto Centre - Ward 13 The subject properties recommended for inclusion on the City's Heritage Register have been researched and evaluated by staff using the criteria prescribed in Ontario Regulation 9/06 and meet one or more of the provincial criteria for determining cultural heritage value or interest and are believed to be of cultural heritage value or interest. On January 1, 2023, amendments to the Ontario Heritage Act through the More Homes Built Faster Act, 2022 (Bill 23) came into effect. Under the Ontario Heritage Act, as amended, a municipal heritage register may include properties for a period of two years that have not been designated but Council believes to be of "cultural heritage value or interest", and that meet one or more of the provincial criteria for determining whether they are of cultural heritage value or interest. The Ontario Heritage Act also states that should a property be subject to an Official Plan Amendment, Zoning By-law Amendment and/or Draft Plan of Subdivision Application, properties must be listed on the heritage register prior to Part IV designation and before the occurrence of a prescribed event. A prescribed event is a point of time when the application for an Official Plan Amendment, Zoning By-law Amendment and/or Draft Plan of Subdivision Application has been deemed complete and the City Clerk provides notice of that complete application to the public in accordance with the Planning Act. Properties on the Heritage Register will be conserved and maintained in accordance with the Official Plan Heritage Policies. Heritage Impact Assessments (HIA) are required for development applications that affect listed properties. Following further research and evaluation, staff may recommend designation of the property under Part IV of the Ontario Heritage Act and seek appropriate conservation.
The Toronto and East York Community Council recommends that: 1. City Council include the following thirteen properties on the City of Toronto's Heritage Register in accordance with the Listing Statements (Reasons for Inclusion) attached as Attachments 2 to 9 to the revised report (March 27, 2024) from the Acting Senior Manager, Heritage Planning, Urban Design, City Planning: 346 Yonge Street (including entrance addresses 1, 3, and 5 Elm Street), University-Rosedale - Ward 11 7 Elm Street, University-Rosedale -Ward 11 13 Elm Street, University-Rosedale -Ward 11 34 River Street, Toronto Centre -Ward 13 36 River Street, Toronto Centre -Ward 13 38 River Street, Toronto Centre -Ward 13 40 River Street, Toronto Centre -Ward 13 42 River Street, Toronto Centre -Ward 13 44 River Street, Toronto Centre -Ward 13 46 River Street, Toronto Centre -Ward 13 48 River Street, Toronto Centre -Ward 13 50 River Street, Toronto Centre -Ward 13 52 River Street, Toronto Centre -Ward 13
Staff recommendation as filed
The Acting Senior Manager, Heritage Planning, Urban Design, City Planning, recommends that: 1. City Council include the following thirteen properties on the City of Toronto's Heritage Register in accordance with the Listing Statements (Reasons for Inclusion) attached as Attachments 2-9 to the report, March 27, 2024, from the Acting Senior Manager, Heritage Planning, Urban Design, City Planning: 346 Yonge Street (including entrance addresses 1, 3, and 5 Elm Street), University-Rosedale - Ward 11 7 Elm Street, University-Rosedale -Ward 11 13 Elm Street, University-Rosedale -Ward 11 34 River Street, Toronto Centre -Ward 13 36 River Street, Toronto Centre -Ward 13 38 River Street, Toronto Centre -Ward 13 40 River Street, Toronto Centre -Ward 13 42 River Street, Toronto Centre -Ward 13 44 River Street, Toronto Centre -Ward 13 46 River Street, Toronto Centre -Ward 13 48 River Street, Toronto Centre -Ward 13 50 River Street, Toronto Centre -Ward 13 52 River Street, Toronto Centre -Ward 13
TE12.24adopted
This report recommends that City Council approve the alterations and demolition proposed for the heritage properties at 36-42 Maitland Street in connection with the development of the site. The proposal involves the construction of a new 56-storey residential tower with mechanical penthouse and 3 levels of underground parking. The proposal will conserve the primary, south elevations of 36 Maitland Street and 42 Maitland Street in situ, including a return on 36 Maitland Street's east elevation and 42 Maitland's west elevation; and will panelize and reconstruct most of 36 Maitland Street's west elevation and 42 Maitland Street's east elevation. The proposed alterations conserve the heritage properties and are consistent with the existing policy framework. The heritage impacts of the development proposal are appropriately mitigated through the overall conservation strategy.
