Toronto and East York Community Council
The full agenda, as filed
All 57 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 57Show 2550100all
TE14.1adopted
Naming of an existing Public Lane south of Dupont Street, extending east of Manning Avenue
This report recommends that the name "Acapella Lane" be approved to identify an existing public lane located south of Dupont Street, extending east of Manning Avenue. 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. Approved the name "Acapella Lane" for an existing public lane located south of Dupont Street, extending east of Manning Avenue.
Staff recommendation as filed
Engineering and Construction Services recommends that Toronto and East York Community Council: 1. Approve the name "Acapella Lane" for an existing public lane located south of Dupont Street, extending east of Manning Avenue.
TE14.2adopted
Naming of an existing Public Lane west of Glasgow Street north of Cecil Street
This report recommends that the name "Red Dragon Lane" be approved to identify an existing public lane located west of Glasgow Street north of Cecil Street. 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. Approved the name "Red Dragon Lane" for an existing public lane located west of Glasgow Street north of Cecil Street.
Staff recommendation as filed
Engineering and Construction Services recommends that Toronto and East York Community Council: 1. Approve the name "Red Dragon Lane" for an existing public lane located west of Glasgow Street north of Cecil Street.
TE14.3adopted
This report recommends that the name "Chinatown Mural Lane" be approved to identify an existing public lane located west of Spadina Avenue, extending between Oxford Street and Nassau Street. 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. Approved the name "Chinatown Mural Lane" for an existing public lane located west of Spadina Avenue, extending between Oxford Street and Nassau Street.
Staff recommendation as filed
Engineering and Construction Services recommends that Toronto and East York Community Council: 1. Approve the name "Chinatown Mural Lane" for an existing public lane located west of Spadina Avenue, extending between Oxford Street and Nassau Street.
TE14.4adopted
This application proposes to construct a five-storey stacked townhouse residential building comprised of 34 residential units and 34 parking spaces at 10-22 Pauline Avenue. The proposed development is consistent with the Provincial Policy Statement (2020), and conforms to A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2020). The proposed development also conforms to the City's Official Plan. This report reviews and recommends approval of the application to amend the Official Plan and Zoning By-law. The proposal represents an appropriately-scaled residential intensification of a site currently occupied by a place of worship and associated surface parking area, and two semi-detached house form buildings. The proposed built-form is compatible with the low-rise residential districts located to the north, east, and west, and is located in close proximity to the Dufferin TTC Station.
The Toronto and East York Community Council recommends that: 1. City Council amend the Official Plan for the lands at 10-22 Pauline Avenue substantially in accordance with the draft Official Plan Amendment attached as Attachment 5 to the revised report (June 7, 2024) from the Director, Community Planning, Toronto and East York District City Planning. 2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 10-22 Pauline Avenue substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 6 to the revised report (June 7, 2024) from the Director, Community Planning, Toronto and East York District City Planning. 3. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment and/or draft Zoning By-law Amendments as may be required.
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 10-22 Pauline 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 10-22 Pauline 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 draft Official Plan Amendment and/or draft Zoning By-law Amendments as may be required.
TE14.5amended
245-247 Davenport Road - 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 16-storey (64.69 metres, including mechanical penthouse) mixed-use building with 67 residential units, and 300 square metres of commercial space on the ground floor.
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 245-247 Davenport Road substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 6 to the report (May 24, 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 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. 4. City Council request the Chief Planner and Executive Director, City Planning to consider securing the following as part of the site plan agreement, as per the applicant's written commitment in their letter of June 11, 2024: 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. electric-only appliances or fireplaces in the residential units; 6. accommodation for future solar photovoltaic system; 7. improved Stormwater Management Measures; 8. installation of outdoor (dark sky) downward lighting; 9. provision of indoor space dedication for household hazardous waste; and 10. Electric Vehicle Supply Equipment spaces for 100 percent of motor vehicle parking; 5. 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 245-247 Davenport Road from Permit Parking. 6. City Council direct the Chief Planner and Executive Director, City Planning, in consultation with the local Ward Councillor and the City Solicitor, to continue to work with the applicant to explore an in-kind community benefit package pursuant to 37(6) of the Planning Act and to report back to City Council for further instruction on any offer of in-kind community benefits made by the applicant.
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 245-247 Davenport Road substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 6 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.
TE14.6amended
This report reviews and recommends approval of the application to amend the Official Plan and Zoning By-law to retain the existing 25-storey office building at the north west corner of Chestnut Street and Dundas Avenue West, and permit a new 59-storey and 53-storey linked mixed-use building (168.55 metres and 179.77 metres respectively, excluding mechanical penthouses), containing 1,551 dwelling units, 397 square metres of non-residential gross floor area, and a new 140 square metre Privately Owned Publicly-Accessible Space (POPS). The 15-storey office building at 123 Edward Street and the 6-level parking garage is proposed to be demolished. The Official Plan Amendment is required to allow for a reduction in non-residential gross floor area as required in the Downtown Secondary Plan Health Sciences District, and to permit the development to be partially visible to the side of the silhouette of City Hall, as protected in the City's Official Plan view policies.
The Toronto and East York Community Council recommends that: 1. City Council amend the Official Plan for the lands at 180-200 Dundas Street West, 123 Edward Street and 65 Centre Avenue substantially in accordance with the draft Official Plan Amendment included as Attachment 6 to the report (May 24, 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 180-200 Dundas Street West, 123 Edward Street and 65 Centre Avenue, substantially in accordance with the draft Zoning By-law Amendment included as Attachment 7 to the report (May 24, 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 Amendment as may be required. 4. Before introducing the necessary Bills to City Council for enactment, City Council require the owner to: a. submit a revised Functional Servicing and Stormwater Management Report, to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services; and b. enter 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. 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 to consider securing the following as part of the site plan agreement, as per the applicant's written commitment in their letter of June 11, 2024 to provide: 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. provision of indoor space dedication for household hazardous waste; 6. Electric Vehicle Supply Equipment spaces for 100 percent of motor vehicle parking; 7. a dedicated elevator within the building, for access to the interior bicycle parking spaces; 8. electric-only appliances or fireplaces for the residential units; 9. no grates and/or vents within any Privately Owned Publicly-Accessible Space at grade; 10. diversion from landfill of 75 percent of demolition waste; and 11. Toronto Green Standards, version 4, Tier 2, which the applicant has committed to use their best efforts to achieve. 7. 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 180-200 Dundas Street West, 123 Edward Street and 65 Centre Avenue from Permit Parking. 8. City Council direct the Chief Planner and Executive Director, City Planning, in consultation with the local Ward Councillor and the City Solicitor, to continue to work with the applicant to explore an in-kind community benefit package pursuant to 37(6) of the Planning Act and to report back to City Council for further instruction on any offer of in-kind community benefits made by the applicant.
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 180-200 Dundas Street West, 123 Edward Street, and 65 Centre Avenue substantially in accordance with the draft Official Plan Amendment included as Attachment 6 to this report. 2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 180-200 Dundas Street West, 123 Edward Street, and 65 Centre Avenue, substantially in accordance with the draft Zoning By-law Amendment included as Attachment 7 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 Amendment as may be required. 4. Before introducing the necessary Bills to City Council for enactment, City Council require the owner to: a. submit a revised Functional Servicing and Stormwater Management Report, to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services; and b. enter 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.
TE14.7amended
This report reviews and recommends approval of the application to amend the Zoning By-law to permit two residential buildings at 59 and 55-storeys, with 1,374 dwelling units at 55-75 Brownlow Avenue. This report also reviews and recommends approval of the Rental Housing Demolition Application which includes 121 replacement rental units and a Tenant Relocation and Assistance Plan to assist tenants with moving to the replacement housing. This application proposes to construct the development in two phases. Phase 1 will see the construction of the north tower (Tower 'A') which is to include the 121 rental replacement units. Tower 'A' is to be constructed prior to the existing rental housing being demolished, allowing existing tenants the opportunity to move directly to replacement housing. Phase 2 will see the demolition of the existing rental building and the construction of the south tower (Tower 'B') which includes a 929-square metre child care facility. The child care facility is proposed to be conveyed to the city as an in-kind community benefits contribution pursuant to subsection 37(6) of the Planning Act. The proposal also includes a new 571-square metre public park along the north property line, fronting onto Brownlow Avenue, and provides a pedestrian walkway that will form a future mid-block connection between Brownlow Avenue and Mount Pleasant Road.