The Toronto and East York Community Council recommends that: 1. City Council approve: a. the alterations to the heritage properties at 36 and 42 Maitland Street in accordance with Section 33 of the Ontario Heritage Act to allow for the construction of a 56 -storey tower with such alterations substantially in accordance with the plans and drawings dated February 2, 2024, prepared by Turner Fleischer Architects Inc. and the Heritage Impact Assessment dated September 20, 2023, prepared by LHC Heritage Planning and Archaeology Inc., both on file with the Senior Manager, Heritage Planning, all subject to and in accordance with the Conservation Plan satisfactory to the Senior Manager, Heritage Planning and subject to conditions as set out below; and b. the demolition of the heritage attributes of the existing buildings on the designated heritage properties at 36 and 42 Maitland Street, in accordance with Section 34 of the Ontario Heritage Act in connection with the approval of a 56-storey tower on the subject lands substantially in accordance with the plans and drawings dated February 2, 2024, prepared by Turner Fleischer Architects Inc. and the Heritage Impact Assessment dated September 20, 2023, prepared by LHC Heritage Planning and Archaeology Inc., both on file with the Senior Manager, Heritage Planning, all subject to and in accordance with the Conservation Plan satisfactory to the Senior Manager, Heritage Planning and subject to conditions as set out below. 2. City Council direct that it consents to the application to alter the designated properties at 36 and 42 Maitland Street under Part IV, Section 33 of the Ontario Heritage Act and to the demolition of attributes on the designated heritage properties at 36 and 42 Maitland Street, under Part IV, Section 34 of the Ontario Heritage Act subject to the following conditions: a. the related Zoning By-law Amendment permitting the proposed alterations has been enacted by City Council and has come into full force and effect in a form and with content acceptable to City Council, as determined by the Chief Planner and Executive Director, City Planning, in consultation with the Senior Manager, Heritage Planning; b. prior to the introduction of the Bills for such Zoning By-law Amendment by City Council, the owner shall: 1. enter into a Heritage Easement Agreement with the City for the properties at 36 and 42 Maitland Street substantially in accordance with the plans and drawings dated February 2, 2024, prepared by Turner Fleischer Architects Inc. and the Heritage Impact Assessment dated September 20, 2023, prepared by LHC Heritage Planning and Archaeology Inc. subject to and in accordance with the Conservation Plan required in Recommendation 2.b.2. below, to the satisfaction of the Senior Manager, Heritage Planning, including execution of such agreement to the satisfaction of the City Solicitor; and 2. provide a detailed Conservation Plan, prepared by a qualified heritage consultant that is consistent with the conservation strategy set out in the Heritage Impact Assessment dated September 20, 2023, prepared by LHC Heritage Planning and Archaeology Inc, to the satisfaction of the Senior Manager, Heritage Planning; c. prior to Site Plan approval for the property at 36-42 Maitland Street, the owner shall: 1. provide final Site Plan drawings substantially in accordance with the approved Conservation Plan required in Recommendation 2.b.2. above, to the satisfaction of the Senior Manager, Heritage Planning; 2. provide a Heritage Lighting Plan that describes how the exterior of the properties located at 36 and 42 Maitland Street will be sensitively illuminated to enhance the heritage character to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Planning; and 3. provide an Interpretation Plan for the properties located at 36 and 42 Maitland Street, to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Planning; d. prior to the issuance of any permit for all or any part of the properties at 36-42 Maitland Street, including a heritage permit or a building permit, but excluding permits for repairs and maintenance and usual and minor works for the existing heritage building, as are acceptable to the Senior Manager, Heritage Planning, the owner of the subject property shall: 1. have entered into a Heritage Easement Agreement with the City required in Recommendation 2.b.1. above, for the property at 36 and 42 Maitland Street including registration on title of such agreement, to the satisfaction of the City Solicitor; 2. have provided a detailed Conservation Plan required in Recommendation 2.b.2. above; 3. provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Conservation Plan required in Recommendation 2.b.2. above, including a description of materials and finishes, to be prepared by the project architect and a qualified heritage consultant to the satisfaction of the Senior Manager, Heritage Planning; and 4. provide a Letter of Credit, including provision for upwards indexing, in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Planning to secure all work included in the approved Conservation Plan and Interpretation Plan; and e. prior to the release of the Letter of Credit required in Recommendation 2.d.4. above, the owner shall: 1. provide a letter of substantial completion prepared and signed by a qualified heritage consultant confirming that the required conservation work and the required interpretive work has been completed in accordance with the Conservation Plan and Interpretation Plan and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Planning; and 2. provide replacement Heritage Easement Agreement photographs to the satisfaction of the Senior Manager, Heritage Planning. 3. City Council authorize the entering into of a Heritage Easement Agreement under Section 37 of the Ontario Heritage Act with the owner of the properties at 36-42 Maitland Street in a form and content satisfactory to the City Solicitor and the Chief Planner and Executive Director, City Planning. 4. City Council authorize the City Solicitor to introduce the necessary Bill in City Council authorizing the entering into of a Heritage Easement Agreement for the properties at 36-42 Maitland Street.
Staff recommendation as filed
The Acting Senior Manager, Heritage Planning, Urban Design, City Planning recommends that: 1. City Council approve: a. The alterations to the heritage properties at 36 and 42 Maitland Street in accordance with Section 33 of the Ontario Heritage Act to allow for the construction of a 56 -storey tower with such alterations substantially in accordance with the plans and drawings dated February 2, 2024, prepared by Turner Fleischer Architects Inc. and the Heritage Impact Assessment dated September 20, 2023, prepared by LHC Heritage Planning & Archaeology Inc., both on file with the Senior Manager, Heritage Planning, all subject to and in accordance with the Conservation Plan satisfactory to the Senior Manager, Heritage Planning and subject to conditions as set out below. b. the demolition of the heritage attributes of the existing buildings on the designated heritage properties at 36 and 42 Maitland Street, in accordance with Section 34 of the Ontario Heritage Act in connection with the approval of a 56-storey tower on the subject lands substantially in accordance with the plans and drawings dated February 2, 2024, prepared by Turner Fleischer Architects Inc. and the Heritage Impact Assessment dated September 20, 2023, prepared by LHC Heritage Planning & Archaeology Inc., both on file with the Senior Manager, Heritage Planning, all subject to and in accordance with the Conservation Plan satisfactory to the Senior Manager, Heritage Planning and subject to conditions as set out below. 2. City Council direct that it consents to the application to alter the designated properties at 36 and 42 Maitland Street under Part IV, Section 33 of the Ontario Heritage Act and to the demolition of attributes on the designated heritage properties at 36 and 42 Maitland Street, under Part IV, Section 34 of the Ontario Heritage Act subject to the following conditions: a. That the related Zoning By-law Amendment permitting the proposed alterations has been enacted by City Council and has come into full force and effect in a form and with content acceptable to City Council, as determined by the Chief Planner and Executive Director, City Planning, in consultation with the Senior Manager, Heritage Planning. b. That prior to the introduction of the bills for such Zoning By-law Amendment by City Council, the owner shall: 1. Enter into a Heritage Easement Agreement with the City for the properties at 36 and 42 Maitland Street substantially in accordance with the plans and drawings dated February 2, 2024, prepared by Turner Fleischer Architects Inc. and the Heritage Impact Assessment dated September 20, 2023, prepared by LHC Heritage Planning & Archaeology Inc. subject to and in accordance with the Conservation Plan required in Recommendation 2.b.2 below, to the satisfaction of the Senior Manager, Heritage Planning, including execution of such agreement to the satisfaction of the City Solicitor. 