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 55-75 Brownlow Avenue substantially in accordance with the draft Zoning By-law Amendment included as Attachment 6 to the report (May 24, 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 approve that in accordance with Section 42 of the Planning Act prior to the first above grade building permit, the owner shall convey to the City, an on-site parkland dedication, having a minimum size of 571 square metres, to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor. 4. City Council approve the acceptance of on-site parkland dedication, subject to the owner transferring the parkland to the City free and clear, above and below grade, of all easements, encumbrances, and encroachments, in an acceptable environmental condition; the owner may propose the exception of encumbrances of tiebacks, where such an encumbrance is deemed acceptable by the General Manager, Parks, Forestry and Recreation, in consultation with the City Solicitor; and such an encumbrance will be subject to the payment of compensation to the City, in an amount as determined by the General Manager, Parks, Forestry and Recreation and the Executive Director, Corporate Real Estate Management. 5. City Council approve a development charge credit against the Parks and Recreation component of the Development Charges for the design and construction by the owner of the Above Base Park Improvements to the satisfaction of the General Manager, Parks, Forestry and Recreation; the development charge credit shall be in an amount that is the lesser of the cost to the owner of designing and constructing the Above Base Park Improvements, as approved by the General Manager, Parks, Forestry and Recreation, and the Parks and Recreation component of development charges payable for the development in accordance with the City's Development Charges By-law, as may be amended from time to time. 6. City Council approve the Rental Housing Demolition Application (File 22 214672 STE 12 RH) in accordance with Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006, which allows for the demolition of 121 existing rental dwelling units at 55 Brownlow Avenue, subject to the following conditions: a. the owner shall provide and maintain 121 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; during such 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; and the 121 replacement rental dwelling units shall be comprised of 15 studio units, 76 one-bedroom units and 30 two-bedroom units, and shall collectively have a gross floor area of at least 7,445.9 square metres as generally illustrated in the plans submitted to the City Planning Division dated May 13, 2024, with any revision to these plans being to the satisfaction of the Chief Planner and Executive Director, City Planning; b. the owner shall, as part of the 121 replacement rental dwelling units required in Recommendation 6.a. above, provide at least 1 two-bedroom unit at affordable rents, 6 studio units and 34 one-bedroom units at mid-range (affordable) rents, and 9 studio units, 42 one-bedroom units and 29 two-bedroom units at mid-range (moderate) rents, as currently defined in the Toronto Official Plan, all for a period of at least 10 years beginning from the date of first occupancy of each unit; and rents shall not include additional charges for laundry or air conditioning; c. the owner shall provide an acceptable Tenant Relocation and Assistance Plan to all Eligible Tenants addressing the right to occupy one of the replacement rental dwelling units at similar rents 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 tenants of all 121 replacement rental dwelling units with access to indoor and outdoor amenity space for the exclusive use of the tenants of the rental replacement units and equal access to outdoor amenities on the ground floor in the proposed development at no additional charge, and on the same terms and conditions as any other resident of the development, without the need to prebook or pay a fee unless specifically required as a customary practice for private bookings; e. the owner shall provide ensuite laundry in each replacement rental dwelling unit within the proposed development; f. the owner shall provide central air conditioning in each replacement rental dwelling unit within the proposed development; g. of the storage lockers allocated to the rental replacement units, the owner shall provide and make available storage lockers firstly to returning tenants whose lease agreements for the existing units include access to storage lockers on the same terms as such tenants previously paid, secondly to remaining returning tenants, and thirdly to new tenants of the replacement rental units; the terms and conditions for storage lockers for tenants who did not previously have a locker will be the same as any other resident of the development; h. of the parking allocated to the rental replacement units, the owner shall provide and make available parking to returning tenants whose lease agreements for the existing units include parking on the same terms as tenants previously paid, secondly to remaining returning tenants, and thirdly to new tenants of the replacement rental units; terms and conditions for parking for tenants who did not previously have parking will be the same as any other resident of the development; i. the owner shall provide tenants of the replacement rental dwelling units with access to all bicycle and visitor vehicular parking at no charge and on the same terms and conditions as any other resident of the development; j. the replacement rental dwelling units required in Recommendation 6.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 building, 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 k. the owner shall enter into and register on title to the lands at 55-75 Brownlow Avenue, an Agreement pursuant to Section 111 of the City of Toronto Act, 2006, to secure the conditions outlined in Recommendations 6.a. through 6.j. above, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning. 7. 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 pursuant to Section 111 of the City of Toronto Act, 2006, for the demolition 121 rental dwelling units at 55 Brownlow Avenue after all the following have occurred: a. all conditions in Recommendation 6 above have been fully satisfied and secured; b. the replacement rental units are available and ready for occupancy; and c. the owner has confirmed, in writing, that all existing rental dwelling units proposed to be demolished are vacant. 8. 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 the Preliminary Approval referred to in Recommendation 7 above. 9. 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 55 Brownlow Avenue after the Chief Planner and Executive Director, City Planning has given the 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; and b. the owner erects solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building. 10. Before introducing the necessary Bills to City Council for enactment, City Council require the owner to: a. submit a revised Functional Servicing Report for review and acceptance to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services; b. 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; and c. submit a revised Arborist Report to the satisfaction of Urban Forestry, on behalf of the General Manager, Parks, Forestry and Recreation. 11. City Council allow the owner of 55-75 Brownlow Avenue to construct, finish, furnish, equip and convey to the City a non-profit licensed child care facility (the 'Child Care Facility') to the satisfaction of the Chief Planner and Executive Director, City Planning and the General Manager, Children's Services as part of the development, as an in-kind contribution pursuant to subsection 37(6) of the Planning Act, in accordance with the following terms: a. the Child Care Facility will accommodate a minimum of 62 children, including infants, toddlers and preschoolers; b. the Child Care Facility will be comprised of an approximately 929 square metres (10,000 square feet) indoor area located on the ground floor of the proposed development and an approximately 344 square metres (3,704 square feet) outdoor area, located on the ground floor adjacent to the indoor area; the Child Care Facility shall be designed, constructed and delivered in accordance with the Child Care Early Years Act, 2014 and City of Toronto Child Care Design and Technical Guideline R1 (2016); and c. the Child Care Facility will be provided in accordance with the terms to be set out in the In-Kind Contribution Agreement identified in Recommendation 13 below to the satisfaction of the Chief Planner and Executive Director, City Planning, the General Manager, Children's Services and the City Solicitor. 12. City Council attribute a value to the in-kind contribution set out in Recommendation 7 above equal to 100 percent of 4 percent of the value of the land (net of any exclusions or exemptions authorized under the Community Benefits Charge By-law), as determined the day before the day the building permit is issued in respect of the development. 13. City Council authorize the Chief Planner and Executive Director, City Planning to enter into an Agreement pursuant to subsection 37(7.1) of the Planning Act (the "In-kind Contribution Agreement") to address the provision of the in-kind contribution identified in Recommendation 11 above to the satisfaction of the Chief Planner and Executive Director, City Planning, the General Manager, Children's Services and the City Solicitor, including that: a. the owner will provide a letter of credit in an amount sufficient to guarantee 120 percent of the estimated cost of the design, construction and handover of the Child Care Facility, to the satisfaction of the General Manager, Children's Services and the Chief Financial Officer and Treasurer, and will be provided to the City prior to the issuance of the first above grade building permit for the development, to secure the Child Care Facility; upon handover of the Child Care Centre to the City, the letter of credit shall be returned to the owner of 55-75 Brownlow Avenue; with such agreement to be registered on title to the Site, which agreement shall be evidence of arrangements for the provision of the in-kind contribution that are satisfactory to City Council. 14. As part of Phase 1, City Council require the owner to provide a Letter of Credit in an amount equivalent to the Community Benefits Charge that would have been payable for the value of the land proceeding as a first phase as determined the day before the day the first building permit is issued in respect of the development; this letter of credit will be returned to the owner only if and at the time the owner has provided, to the City the letter of credit, secured by the In-Kind Contribution Agreement, in an amount sufficient to guarantee 120 percent of the estimated cost of the design, construction and handover of the Child Care Facility. 15. 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. 16. City Council require that, in consultation with the local Councillor, the applicant consult with representatives from the Eglinton Jr. Public School and the Toronto District School Board, to address concerns related to student safety and dust emissions, as a part of consultation on the Construction Management Plan.