2. Provide a detailed Conservation Plan, prepared by a qualified heritage consultant that is consistent with the conservation strategy set out in the Heritage Impact Assessment dated September 20, 2023, prepared by LHC Heritage Planning & Archaeology Inc, to the satisfaction of the Senior Manager, Heritage Planning. c. That prior to Site Plan approval for the property at 36-42 Maitland Street, the owner shall: 1. Provide final Site Plan drawings substantially in accordance with the approved Conservation Plan required in Recommendation 2.b.2 to the satisfaction of the Senior Manager, Heritage Planning. 2. Provide a Heritage Lighting Plan that describes how the exterior of the properties located at 36 and 42 Maitland Street will be sensitively illuminated to enhance the heritage character to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Planning. 3. Provide an Interpretation Plan for the properties located at 36 and 42 Maitland Street, to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Planning. d. That prior to the issuance of any permit for all or any part of the properties at 36-42 Maitland Street, including a heritage permit or a building permit, but excluding permits for repairs and maintenance and usual and minor works for the existing heritage building, as are acceptable to the Senior Manager, Heritage Planning, the owner of the subject property shall: 1. Have entered into a Heritage Easement Agreement with the City required in Recommendation 2.b.1 for the property at 36 and 42 Maitland Street including registration on title of such agreement, to the satisfaction of the City Solicitor. 2. Have provided a detailed Conservation Plan required in Recommendation 2.b.2. 3. Provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Conservation Plan required in Recommendation 2.b.2 including a description of materials and finishes, to be prepared by the project architect and a qualified heritage consultant to the satisfaction of the Senior Manager, Heritage Planning. 4. Provide a Letter of Credit, including provision for upwards indexing, in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Planning to secure all work included in the approved Conservation Plan and Interpretation Plan. e. That prior to the release of the Letter of Credit required in Recommendation 2.d.4 above, the owner shall: 1. Provide a letter of substantial completion prepared and signed by a qualified heritage consultant confirming that the required conservation work and the required interpretive work has been completed in accordance with the Conservation Plan and Interpretation Plan and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Planning. 2. Provide replacement Heritage Easement Agreement photographs to the satisfaction of the Senior Manager, Heritage Planning. 3. City Council authorize the entering into of a Heritage Easement Agreement under Section 37 of the Ontario Heritage Act with the owner of the properties at 36-42 Maitland Street in a form and content satisfactory to the City Solicitor and the Chief Planner and Executive Director, City Planning. 4. City Council authorize the City Solicitor to introduce the necessary Bill in City Council authorizing the entering into of a Heritage Easement Agreement for the properties at 36-42 Maitland Street.
TE12.25adopted
This report recommends that City Council approve the alterations and demolition of attributes proposed for the heritage properties at 650 (650A and 652) and 664 Yonge Street in connection with the development of the site. The proposal involves the construction of a new 75-storey mixed use tower with mechanical equipment penthouses above. The proposal includes conservation of the building on the two designated heritage properties at 650 (650A and 652) and 664 Yonge Street which involves the restoration of the primary street-facing façade and demolition and reconstruction of the roof (650), and the conservation and rehabilitation of the primary street-facing façade (664). The proposed development will maintain at-grade retail uses within the conserved elevations. The proposed alterations conserve the heritage properties and are consistent with the existing policy framework. The heritage impacts of the development proposal are appropriately mitigated through the overall conservation strategy.