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 55-75 Brownlow Avenue 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 such stylistic and technical changes to the draft Zoning By-law Amendment as may be required. 3. City Council approve that in accordance with Section 42 of the Planning Act prior to the first above grade building permit, the owner shall convey to the City, an on-site parkland dedication, having a minimum size of 571 square metres, to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor. 4. City Council approve the acceptance of on-site parkland dedication, subject to the owner transferring the parkland to the City free and clear, above and below grade, of all easements, encumbrances, and encroachments, in an acceptable environmental condition; the owner may propose the exception of encumbrances of tiebacks, where such an encumbrance is deemed acceptable by the General Manager, Parks, Forestry and Recreation, in consultation with the City Solicitor; and such an encumbrance will be subject to the payment of compensation to the City, in an amount as determined by the General Manager, Parks, Forestry and Recreation and the Executive Director, Corporate Real Estate Management. 5. City Council approve a development charge credit against the Parks and Recreation component of the Development Charges for the design and construction by the owner of the Above Base Park Improvements to the satisfaction of the General Manager, Parks, Forestry & Recreation (PFR). The development charge credit shall be in an amount that is the lesser of the cost to the owner of designing and constructing the Above Base Park Improvements, as approved by the General Manager, PFR, and the Parks and Recreation component of development charges payable for the development in accordance with the City's Development Charges By-law, as may be amended from time to time. 6. City Council approve the Rental Housing Demolition Application (File Number 22 214672 STE 12 RH) in accordance with Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006 which allows for the demolition of 121 existing rental dwelling units at 55 Brownlow Avenue, subject to the following conditions: a. The owner shall provide and maintain 121 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. During such 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 121 replacement rental dwelling units shall be comprised of 15 studio units, 76 one-bedroom units and 30 two-bedroom units, and shall collectively have a gross floor area of at least 7,445.9 square metres as generally illustrated in the plans submitted to the City Planning Division dated May 13, 2024, with any revision to these plans being to the satisfaction of the Chief Planner and Executive Director, City Planning Division; b. the owner shall, as part of the 121 replacement rental dwelling units required in Recommendation 6.a above, provide at least 1 two-bedroom unit at affordable rents, 6 studio units and 34 one-bedroom units at mid-range (affordable) rents, and 9 studio units, 42 one-bedroom units and 29 two-bedroom units at mid-range (moderate) rents, as currently defined in the Toronto Official Plan, all for a period of at least 10 years beginning from the date of first occupancy of each unit. Rents shall not include additional charges for laundry or air conditioning; c. the owner shall provide an acceptable Tenant Relocation and Assistance Plan to all Eligible Tenants addressing the right to occupy one of the replacement rental dwelling units at similar rents 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 tenants of all 121 replacement rental dwelling units with access to indoor and outdoor amenity space for the exclusive use of the tenants of the rental replacement units and equal access to outdoor amenities on the ground floor in the proposed development at no additional charge, and on the same terms and conditions as any other resident of the development, without the need to prebook or pay a fee unless specifically required as a customary practice for private bookings; e. the owner shall provide ensuite laundry in each replacement rental dwelling unit within the proposed development; f. the owner shall provide central air conditioning in each replacement rental dwelling unit within the proposed development; g. of the storage lockers allocated to the rental replacement units, the owner shall provide and make available storage lockers firstly to returning tenants whose lease agreements for the existing units include access to storage lockers on the same terms as such tenants previously paid, secondly to remaining returning tenants, and thirdly to new tenants of the replacement rental units. Terms and conditions for storage lockers for tenants who did not previously have a locker will be the same as any other resident of the development; h. of the parking allocated to the rental replacement units, the owner shall provide and make available parking to returning tenants whose lease agreements for the existing units include parking on the same terms as tenants previously paid, secondly to remaining returning tenants, and thirdly to new tenants of the replacement rental units. Terms and conditions for parking for tenants who did not previously have parking will be the same as any other resident of the development; i. the owner shall provide tenants of the replacement rental dwelling units with access to all bicycle and visitor vehicular parking at no charge and on the same terms and conditions as any other resident of the development; j. the replacement rental dwelling units required in Recommendation 6.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 building, 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 k. the owner shall enter into and register on title to the lands at 55-75 Brownlow Avenue, an agreement pursuant to Section 111 of the City of Toronto Act, 2006 to secure the conditions outlined in Recommendation 6.a. through 6.j. above, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning Division. 7. 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 pursuant to Section 111 of the City of Toronto Act, 2006 for the demolition 121 rental dwelling units at 55 Brownlow Avenue after all the following have occurred: a. all conditions in Recommendation 6 above have been fully satisfied and secured; b. the replacement rental units are available and ready for occupancy; and c. the owner has confirmed, in writing, that all existing rental dwelling units proposed to be demolished are vacant. 8. 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 has given the Preliminary Approval referred to in Recommendation 7 above. 9. 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 55 Brownlow Avenue after the Chief Planner and Executive Director, City Planning Division has given the 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; and b. the owner erects solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building. 10. Before introducing the necessary Bills to City Council for enactment, require the owner to: a. submit a revised Functional Servicing Report for review and acceptance to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services; b. 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; and c. submit a revised Arborist Report to the satisfaction of Urban Forestry, on behalf of the General Manager of Parks, Forestry and Recreation. 11. City Council allow the owner of 55-75 Brownlow Avenue to construct, finish, furnish, equip and convey to the City a non-profit licensed child care facility (the 'Child Care Facility') to the satisfaction of the Chief Planner and Executive Director, City Planning and the General Manager, Children's Services as part of the development, as an in-kind contribution pursuant to subsection 37(6) of the Planning Act, in accordance with the following terms: a. the Child Care Facility will accommodate a minimum of 62 children, including infants, toddlers and preschoolers; b. the Child Care Facility will be comprised of an approximately 929 square metre (10,000 square feet) indoor area located on the ground floor of the proposed development and an approximately 344 square metre (3,704 square feet) outdoor area, located on the ground floor adjacent to the indoor area. The Child Care Facility shall be designed, constructed and delivered in accordance with the Child Care Early Years Act, 2014 and City of Toronto Child Care Design & Technical Guideline R1 (2016); and c. the Child Care Facility will be provided in accordance with the terms to be set out in the In-Kind Contribution Agreement identified in Recommendation 13 below to the satisfaction of the Chief Planner and Executive Director, City Planning, the General Manager, Children's Services, and the City Solicitor. 12. City Council attribute a value to the in-kind contribution set out in Recommendation 7 above equal to 100 percent of 4 percent of the value of the land (net of any exclusions or exemptions authorized under the Community Benefits Charge By-law), as determined the day before the day the building permit is issued in respect of the development. 13. City Council authorize the Chief Planner and Executive Director, City Planning to enter into an agreement pursuant to subsection 37(7.1) of the Planning Act (the "In-kind Contribution Agreement") to address the provision of the in-kind contribution identified in Recommendation 11 above to the satisfaction of the Chief Planner and Executive Director, City Planning, the General Manager, Children's Services, and the City Solicitor, including that: a. The owner will provide a letter of credit in an amount sufficient to guarantee 120 percent of the estimated cost of the design, construction and handover of the Child Care Facility, to the satisfaction of the General Manager, Children's Services and the Chief Financial Officer and Treasurer, and will be provided to the City prior to the issuance of the first above grade building permit for the development, to secure the Child Care Facility. Upon handover of the Child Care Centre to the City, the letter of credit shall be returned to the owner of 55-75 Brownlow Avenue; with such agreement to be registered on title to the Site, which agreement shall be evidence of arrangements for the provision of the in-kind contribution that are satisfactory to City Council. 14. As part of Phase 1, City Council require the owner to provide a Letter of Credit in an amount equivalent to the Community Benefits Charge that would have been payable for the value of the land proceeding as a first phase as determined the day before the day the first building permit is issued in respect of the development. This letter of credit will be returned to the owner only if and at the time the owner has provided, to the City the letter of credit, secured by the In-Kind Contribution Agreement, in an amount sufficient to guarantee 120 percent of the estimated cost of the design, construction and handover of the Child Care Facility. 15. 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.
TE14.8adopted
This report reviews and recommends approval of the application to amend the Official Plan and Zoning By-law to permit a 52-storey (163.6 metres, including the mechanical penthouse) mixed-use building at 239-255 Dundas Street East. The proposal includes 632 dwelling units and a minimum of 48.5 square meters of non-residential gross floor area on the ground floor. The application proposes to demolish the 8 existing rental units and replace them with 11 rental units representing 100.3% of the existing rental gross floor area. The Official Plan Amendment is required to vary performance standards in Site and Area Specific Policy 461 relating to tower setbacks, angular plane, setbacks to Neighbourhoods, and retail frontages. The site consists of 4 properties that are designated under Part V of the Ontario Heritage Act as part of the Garden District Heritage Conservation District and are identified as contributing properties. The proposed development includes the in-situ retention of the building facades fronting onto Dundas Street East and Pembroke Street. The 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 a replacement rental dwelling unit at similar rents and financial compensation to lessen hardship.
The Toronto and East York Community Council recommends that: 1. City Council amend the Official Plan for the lands at 239-255 Dundas Street East substantially in accordance with the draft Official Plan Amendment included as Attachment 5 to the report (May 24, 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 239-255 Dundas Street East substantially in accordance with the draft Zoning By-law Amendment included as Attachment 6 to the report (May 24, 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 124320 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 8 existing rental dwelling units located at 239-255 Dundas Street East, subject to the following conditions: a. the owner shall provide and maintain 11 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 747.1 square metres and be comprised of 3 studio units, 3 one-bedroom units, 4 two-bedroom units and 1 three-bedroom unit as generally illustrated in the plans submitted to the City Planning Division dated May 2, 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 11 replacement rental dwelling units required in Recommendation 4.a. above, provide at least 3 studios, 1 one-bedroom unit and 2 two-bedroom units at affordable rents, 2 one-bedroom units, 2 two-bedroom units and 1 three-bedroom unit 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; and rents shall not include additional charges for laundry or air conditioning; c. the owner shall provide an acceptable Tenant Relocation and Assistance Plan to all Eligible Tenants of the 8 existing rental dwelling units proposed to be demolished at 239-255 Dundas Street East, 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 tenants of all 11 replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed building at no additional 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; e. the owner shall provide ensuite laundry in each replacement rental dwelling unit; f. the owner shall provide central air conditioning in each replacement rental dwelling unit; g. 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; h. the replacement rental dwelling units required in Recommendation 4.a. above shall be made ready and available for occupancy no later than the date by which 70 percent of the new dwelling units in the proposed development, 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 i. the owner shall enter into and register on title to the lands at 239-255 Dundas Street East, an Agreement pursuant to Section 111 of the City of Toronto Act, 2006, to secure the conditions outlined in Recommendations 4.a. through 4.h. 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 8 existing rental dwelling units located at 239-255 Dundas Street East after all the following have occurred: a. all conditions in Recommendation 4 above have been fully satisfied and secured; b. the Official Plan and Zoning By-law Amendments have come into full force and effect; c. 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; d. the issuance of excavation and shoring permits (conditional or full permit) for the approved development on the site; and e. 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 239-255 Dundas Street East after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 5 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 four 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 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 any other related agreements. 9. City Council direct the Chief Planner and Executive Director, City Planning, in consultation with the local Ward Councillor and the City Solicitor, to continue to work with the applicant to explore the feasibility of providing an in-kind community benefit pursuant to Section 37(6) of the Planning Act in the development and to report back to City Council for further instruction if the applicant offers such an in-kind community benefit. 10. Before introducing the necessary Bills to City Council for enactment, City Council require the owner to: a. 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; b. 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 functional servicing report accepted by the Chief Engineer and Executive Director, Engineering and Construction Services; c. enter into a Heritage Easement Agreement with the City for the properties at 239, 241-243, 247 and 251-255 Dundas Street East substantially in accordance with the plans and drawings dated December 8, 2023, prepared by Turner Fleischer and the Heritage Impact Assessment dated December 7, 2023, prepared by GBCA Architects Inc., subject to and in accordance with the Conservation Plan required in Recommendation 10.d. below, to the satisfaction of the Senior Manager, Heritage Planning, including execution of such agreement to the satisfaction of the City Solicitor; d. 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 7, 2023 and supplementary memo dated 22 May, 2024, prepared by GBCA Architects Inc., to the satisfaction of the Senior Manager, Heritage Planning; and e. enter into an Agreement, or similar legal instrument, between the owner of 239-255 Dundas Street East, the owner of 48-50 Pembroke Street and the City, to be registered on title to 48-50 Pembroke Street that would prevent the erection of a tall building, 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 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 239-255 Dundas 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 239-255 Dundas 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 approve the Rental Housing Demolition Application (File Number 22 124320 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 8 existing rental dwelling units located at 239-255 Dundas Street East, subject to the following conditions: a. the owner shall provide and maintain 11 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 747.1 square metres and be comprised of 3 studio units, 3 one-bedroom units, 4 two-bedroom units, and 1 three-bedroom unit as generally illustrated in the plans submitted to the City Planning Division dated May 2, 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 11 replacement rental dwelling units required in Recommendation 4.a above, provide at least 3 studios, 1 one-bedroom unit and 2 two-bedroom units at affordable rents, 2 one-bedroom units, 2 two-bedroom units, and 1 three-bedroom unit 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. Rents shall not include additional charges for laundry or air conditioning; c. the owner shall provide an acceptable Tenant Relocation and Assistance Plan to all Eligible Tenants of the 8 existing rental dwelling units proposed to be demolished at 239-255 Dundas Street East, 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 tenants of all 11 replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed building at no additional 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; e. the owner shall provide ensuite laundry in each replacement rental dwelling unit; f. the owner shall provide central air conditioning in each replacement rental dwelling unit; g. 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; h. the replacement rental dwelling units required in recommendation 4.a. above shall be made ready and available for occupancy no later than the date by which 70% 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 i. the owner shall enter into and register on title to the lands at 239-255 Dundas Street East, an agreement pursuant to Section 111 of the City of Toronto Act, 2006 to secure the conditions outlined in Recommendations 4.a. through 4.h. 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 8 existing rental dwelling units located at 239-255 Dundas Street East after all the following have occurred: a. all conditions in Recommendation 4 above have been fully satisfied and secured; b. the Official Plan and Zoning By-law Amendments have come into full force and effect; c. 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; d. the issuance of excavation and shoring permits (conditional or full permit) for the approved development on the site; and e. 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 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 5 above. 7. 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 239-255 Dundas Street East after the Chief Planner and Executive Director, City Planning Division has given Preliminary Approval referred to in Recommendation 5 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 four 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 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 any other related agreements. 9. City Council direct the Chief Planner and Executive Director, City Planning, in consultation with the local Ward Councillor and the City Solicitor, to continue to work with the applicant to explore the feasibility of providing an in-kind community benefit pursuant to section 37(6) of the Planning Act in the development and to report back to City Council for further instruction if the applicant offers such an in-kind community benefit. 10. Before introducing the necessary bills to City Council for enactment, require the owner to: a. 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; and b. 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 functional servicing report accepted by the Chief Engineer and Executive Director of Engineering & Construction Services; c. enter into a Heritage Easement Agreement with the City for the properties at 239, 241-243,247 and 251-255 Dundas Street East substantially in accordance with the plans and drawings dated December 8, 2023, prepared by Turner Fleischer and the Heritage Impact Assessment dated December 7, 2023, prepared by GBCA Architects Inc., subject to and in accordance with the Conservation Plan required in Recommendation 10.d. below, to the satisfaction of the Senior Manager, Heritage Planning, including execution of such agreement to the satisfaction of the City Solicitor; d. 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 7, 2023 and supplementary memo dated 22 May, 2024, prepared by GBCA Architects Inc., to the satisfaction of the Senior Manager, Heritage Planning; and e. enter into an Agreement, or similar legal instrument, between the owner of 239-255 Dundas Street East, the owner of 48-50 Pembroke Street, and the City, to be registered on title to 48-50 Pembroke Street that would prevent the erection of a tall building, 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 steps, as required, to implement City Council's decision.
TE14.9adopted
The application proposes to demolish a two-and-a-half-storey apartment building and row of townhouses containing 31 rental units located at 561 Jarvis Street and 102-120 Earl Place. The 31 rental units are proposed to be replaced as part of a new 58-storey building containing a total of approximately 708 dwelling units. 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 provides financial compensation to mitigate hardship. The properties are also the subject of a Zoning By-law Amendment application (22 185925 STE 13 OZ), which was appealed to the Ontario Land Tribunal (OLT). The OLT issued a written decision on April 18, 2024 approving the Zoning By-law Amendment in principle, with the final order being withheld until all outstanding matters, including the rental housing matters and necessary agreements with the City, are secured. This report recommends approval of the Rental Housing Demolition application under Chapter 667 of the Toronto Municipal Code and the Residential Demolition Permit under Chapter 363 of the Toronto Municipal Code, subject to conditions to replace the rental housing and provide Tenant Relocation and Assistance.
The Toronto and East York Community Council recommends that: 1. City Council approve the Rental Housing Demolition Application (22 199096 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 31 existing rental dwelling units at 561 Jarvis Street and 102-120 Earl Place, subject to the following conditions: a. the owner shall provide and maintain 31 replacement rental dwelling units on the subject site for a period of at least 20 years beginning from the date that each replacement rental 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 31 replacement rental dwelling units shall collectively have a total gross floor area of at least 1,333.72 square metres and be comprised of 6 studio, 24 one-bedroom units and 1 three-bedroom unit, as generally illustrated in the plans submitted to the City Planning Division dated April 29, 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 31 replacement rental dwelling units required in Recommendation 1.a. above, provide at least 6 studio and 15 one-bedroom units at affordable rents, 2 one-bedroom units at mid-range (affordable) rents, as currently defined in the Toronto Official Plan, all for a period of at least 10 years beginning from the date of first occupancy of the replacement rental units; and the remaining 7 one-bedroom units and 1 three-bedroom unit will have unrestricted rents; rents shall not include additional charges for laundry or air conditioning; c. the owner shall provide an acceptable Tenant Relocation and Assistance Plan to all Eligible Tenants, addressing the right to return to occupy one of the replacement rental dwelling units at similar rents, 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 tenants of all 31 replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed development at no additional charge; access to, and use of, these amenities shall be on the same terms and conditions as any other resident of the development, without the need to pre-book or pay a fee unless specifically required as a customary practice for private bookings; e. the owner shall provide ensuite laundry in each replacement rental dwelling unit within the proposed development; f. the owner shall provide central air conditioning in each replacement rental dwelling unit within the proposed development; g. the owner shall provide tenants of the replacement rental dwelling units with access to bicycle and visitor vehicular parking at no additional charge and on the same terms and conditions as any other resident of the proposed development; h. the 31 replacement rental dwelling units required in Recommendation 1.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; and i. the owner shall enter into and register on title to the lands at 561 Jarvis Street and 102-120 Earl Place an Agreement pursuant to Section 111 of the City of Toronto Act, 2006, to secure the conditions outlined in Recommendations 1.a. through 1.h. above, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning. 2. 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 pursuant to Section 111 of the City of Toronto Act, 2006, for the demolition of the 31 existing rental dwelling units at 561 Jarvis Street and 102-120 Earl Place after all the following have occurred: a. all conditions in Recommendation 1 above have been fully satisfied and secured; b. the Zoning By-law Amendment has come into full force and effect; c. 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; d. the issuance of excavation and shoring permits (conditional or full permits) for the approved development on the site; and e. the owner has confirmed, in writing, that all existing rental dwelling units proposed to be demolished are vacant. 3. 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 2 above. 4. 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 561 Jarvis Street and 102-120 Earl Place after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 2 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 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 development containing 31 replacement rental dwelling units within the time specified in Recommendation 4.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. 5. 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.
Staff recommendation as filed
The Director, Community Planning, Toronto and East York District recommends that: 1. City Council approve the Rental Housing Demolition application (22 199096 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 31 existing rental dwelling units at 561 Jarvis Street and 102-120 Earl Place, subject to the following conditions: a. the owner shall provide and maintain 31 replacement rental dwelling units on the subject site for a period of at least 20 years beginning from the date that each replacement rental 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 31 replacement rental dwelling units shall collectively have a total gross floor area of at least 1,333.72 square metres and be comprised of 6 studio, 24 one-bedroom units, and 1 three-bedroom unit, as generally illustrated in the plans submitted to the City Planning Division dated April 29, 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 31 replacement rental dwelling units required in Recommendation 1.a above, provide at least 6 studio and 15 one-bedroom units at affordable rents, 2 one-bedroom units at mid-range (affordable) rents, as currently defined in the Toronto Official Plan, all for a period of at least 10 years beginning from the date of first occupancy of the replacement rental units. The remaining 7 one-bedroom units and 1 three-bedroom unit will have unrestricted rents. Rents shall not include additional charges for laundry or air conditioning; c. the owner shall provide an acceptable Tenant Relocation and Assistance Plan to all Eligible Tenants, addressing the right to return to occupy one of the replacement rental dwelling units at similar rents, 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 tenants of all 31 replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed development at no additional charge. Access to, and use of, these amenities shall be on the same terms and conditions as any other resident of the development, without the need to pre-book or pay a fee unless specifically required as a customary practice for private bookings; e. the owner shall provide ensuite laundry in each replacement rental dwelling unit within the proposed development; f. the owner shall provide central air conditioning in each replacement rental dwelling unit within the proposed development; g. the owner shall provide tenants of the replacement rental dwelling units with access to bicycle and visitor vehicular parking at no additional charge and on the same terms and conditions as any other resident of the proposed development; h. the 31 replacement rental dwelling units required in recommendation 1.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; and i. the owner shall enter into and register on title to the lands at 561 Jarvis Street and 102-120 Earl Place an agreement pursuant to Section 111 of the City of Toronto Act, 2006 to secure the conditions outlined in Recommendations 1.a through 1.h above, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning Division. 2. 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 pursuant to Section 111 of the City of Toronto Act, 2006 for the demolition of the 31 existing rental dwelling units at 561 Jarvis Street and 102-120 Earl Place after all the following have occurred: a. all conditions in Recommendation 1 above have been fully satisfied and secured; b. the Zoning By-law Amendment has come into full force and effect; c. 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; d. the issuance of excavation and shoring permits (conditional or full permits) for the approved development on the site; and e. the owner has confirmed, in writing, that all existing rental dwelling units proposed to be demolished are vacant. 3. 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 2 above. 4. 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 561 Jarvis Street and 102-120 Earl Place after the Chief Planner and Executive Director, City Planning Division has given Preliminary Approval referred to in Recommendation 2 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 Division; c. the owner erects the proposed building 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 Division; and d. should the owner fail to complete the proposed development containing 31 replacement rental dwelling units within the time specified in Recommendation 4.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. 5. 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.