The Toronto and East York Community Council recommends that: 1. City Council approve: a. the alterations to the heritage properties at 650 (650A and 652) and 664 Yonge Street in accordance with Section 33 of the Ontario Heritage Act to allow for the construction of a 75-storey mixed-use tower with such alterations substantially in accordance with the plans and drawings dated November 10, 2023, prepared by AS + GG Canada Partnership and the Heritage Impact Assessment dated September 29, 2023, prepared by ERA Architects Inc., both on file with the Senior Manager, Heritage Planning, all subject to and in accordance with the Conservation Plan satisfactory to the Senior Manager, Heritage Planning and subject to conditions as set out below; and b. the demolition of the heritage attributes of the existing building on the designated heritage properties at 650 (650A and 652) Yonge Street , in accordance with Section 34 of the Ontario Heritage Act in connection with the approval of a 75-storey mixed-use tower on the subject lands substantially in accordance with the plans and drawings dated November 10, 2023, prepared by AS + GG Canada Partnership and the Heritage Impact Assessment dated September 29, 2023, prepared by ERA Architects Inc., both on file with the Senior Manager, Heritage Planning, all subject to and in accordance with the Conservation Plan satisfactory to the Senior Manager, Heritage Planning and subject to conditions as set out below. 2. City Council direct that it consents to the application to alter the designated properties at 650 (650A and 652) and 664 Yonge Street under Part IV, Section 33 of the Ontario Heritage Act and to the demolition of attributes on the designated heritage property at 650 (650A and 652) Yonge Street, under Part IV, Section 34 of the Ontario Heritage Act are also subject to conditions as set out below: a. prior to the introduction of the Bills for such Zoning By-law Amendment by City Council, the owner shall: 1. enter into a Heritage Easement Agreement with the City for the properties at 650 (650A and 652) and 664 Yonge Street substantially in accordance with the plans and drawings dated November 10, 2023, prepared by AS + GG Canada Partnership and the Heritage Impact Assessment dated September 29, 2023, prepared by ERA Architects Inc., subject to and in accordance with the Conservation Plan required in Recommendation 2.a.2. below, to the satisfaction of the Senior Manager, Heritage Planning, including execution of such agreement to the satisfaction of the City Solicitor; 2. provide a detailed Conservation Plan, prepared by a qualified heritage consultant that is consistent with the conservation strategy set out in the Heritage Impact Assessment dated December 16, 2022, prepared by ERA Architects Inc., to the satisfaction of the Senior Manager, Heritage Planning; 3. provide a Reconstruction Plan for the properties at 646, 648, 654, 656 and 658 Yonge Street that is consistent with the conservation strategy set out in the Heritage Impact Assessment dated December 16, 2022, prepared by ERA Architects Inc., prepared by a qualified heritage consultant, with such Plan being satisfactory to the Senior Manager, Heritage Planning; and 4. withdraw their appeal(s) of the Historic Yonge Street Heritage Conservation District Plan as it relates to 646-664 Yonge Street and 2-4 Irwin Avenue, and if not an appellant, but rather a party to such appeals, the owner shall withdraw as a party and not seek any party or participant status on the appeals, or advise the City Solicitor, in writing, that they shall not object to the Historic Yonge Street Heritage Conservation District Plan and only maintain a monitoring brief of the hearing on the merits; b. prior to Site Plan approval for the property 650 (650A and 652) and 664 Yonge Street, the owner shall: 1. provide final Site Plan drawings substantially in accordance with the approved Conservation Plan required in Recommendation 2.a.2. above, to the satisfaction of the Senior Manager, Heritage Planning; 2. provide a Heritage Lighting Plan that describes how the exterior of the properties located at 650 (650A and 652) and 664 Yonge Street will be sensitively illuminated to enhance its heritage character to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Planning; and 3. provide an Interpretation Plan for the properties located at 650 (650A and 652) and 664 Yonge Street, to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Planning; c. prior to the issuance of any permit for all or any part of the properties at 650 (650A and 652) and 664 Yonge Street, including a heritage permit or a building permit, but excluding permits for repairs and maintenance and usual and minor works for the existing heritage building, as are acceptable to the Senior Manager, Heritage Planning, the owner of the subject property