TE14.10adopted
This report reviews and recommends approval of the application to amend the Zoning By-law to permit a 69-storey (219 metres excluding the mechanical penthouse) residential building at 135 Isabella Street. The proposal is comprised of 814 dwelling units, including 80 rental replacement dwelling units. This report also reviews and recommends approval of the Rental Housing Demolition application to demolish 80 rental units. The proposal includes 80 rental replacement units and 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 Zoning By-law 569-2013 for the lands at 135 Isabella Street substantially in accordance with the draft Zoning By-law Amendment included as Revised Attachment 5 to the report (May 24, 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. Prior to introducing the necessary Bills to City Council for enactment, City Council require the owner to: a. submit to the Chief Engineer and Executive Director, Engineering and Construction Services for review and acceptance, a Functional Servicing Report to determine the stormwater runoff, sanitary flow and water supply demand resulting from this development and whether there is adequate capacity in the existing municipal infrastructure to accommodate the proposed development; and b. make satisfactory arrangements with Engineering and Construction Services and enter into the appropriate agreement with the City for the design and construction of any improvements to the municipal infrastructure, should it be determined that upgrades are require to the infrastructure to support this development, according to the accepted Functional Servicing Report accepted by the Chief Engineer and Executive Director, Engineering and Construction Services. 4. City Council approve the Rental Housing Demolition Application (File 23 158819 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 80 existing rental dwelling units located at 135 Isabella Street subject to the following conditions: a. the owner shall provide and maintain 80 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 80 replacement rental dwelling units shall be comprised of 2 studio units, 38 one-bedroom units and 40 two-bedroom units, as generally illustrated in the plans submitted to the City Planning Division dated February 14, 2024; 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 80 replacement rental dwelling units, provide at least 1 one-bedroom and 25 two-bedroom units at affordable rent, 2 studio and 19 one-bedroom units at mid-range (affordable) rents and 16 one-bedroom and 13 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; the rents of the remaining 4 replacement rental dwelling units shall be unrestricted; and rents shall not include additional charges for laundry or air conditioning; c. the owner shall provide an acceptable Tenant Relocation and Assistance Plan for all Eligible Tenants 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 80 replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities at no additional 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 residential building; g. the owner shall provide central air conditioning in each replacement rental dwelling unit within the proposed residential building; h. the owner shall provide tenants of the 80 replacement rental dwelling units with access to storage lockers and bicycle and visitor parking on the same terms and conditions as any other resident of the proposed residential building; i. the owner shall provide and make available for rent at least 23 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; j. the 80 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 k. the owner shall enter into, and register on title at 135 Isabella Street, 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 80 existing rental dwelling units located at 135 Isabella Street after all the following have occurred: a. all conditions in Recommendation 4 above have been fully satisfied and secured; b. the Zoning By-law Amendment has come into full force and effect; c. 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; d. the issuance of excavation and shoring permits (conditional or full permit) for the approved development on the site; and e. 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 135 Isabella Street after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 5 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 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 c. should the owner fail to complete the proposed building within the time specified in Recommendation 7.b. 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 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 135 Isabella Street from Permit Parking.
Staff recommendation as filed
The Director, Community Planning, Toronto and East York District recommends that: 1. City Council amend Zoning By-law 569-2013 for the lands at 135 Isabella Street substantially in accordance with the draft Zoning By-law Amendment included 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. 3. Prior to introducing the necessary Bills to City Council for enactment, City Council require the owner to: a. submit to the Chief Engineer and Executive Director of Engineering and Construction Services for review and acceptance, a Functional Servicing Report to determine the stormwater runoff, sanitary flow and water supply demand resulting from this development and whether there is adequate capacity in the existing municipal infrastructure to accommodate the proposed development; and b. make satisfactory arrangements with Engineering and Construction Services and enter into the appropriate agreement with the City for the design and construction of any improvements to the municipal infrastructure, should it be determined that upgrades are require to the infrastructure to support this development, according to the accepted Functional Servicing Report accepted by the Chief Engineer and Executive Director of Engineering and Construction Services. 4. City Council approve the Rental Housing Demolition Application (File Number 23 158819 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 80 existing rental dwelling units located at 135 Isabella Street subject to the following conditions: a. the owner shall provide and maintain 80 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 80 replacement rental dwelling units shall be comprised of 2 studio units, 38 one-bedroom units, and 40 two-bedroom units, as generally illustrated in the plans submitted to the City Planning Division dated February 14, 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 80 replacement rental dwelling units, provide at least 1 one-bedroom and 25 two-bedroom units at affordable rent, 2 studio and 19 one-bedroom units at mid-range (affordable) rents, and 16 one-bedroom and 13 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. The rents of the remaining 4 replacement rental dwelling units shall be unrestricted. Rents shall not include additional charges for laundry or air conditioning; c. the owner shall provide an acceptable Tenant Relocation and Assistance Plan for all Eligible Tenants 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 80 replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities at no additional 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 residential building; g. the owner shall provide central air conditioning in each replacement rental dwelling unit within the proposed residential building; h. the owner shall provide tenants of the 80 replacement rental dwelling units with access to storage lockers and bicycle and visitor parking on the same terms and conditions as any other resident of the proposed residential building; i. the owner shall provide and make available for rent at least 23 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; j. the 80 replacement rental units 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 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 k. the owner shall enter into, and register on title at 135 Isabella Street, 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 80 existing rental dwelling units located at 135 Isabella Street after all the following have occurred: a. all conditions in Recommendation 4 have been fully satisfied and secured; b. the Zoning By-law Amendment has come into full force and effect; c. 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; d. the issuance of excavation and shoring permits (conditional or full permit) for the approved development on the site; and e. 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. 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 135 Isabella Street after the Chief Planner and Executive Director, City Planning Division has given Preliminary Approval referred to in Recommendation 5, 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 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 c. should the owner fail to complete the proposed building within the time specified 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 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 135 Isabella Street from Permit Parking.
TE14.11adopted
9 Benlamond Avenue - 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 four storey residential apartment building consisting of 16 residential units, nine underground vehicular parking spaces and 20 bicycle parking spaces at 9 Benlamond Avenue. In addition, the application proposes to amend the Zoning By-law to rezone the rear portion of the site from a Residential to Open Space and Natural Zone. The residential apartment building is an appropriate scale for the site, fits with the character of the area and is adequately set back from the Glen Davis Ravine and Environmentally Significant Area. Additionally, the proposal contributes to the overall supply of larger housing units. 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 proposal also conforms to the City's Official Plan.
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 9 Benlamond Avenue substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 6 to the report (May 24, 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 Zoning By-law Amendment as may be required. 3. 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, for Eligible Tenants of the existing 4 rental dwelling units proposed to be demolished. 4. City Council request the Chief Planner and Executive Director, City Planning to 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 3 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.
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 9 Benlamond Avenue substantially in accordance with the draft Zoning By-law Amendment attached as Attachment No. 6 to this report. 2. City Council authorize the City Solicitor to make such stylistic and technical changes to the Zoning By-law Amendment as may be required. 3. 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 4 rental dwelling units proposed to be demolished. 4. City Council request the Chief Planner and Executive Director, City Planning, 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 3, 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.
TE14.12adopted
On January 13, 2023, a Zoning By-law Amendment application was received seeking permission for two towers being 36 and 39 storeys in height on a 6 storey shared podium, containing 817 dwelling units and 680 square metres of ground floor retail. On February 27, 2023, an Official Plan Amendment application was received for 350 Campbell Avenue to redesignate the lands from Core Employment Areas to Mixed Use Areas. The applicant appealed the applications 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 applications in their 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 appeals of the Official Plan Amendment and Zoning By-law Amendment applications in their current forms for the lands at 321-355 Symington Avenue and 350 Campbell Avenue and City Council authorize the City Solicitor and appropriate City staff to continue discussions with the applicant team in attempt to resolve the outstanding matters. 2. In the event that the Ontario Land Tribunal allows the appeals in whole or in part, City Council direct the City Solicitor to request the Ontario Land Tribunal to withhold issuance of its final Orders until such time as the City Solicitor advises that: a. the final form and content of the draft Official Plan Amendment is to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor; b. 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 c. 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, 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; 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; iv. the owner has submitted a revised Environmental Noise and Vibration Assessment, such report to be peer reviewed by a third-party consultant on behalf of the City and at the owner's expense, to the satisfaction of the Chief Planner and Executive Director, City Planning; the Report shall determine the appropriate Area Class per Section B9 of NPC-300; and v. necessary studies, including those related to pedestrian level wind impacts, sun shadow, rail safety and compatibility have been completed and their recommendations addressed to the satisfaction of the Chief Planner and Executive Director, City Planning. 3. 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 direct the City Solicitor and appropriate City staff to attend the Ontario Land Tribunal to oppose the appeals of the Official Plan Amendment and Zoning By-law Amendment applications in their current forms for the lands at 321-355 Symington Avenue and 350 Campbell Avenue and authorize the City Solicitor and appropriate City staff to continue discussions with the applicant team in attempt to resolve the outstanding matters. 2. In the event that the Ontario Land Tribunal allows the appeals in whole or in part, City Council direct the City Solicitor to request that the Ontario Land Tribunal withhold issuance of its final Orders until such time as the City Solicitor advises that: a. the final form and content of the draft Official Plan Amendment is to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor; b. 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 c. 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, 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; 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; iv. the owner has submitted a revised Environmental Noise and Vibration Assessment, such report to be peer reviewed by a third-party consultant on behalf of the City and at the owner's expense, to the satisfaction of the Chief Planner and Executive Director, City Planning. The Report shall determine the appropriate Area Class per Section B9 of NPC-300; and v. necessary studies, including those related to pedestrian level wind impacts, sun shadow, rail safety and compatibility have been completed and their recommendations addressed to the satisfaction of the Chief Planner and Executive Director, City Planning. 3. City Council authorize the City Solicitor and other appropriate staff to take any necessary steps to implement City Council's decision.
TE14.13adopted
40 Wabash Avenue - Inclusion on the Heritage Register
This report recommends that City Council include 40 Wabash Avenue (including entrance address at 50 Wabash Avenue) on the City of Toronto's Heritage Register for its cultural heritage value and interest. The subject property is an early-twentieth century, factory/warehouse type complex with Edwardian Classical detailing. Constructed in phases between 1910 and 1947, the brick and concrete frame complex includes a two-storey former office building on the west portion of the property, and a two and three-storey factory building with an adjoined one-storey structure at the base of a tall, brick smokestack on the east of the property. Acquired by the City in 2000, the property at 40 Wabash Avenue is proposed to be adaptively re-used for a community centre. Detailed design of the community centre, including the re-use of the former industrial buildings, is now underway. The property recommended for inclusion on the City's Heritage Register has been researched and evaluated by staff using the criteria prescribed in Ontario Regulation 9/06 and meets one or more of the provincial criteria for determining cultural heritage value or interest and is 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 40 Wabash Avenue (including entrance address at 50 Wabash Avenue) on the City of Toronto's Heritage Register in accordance with the Listing Statement (Reasons for Inclusion) attached as Attachment 1 to the report (May 21, 2024) from the Acting Senior Manager, Heritage Planning, Urban Design, City Planning.
Staff recommendation as filed
The Acting Senior Manager, Heritage Planning, Urban Design, City Planning recommends that: 1. City Council include 40 Wabash Avenue (including entrance address at 50 Wabash Avenue) on the City of Toronto's Heritage Register in accordance with the Listing Statement (Reasons for Inclusion) attached as Attachment 1 to the report, May 21, 2024, from the Acting Senior Manager, Heritage Planning, Urban Design, City Planning.
TE14.14adopted
This report recommends that City Council approve the alterations to and demolition of attributes of the heritage property at 263 Adelaide Street West under Section 33 and Section 34(1)1 of the Ontario Heritage Act, in connection with the development of the site. It is also recommended that the existing Heritage Easement Agreement is amended to reflect this proposal. The proposal is in connection with the redevelopment of the site to allow for the construction of a 49-storey mixed-use building. The Ontario Municipal Board granted approval for this scheme in 2017. The approved scheme included the conservation of and alterations to the front façade of the historic Purman Building at 263 Adelaide Street West. In order to conserve this façade a retention frame was to be installed on the sidewalk in front of the heritage building. Since 2017 the TTC has planned a detour of the 501 Queen Streetcar along this section of Adelaide Street West to allow for the construction of the Ontario Line along Queen Street. As a consequence of this, overhead support cables and streetcar power supply cables are being installed along the south side of Adelaide Street. The façade retention system as approved would interfere with the TTC streetcar power supply. It therefore needs to be narrowed and this means it cannot support the whole façade of the Purman Building. A revised conservation strategy for the Purman Building is now proposed that takes into account the proximity of the TTC cables. The revised scheme includes the insitu retention of the first three floors of the heritage building with the panelization and removal of the top two floors to allow for the construction of a 49-storey mixed use building without interference with the TTC power supply. The panelized sections of the front façade would be reinstalled once the retained façade has been secured into the new building and a new parapet would be reinstated that is designed to match the original based on archival documentation. The proposed alterations conserve the heritage values and attributes of the historic Purman Building property consistent with the existing policy framework and the impact of the new development is being appropriately mitigated.
The Toronto and East York Community Council recommends that: 1. City Council consent to: a. the application to alter the designated property at 263 Adelaide Street West, with conditions, under Part IV, Section 33 of the Ontario Heritage Act to allow for the construction of a new mixed use building with the alterations to the designated heritage property being substantially in accordance with the plans and drawings dated May 9, 2017, prepared by Quadrangle Architects Limited, on file with the Senior Manager, Heritage Planning and the Heritage Impact Assessment prepared by ERA Architects Inc. dated July 28, 2017 and on file with the Senior Manager, Heritage Planning, all subject to and in accordance with the Conservation Plan prepared by ERA Architects Inc. dated April 17, 2024 and on file with the Senior Manager, Heritage Planning; and b. the application to remove some of the heritage attributes of the designated property at 263 Adelaide Street West, with conditions, under Part IV, Section 34(1)1 of the Ontario Heritage Act to allow for the construction of a new mixed use building with the removal of the specified heritage attributes on the designated heritage property being substantially in accordance with the plans and drawings dated May 9, 2017, prepared by Quadrangle Architects Limited, on file with the Senior Manager, Heritage Planning and the Heritage Impact Assessment prepared by ERA Architects Inc. dated July 28, 2017 and on file with the Senior Manager, Heritage Planning, all subject to and in accordance with the Conservation Plan prepared by ERA Architects Inc. dated April 17, 2024 and on file with the Senior Manager, Heritage Planning. 2. City Council direct that its consent to the application to alter the designated property at 263 Adelaide Street West under Part IV, Section 33 of the Ontario Heritage Act and that its consent to the application to remove the heritage attributes of the designated property at 263 Adelaide Street West under Part IV, Section 34(1)1 of the Ontario Heritage Act are also subject to the following conditions: a. prior to the issuance of any permit for all or any part of the property at 263 Adelaide Street West, 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. amend the existing Heritage Easement Agreement with the City for the property at 263 Adelaide Street West substantially in accordance with the plans and drawings dated May 9, 2017, prepared by Quadrangle Architects Limited, on file with the Senior Manager, Heritage Planning and the Heritage Impact Assessment prepared by ERA Architects Inc. dated July 28, 2017 and on file with the Senior Manager, Heritage Planning, all subject to and in accordance with the Conservation Plan prepared by ERA Architects Inc. dated April 17, 2024 and on file with the Senior Manager, Heritage Planning, to the satisfaction of the Senior Manager, Heritage Planning, including execution of such Agreement to the satisfaction of the City Solicitor; 2. provide a Heritage Lighting Plan that describe 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 a plan to the satisfaction of the Senior Manager, Heritage Planning; 3. implement an Interpretation Plan for the subject property that is substantially in accordance with the Heritage Interpretation Plan by ERA Architects Inc. dated July 28, 2017 and re-issued on December 12, 2020, to the satisfaction of the Senior Manager, Heritage Planning; 4. submit a Signage Plan to the satisfaction of the Senior Manager, Heritage Planning; 5. provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Conservation Plan prepared by ERA Architects Inc. dated April 17, 2024 and on file with the Senior Manager, Heritage Planning, 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 6. 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 b. prior to the release of the Letter of Credit required in Recommendation 2.a.6. 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 have been completed in accordance with the approved Conservation and Interpretation Plans 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 City Solicitor to introduce the necessary Bill in City Council to amend the Heritage Easement Agreement for the property at 263 Adelaide Street West. 4. City Council authorize the City Solicitor and City staff to take all necessary actions to implement City Council's decision.