shall: 1. have entered into a Heritage Easement Agreement with the City required in Recommendation 2.a.1. above, for the properties at 650 (650A and 652) and 664 Yonge Street including registration on title of such agreement, to the satisfaction of the City Solicitor; 2. have obtained final approval for the necessary Zoning By-law Amendment, and such Amendments to have come into full force and effect; 3. provide a Reconstruction Plan for the properties at 646, 648, 654, 656 and 658 Yonge Street that is consistent with the conservation strategy set out in the Heritage Impact Assessment dated December 16, 2022, prepared by ERA Architects Inc., prepared by a qualified heritage consultant, with such Plan being satisfactory to the Senior Manager, Heritage Planning; 4. provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Conservation Plan required in Recommendation 2.a.2. above, including a description of materials and finishes, to be prepared by the project architect and a qualified heritage consultant to the satisfaction of the Senior Manager, Heritage Planning; and 5. provide a Letter of Credit, including provision for upwards indexing, in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Planning to secure all work included in the approved Conservation Plan and Interpretation Plan; and d. prior to the release of the Letter of Credit required in Recommendation 2.c.5. above, the owner shall: 1. provide a letter of substantial completion prepared and signed by a qualified heritage consultant confirming that the required conservation work and the required interpretive work has been completed in accordance with the Conservation Plan and Interpretation Plan and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Planning; and 2. provide replacement Heritage Easement Agreement photographs to the satisfaction of the Senior Manager, Heritage Planning. 3. City Council authorize the entering into of a Heritage Easement Agreement under Section 37 of the Ontario Heritage Act with the owner of the properties at 650 (650A and 652) and 664 Yonge Street in a form and content satisfactory to the City Solicitor and the Chief Planner and Executive Director, City Planning. 4. City Council authorize the City Solicitor to introduce the necessary Bill in City Council authorizing the entering into of a Heritage Easement Agreement for the properties at 650 (650A and 652) and 664 Yonge Street.
Staff recommendation as filed
The Acting Senior Manager, Heritage Planning, Urban Design, City Planning recommends that: 1. City Council approve: a. The alterations to the heritage properties at 650 (650A and 652) and 664 Yonge Street in accordance with Section 33 of the Ontario Heritage Act to allow for the construction of a 75-storey mixed-use tower with such alterations substantially in accordance with the plans and drawings dated November 10, 2023, prepared by AS + GG Canada Partnership and the Heritage Impact Assessment dated September 29, 2023, prepared by ERA Architects Inc., both on file with the Senior Manager, Heritage Planning, all subject to and in accordance with the Conservation Plan satisfactory to the Senior Manager, Heritage Planning and subject to conditions as set out below. b. the demolition of the heritage attributes of the existing building on the designated heritage properties at 650 (650A and 652) Yonge Street , in accordance with Section 34 of the Ontario Heritage Act in connection with the approval of a 75-storey mixed-use tower on the subject lands substantially in accordance with the plans and drawings dated November 10, 2023, prepared by AS + GG Canada Partnership and the Heritage Impact Assessment dated September 29, 2023, prepared by ERA Architects Inc., both on file with the Senior Manager, Heritage Planning, all subject to and in accordance with the Conservation Plan satisfactory to the Senior Manager, Heritage Planning and subject to conditions as set out below. 2. City Council direct that it consents to the application to alter the designated properties at 650 (650A & 652) and 664 Yonge Street under Part IV, Section 33 of the Ontario Heritage Act and to the demolition of attributes on the designated heritage property at 650 (650A and 652) Yonge Street, under Part IV, Section 34 of the Ontario Heritage Act are also subject to conditions as set out below: a. That prior to the introduction of the bills for such Zoning By-law Amendment by City Council, the owner shall: 1. Enter into a Heritage Easement Agreement with the City for the properties at 650 (650A and 652) and 664 Yonge Street substantially in accordance with the plans and drawings dated November 10, 2023, prepared by AS + GG Canada Partnership and the Heritage Impact Assessment dated September 29, 2023, prepared by ERA Architects Inc., subject to and in accordance with the Conservation Plan required in Recommendation 2.a.2 below, to the satisfaction of the Senior Manager, Heritage Planning, including execution of such agreement to the satisfaction of the City Solicitor. 2. Provide a detailed Conservation Plan, prepared by a qualified heritage consultant that is consistent with the conservation strategy set out in the Heritage Impact Assessment dated December 16, 2022, prepared by ERA Architects Inc., to the satisfaction of the Senior Manager, Heritage Planning. 3. Provide a Reconstruction Plan for the properties at 646, 648, 654, 656 and 658 Yonge Street that is consistent with the conservation strategy set out in the Heritage Impact Assessment dated December 16, 2022, prepared by ERA Architects Inc., prepared by a qualified heritage consultant, with such Plan being satisfactory to the Senior Manager, Heritage Planning. 4. Withdraw their appeal(s) of the Historic Yonge Street Heritage Conservation District Plan as it relates to 646-664 Yonge Street and 2-4 Irwin Avenue, and if not an appellant, but rather a party to such appeals, the owner shall withdraw as a party and not seek any party or participant status on the appeals, or advise the City Solicitor, in writing, that they shall not object to the Historic Yonge Street Heritage Conservation District Plan and only maintain a monitoring brief of the hearing on the merits. b. That prior to Site Plan approval for the property 650 (650A and 652) and 664 Yonge Street, the owner shall: 1. Provide final Site Plan drawings substantially in accordance with the approved Conservation Plan required in Recommendation 2.a.2 to the satisfaction of the Senior Manager, Heritage Planning. 2. Provide a Heritage Lighting Plan that describes how the exterior of the properties located at 650 (650A and 652) and 664 Yonge Street will be sensitively illuminated to enhance its heritage character to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Planning. 3. Provide an Interpretation Plan for the properties located at 650 (650A and 652) and 664 Yonge Street, to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Planning. c. That prior to the issuance of any permit for all or any part of the properties at 650 (650A and 652) and 664 Yonge Street, including a heritage permit or a building permit, but excluding permits for repairs and maintenance and usual and minor works for the existing heritage building, as are acceptable to the Senior Manager, Heritage Planning, the owner of the subject property shall: 1. Have entered into a Heritage Easement Agreement with the City required in Recommendation 2.a.1 for the properties at 650 (650A and 652) and 664 Yonge Street including registration on title of such agreement, to the satisfaction of the City Solicitor. 2. Have obtained final approval for the necessary Zoning By-law Amendment, and such Amendments to have come into full force and effect. 3. Provide a Reconstruction Plan for the properties at 646, 648, 654, 656 and 658 Yonge Street that is consistent with the conservation strategy set out in the Heritage Impact Assessment dated December 16, 2022, prepared by ERA Architects Inc., prepared by a qualified heritage consultant, with such Plan being satisfactory to the Senior Manager, Heritage Planning. 4. Provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Conservation Plan required in Recommendation 2.a.2 including a description of materials and finishes, to be prepared by the project architect and a qualified heritage consultant to the satisfaction of the Senior Manager, Heritage Planning. 5. Provide a Letter of Credit, including provision for upwards indexing, in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Planning to secure all work included in the approved Conservation Plan and Interpretation Plan. d. That prior to the release of the Letter of Credit required in Recommendation 2.c.5 above, the owner shall: 1. Provide a letter of substantial completion prepared and signed by a qualified heritage consultant confirming that the required conservation work and the required interpretive work has been completed in accordance with the Conservation Plan and Interpretation Plan and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Planning. 2. Provide replacement Heritage Easement Agreement photographs to the satisfaction of the Senior Manager, Heritage Planning. 3. City Council authorize the entering into of a Heritage Easement Agreement under Section 37 of the Ontario Heritage Act with the owner of the properties at 650 (650A and 652) and 664 Yonge Street in a form and content satisfactory to the City Solicitor and the Chief Planner and Executive Director, City Planning. 4. City Council authorize the City Solicitor to introduce the necessary Bill in City Council authorizing the entering into of a Heritage Easement Agreement for the properties at 650 (650A and 652) and 664 Yonge Street.