Staff recommendation as filed
The Acting Senior Manager, Heritage Planning, Urban Design, City Planning recommends that: 1. City Council consent to: a. the application to alter the designated property at 263 Adelaide Street West, with conditions, under Part IV, Section 33 of the Ontario Heritage Act to allow for the construction of a new mixed use building with the alterations to the designated heritage property being substantially in accordance with the plans and drawings dated May 9, 2017, prepared by Quadrangle Architects Limited, on file with the Senior Manager, Heritage Planning and the Heritage Impact Assessment prepared by ERA Architects Inc. dated July 28, 2017 and on file with the Senior Manager, Heritage Planning, all subject to and in accordance with the Conservation Plan prepared by ERA Architects Inc. dated April 17, 2024 and on file with the Senior Manager, Heritage Planning; and b. the application to remove some of the heritage attributes of the designated property at 263 Adelaide Street West, with conditions, under Part IV, Section 34(1)1 of the Ontario Heritage Act to allow for the construction of a new mixed use building with the removal of the specified heritage attributes on the designated heritage property being substantially in accordance with the plans and drawings dated May 9, 2017, prepared by Quadrangle Architects Limited, on file with the Senior Manager, Heritage Planning and the Heritage Impact Assessment prepared by ERA Architects Inc. dated July 28, 2017 and on file with the Senior Manager, Heritage Planning, all subject to and in accordance with the Conservation Plan prepared by ERA Architects Inc. dated April 17, 2024 and on file with the Senior Manager, Heritage Planning. 2. City Council direct that its consent to the application to alter the designated property at 263 Adelaide Street West under Part IV, Section 33 of the Ontario Heritage Act and that its consent to the application to remove the heritage attributes of the designated property at 263 Adelaide Street West under Part IV, Section 34(1)1 of the Ontario Heritage Act are also subject to the following conditions: a. That prior to the issuance of any permit for all or any part of the property at 263 Adelaide Street West, 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. Amend the existing Heritage Easement Agreement with the City for the property at 263 Adelaide Street West substantially in accordance with the plans and drawings dated May 9, 2017, prepared by Quadrangle Architects Limited, on file with the Senior Manager, Heritage Planning and the Heritage Impact Assessment prepared by ERA Architects Inc. dated July 28, 2017 and on file with the Senior Manager, Heritage Planning, all subject to and in accordance with the Conservation Plan prepared by ERA Architects Inc. dated April 17, 2024 and on file with the Senior Manager, Heritage Planning, to the satisfaction of the Senior Manager, Heritage Planning, including execution of such agreement to the satisfaction of the City Solicitor; 2. Provide a Heritage Lighting Plan that describe 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 a plan to the satisfaction of the Senior Manager Heritage Planning; 3. Implement an Interpretation Plan for the subject property that is substantially in accordance with the Heritage Interpretation Plan by ERA Architects Inc. dated July 28, 2017 and re-issued on December 12, 2020, to the satisfaction of the Senior Manager, Heritage Planning; 4. Submit a Signage Plan to the satisfaction of the Senior Manager, Heritage Planning; 5. Provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Conservation Plan prepared by ERA Architects Inc. dated April 17, 2024 and on file with the Senior Manager, Heritage Planning, 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 6. 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 b. That prior to the release of the Letter of Credit required in Recommendation 2.a.6, 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 have been completed in accordance with the approved Conservation and Interpretation Plans 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 City Solicitor to introduce the necessary Bill in City Council to amend the Heritage Easement Agreement for the property at 263 Adelaide Street West. 4. City Council authorize the City Solicitor and City staff to take all necessary actions to implement City Council's decision.
TE14.15adopted
This report recommends that City Council refuse the alterations to the designated heritage property at 98 Highland Avenue under Section 42 of the Ontario Heritage Act. The subject site is a "B-rated" property located in the North Rosedale Heritage Conservation District (HCD). The applicant is requesting retro-active approval for windows that have already been installed. The new windows detract from the architectural style and character of the building and 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 Toronto and East York Community Council recommends that: 1. City Council refuse the alterations to the designated heritage property at 98 Highland Avenue, in accordance with Section 42 of the Ontario Heritage Act, for alterations including the new windows as outlined in the letter prepared by Daniel Buim and Jodi Ballet, dated March 12, 2024. 2. If the owner appeals City Council's decision to refuse the application to alter the heritage property at 98 Highland Avenue under Section 42 of the Ontario Heritage Act, City Council authorize the City Solicitor and the necessary City staff to attend the Ontario Land Tribunal hearing to oppose the appeal.
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 98 Highland Avenue, in accordance with Section 42 of the Ontario Heritage Act, for alterations including the new windows as outlined in the letter prepared by Daniel Buim and Jodi Ballet, dated March 12, 2024. 2. If the owner appeals City Council's decision to refuse the application to alter the heritage property at 98 Highland Avenue under Section 42 of the Ontario Heritage Act, City Council authorize the City Solicitor and the necessary City staff to attend the Ontario Land Tribunal hearing to oppose the appeal.
TE14.16forwarded without recommendation
This report recommends that City Council refuse the alterations to the designated heritage property at 135 Roxborough Drive under Section 42 of the Ontario Heritage Act. This is a C-rated property located in the North Rosedale Heritage Conservation District (HCD). The applicant is requesting approval for the painting of the masonry on the east and west facades of the two-storey house. 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 is refused.
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 refuse the alterations to the designated heritage property at 135 Roxborough Drive, in accordance with Section 42 of the Ontario Heritage Act, for alterations including the painting of the masonry on the sides of the two-storey house as outlined in the letter by Goodmans LLP dated February 23, 2024. 2. If the owner appeals City Council's decision to refuse the application to alter the heritage property at 135 Roxborough Drive under Section 42 of the Ontario Heritage Act, City Council direct the City Solicitor and the appropriate City staff to attend the Ontario Land Tribunal hearing to oppose the appeal.
TE14.17forwarded without recommendation
This report recommends that City Council approve the alterations under Section 33 of the Ontario Heritage Act proposed for the heritage property at 309 Cherry Street in connection with the redevelopment of the site. The subject property contains two detached buildings with the same municipal address situated at the northwest corner of the property. The first is a two-storey institutional building constructed in 1920 as a banking hall and offices for the Bank of Montreal while the second is a two-to-four-storey industrial building constructed in 1941 as an oil storage warehouse for Canadian Oil Companies Ltd. The proposal involves the construction of four new buildings including three towers at 27, 39 and 49 storeys and a ten-storey midrise building. The two heritage buildings on the property are proposed to be fully retained and conserved with limited interventions for accessibility and integration with the new construction. The proposed alterations conserve the heritage attributes of the properties, and the impact of the new development is sufficiently mitigated to be consistent with the existing policy framework.
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 consent to the application to alter the designated property at 309 Cherry Street, with conditions, under Part IV, Section 33 of the Ontario Heritage Act to allow for the redevelopment of the designated heritage property being substantially in accordance with the plans and drawings dated May 15, 2024 prepared by SvN Architects + Planners and the Heritage Impact Assessment (HIA) dated May 15, 2024 prepared by ERA Architects, 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. 2. City Council direct that its consent to the application to alter the designated property at 309 Cherry Street under Part IV, Section 33 of the Ontario Heritage is also subject to the following conditions: a. that the related Zoning By-law Amendment requiring the proposed alterations has come into full force and effect; b. prior to issuance of any Ontario Land Tribunal order in connection with the Zoning By-law Amendment appeal for the property at 309 Cherry Street, the owner shall 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 May 15, 2024 prepared by ERA Architects for the property at 309 Cherry Street, to the satisfaction of the Senior Manager, Heritage Planning; c. prior to issuance of any Ontario Land Tribunal order in connection with the Zoning By-law Amendment appeal for the property at 309 Cherry Street, the owner shall enter into a Heritage Easement Agreement with the City for the property at 309 Cherry Street, substantially in accordance with the plans and drawings dated May 15, 2024 prepared by SvN Architects + Planners and the Heritage Impact Assessment (HIA) dated May 15, 2024 prepared by ERA Architects and on file with the Senior Manager, Heritage Planning, subject to and in accordance with the approved Conservation Plan required in Recommendation 2.b, to the satisfaction of the Senior Manager, Heritage Planning, including execution and registration of such agreement to the satisfaction of the City Solicitor; d. prior to the issuance of any permit for all or any part for the property at 309 Cherry 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 buildings as are acceptable to the Senior Manager, Heritage Planning, the owner shall: 1. provide a Heritage Lighting Plan that describes how the exterior of the heritage buildings 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; 2. 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; 3. submit a Signage Plan to the satisfaction of 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.b., 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 e. That prior to the release of the Letter of Credit required in Recommendation 2.d.5, 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 approved Conservation and Interpretation Plans 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 City Solicitor to introduce the necessary Bill in Council authorizing the entering into of a Heritage Easement Agreement for the property at 309 Cherry Street. 4. City Council authorize the City Solicitor and City staff to take all necessary actions to implement City Council's decision.
TE14.18amended
1 Heath Crescent - Residential Demolition Application
This staff report is about a matter for which the Toronto and East York Community Council has delegated authority to make a final decision. In accordance with city-wide residential demolition control under the Toronto Municipal Code Chapter 363, under the authority of Section 33 of the Planning Act, the application for the demolition of an existing two-storey single detached house located at 1 Heath Crescent (Application No. 24 140445 DEM) is being referred to the Toronto and East York Community Council to refuse or grant the demolition application, including any conditions to be attached to the permits, because a building permit has not been issued for a replacement building.
The Toronto and East York Community Council: 1. Approved the application to demolish the vacant two-storey single detached house with the following conditions: a. that construction fences be erected in accordance with the provisions of the Municipal Code, Chapter 363, Article 7, if deemed appropriate by the Chief Building Official and Executive Director, Toronto Building; b. that all debris and rubble be removed immediately after demolition; c. that sod be laid on the site and that the site be maintained free of garbage and weeds, in accordance with the Municipal Code Chapter 629-10, paragraph B and 629-11; and d. that any holes on the property are backfilled with clean fill.
Staff recommendation as filed
The Director and Deputy Chief Building Official, Toronto Building, Toronto and East York District recommends that the Toronto and East York Community Council give consideration to the demolition application for 1 Heath Crescent, and decide to: 1. Refuse the application to demolish the vacant two-storey single detached house because there is no permit application to replace the building on the site; or 2. Approve the application to demolish the vacant two-storey single detached house without any conditions; or 3. Approve the application to demolish the vacant two-storey single detached house with the following conditions: a. that construction fences be erected in accordance with the provisions of the Municipal Code, Chapter 363, Article 7, if deemed appropriate by the Chief Building Official; b. that all debris and rubble be removed immediately after demolition; c. that sod be laid on the site and that the site be maintained free of garbage and weeds, in accordance with the Municipal Code Chapter 629-10, paragraph B and 629-11; and d. that any holes on the property are backfilled with clean fill.
TE14.19amended
135 Imperial Street - Residential Demolition Application
This staff report is regarding a matter for which the Toronto and East York Community Council has delegated authority to make a final decision. In accordance with Section 33 of the Planning Act and the City of Toronto Municipal Code, Chapter 363, Article 6 "Demolition Control," the application for the demolition of an existing two-storey single detached house with a single dwelling unit at 135 Imperial Street (Application No. 24 122498 DEM 00 DM) is being referred to the Toronto and East York Community Council for consideration because Toronto Building received objections from local residents regarding the potential heritage value of the property.
The Toronto and East York Community Council: 1. Approved the application to demolish the existing two-storey single detached house with the following conditions: a. that construction fences be erected in accordance with the provisions of the Municipal Code, Chapter 363, Article 7, if deemed appropriate by the Chief Building Official and Executive Director, Toronto Building; b. that all debris and rubble be removed immediately after demolition; c. that sod be laid on the site and that the site be maintained free of garbage and weeds, in accordance with the Municipal Code Chapter 629-10, paragraph B and 629- 11; and d. that any holes on the property are backfilled with clean fill.
Staff recommendation as filed
The Director and Deputy Chief Building Official, Toronto Building, Toronto and East York District recommends that the Toronto and East York Community Council give consideration to the demolition application for 135 Imperial Street and decide to: 1. Approve the application to demolish the existing two-storey single detached house without any conditions; or 2. Approve the application to demolish the existing two-storey single detached house with the following conditions: a. that construction fences be erected in accordance with the provisions of the Municipal Code, Chapter 363, Article 7, if deemed appropriate by the Chief Building Official; b. that all debris and rubble be removed immediately after demolition; c. that sod be laid on the site and that the site be maintained free of garbage and weeds, in accordance with the Municipal Code Chapter 629-10, paragraph B and 629- 11; and d. that any holes on the property are backfilled with clean fill.
TE14.20amended
645, 647, 649, 651, 653 and 655 Northcliffe Boulevard - Residential Demolition Applications
This staff report is about a matter for which the Toronto and East York Community Council has delegated authority to make a final decision. In accordance with Section 33 of the Planning Act and the City of Toronto Municipal Code, Chapter 363, Article 6 "Demolition Control," the applications for the demolition of six existing single detached dwellings at 645-655 Northcliffe Boulevard (24-130398 DEM 00 DM; 24-130459 DEM 00 DM; 24-133625 DEM 00 DM; 24-130474 DEM 00 DM; 24-133840 DEM 00 DM; and, 24-130495 DEM 00 DM) are being referred to the Toronto and East York Community Council to refuse or approve the demolition applications, including any conditions to be attached to the permits, because a building permit has not been issued for a replacement building.
The Toronto and East York Community Council: 1. Approved the applications to demolish the six (6) existing single detached dwellings with the following conditions: a. that construction fences be erected in accordance with the provisions of the Municipal Code, Chapter 363, Article 7, if deemed appropriate by the Chief Building Official and Executive Director, Toronto Building; b. that all debris and rubble be removed immediately after demolition; c. that sod be laid on the site and that the site be maintained free of garbage and weeds, in accordance with the Municipal Code Chapter 629-10, paragraph B and 629- 11; and d. that any holes on the property are backfilled with clean fill.
Staff recommendation as filed
The Deputy Chief Building Official and Director, Toronto Building, Toronto and East York District recommends that the Toronto and East York Community Council give consideration to the demolition applications and decide to: 1. Refuse the applications to demolish the six (6) existing single detached dwellings because there is no permit application to replace the buildings on the site; or 2. Approve the applications to demolish the six (6) existing single detached dwellings without any conditions; or 3. Approve the applications to demolish the six (6) existing single detached dwellings with the following conditions: a. that construction fences be erected in accordance with the provisions of the Municipal Code, Chapter 363, Article 7, if deemed appropriate by the Chief Building Official; b. that all debris and rubble be removed immediately after demolition; c. that sod be laid on the site and that the site be maintained free of garbage and weeds, in accordance with the Municipal Code Chapter 629-10, paragraph B and 629- 11; and d. that any holes on the property are backfilled with clean fill.
TE14.21amended
The purpose of this staff report is to report on the refusal to issue a permit by Municipal Licensing and Standards in the matter of an application for a Sidewalk Café permit located at 1375 Dundas Street West, Beaconsfield Avenue flankage.
The Toronto and East York Community Council: 1. Approved the application for the proposed Sidewalk Cafe permit located at 1375 Dundas Street West, Beaconsfield Avenue flankage.
Staff recommendation as filed
The Director of Business Licensing and Regulatory Services, Municipal Licensing and Standards recommends that: 1. Toronto and East York Community Council deny the application for the proposed Sidewalk Café permit located at 1375 Dundas Street West, Beaconsfield Avenue flankage. OR 2. Toronto and East York Community Council approve the application for the proposed Sidewalk Cafe permit located at 1375 Dundas Street West, Beaconsfield Avenue flankage.
TE14.22amended
The purpose of this staff report is to report on the refusal to issue a permit by Municipal Licensing and Standards in the matter of an application for a Sidewalk Café permit located at 1214 Queen Street West, Gladstone Avenue flankage.
The Toronto and East York Community Council: 1. Approved the application for the proposed Sidewalk Cafe permit located at 1214 Queen Street West, as outlined in revised site plan from the applicant in Attachment 1 to the motion by Councillor Alejandra Bravo and with the following conditions: a. the permit holder must post signs, at least 11x17" in dimension, clearly visible from all parts of the Sidewalk Cafe, that remind patrons to respect their neighbours by keeping outdoor noise to a minimum; b. the permit holder shall provide to the Ward Councillor's office, a telephone number for residents to register concerns or complaints which is answered by an on-site staff member during the hours of operation of the Sidewalk Cafe, and that the line shall be equipped with a functioning message service for those periods when the Licensee's staff is otherwise occupied or when the establishment is closed; and c. seated occupancy of the Sidewalk Café is restricted to 56 persons.
Staff recommendation as filed
The Director of Business Licensing and Regulatory Services, Municipal Licensing and Standards recommends that: 1. Toronto and East York Community Council deny the application for the proposed Sidewalk Café permit located at 1214 Queen Street West, Gladstone Avenue flankage. OR 2. Toronto and East York Community Council approve the application for the proposed Sidewalk Cafe permit located at 1214 Queen Street West, Gladstone Avenue flankage.
TE14.23amended
The purpose of this staff report is to report on the refusal to issue a permit by Municipal Licensing & Standards in the matter of an application for a Sidewalk Café permit with deck at 240 Queen Street West, St. Patrick's Market laneway.
The Toronto and East York Community Council: 1. Approved the application for the proposed Sidewalk Café permit with deck at 240 Queen Street West, St. Patrick's Market laneway.
Staff recommendation as filed
The Director of Business Licensing and Regulatory Services, Municipal Licensing and Standards recommends that: 1. Toronto and East York Community Council deny the application for the proposed Sidewalk Café permit with deck at 240 Queen Street West, St. Patrick's Market laneway. OR 2. Toronto and East York Community Council approve the application for the proposed Sidewalk Café permit with deck at 240 Queen Street West, St. Patrick's Market laneway.
TE14.24amended
Application for a Sidewalk Café permit located at 1961 Queen Street East, Kenilworth Avenue flankage
The purpose of this staff report is to report on the refusal to issue a permit by Municipal Licensing and Standards in the matter of an application for a Sidewalk Café permit with deck at 1961 Queen Street East, Kenilworth Avenue flankage.
The Toronto and East York Community Council: 1. Approved the application for the proposed Sidewalk Café permit with deck at 1961 Queen Street East, Kenilworth Avenue flankage.
Staff recommendation as filed
The Director, Business Licensing and Regulatory Services, Municipal Licensing and Standards recommends that: 1. Toronto and East York Community Council deny the application for the proposed Sidewalk Café permit with deck at 1961 Queen Street East, Kenilworth Avenue flankage. OR 2. Toronto and East York Community Council approve the application for the proposed Sidewalk Café permit with deck at 1961 Queen Street East, Kenilworth Avenue flankage.
TE14.25amended
154 Riverside Drive - Request for a Fence Exemption
This staff report concerns a matter for which the Toronto and East York Community Council has delegated authority from City Council to make a final decision. The purpose of this report is to advise Council concerning an application by the property owner for a site-specific Fence Exemption, pursuant to Section 447-1.5 B of Toronto Municipal Code, Chapter 447- Fences. The property owner is seeking Council's permission to permit a tempered glass gate affixed to the rear dwelling wall, which does not comply with Section 447-1.3.C.(3) of the Swimming Pool Enclosures of the bylaw. The property owner is seeking relief from the by-law regulations by permitting the continued erection of a tempered glass gate affixed to the rear dwelling wall preventing direct access from the dwelling to the swimming pool. Municipal Licensing and Standards Division did not receive a complaint; however, this violation was observed during the final inspection for the pool enclosure permit.
The Toronto and East York Community Council: 1. Refused to grant the application for an exemption permit by the property owner of 154 Riverside Drive for a fence enclosure that fails to comply with the provisions of Toronto Municipal Code, Chapter 447, Fences and to issue a second notice to the property owner to bring the fence into compliance.
Staff recommendation as filed
Municipal Licensing and Standards recommends that the Toronto and East York Community Council: 1. Refuse to grant the application for an exemption permit, by the property owner of, for a fence enclosure that fails to comply with the provisions of Toronto Municipal Code, Chapter 447, Fences and to issue a second notice to the property owner to bring the fence into compliance. OR 2. Grant the application for a fence exemption permit, without conditions, thereby allowing the fence enclosure to be maintained as constructed. Additionally, direct and require that the installation be maintained in good repair without alteration. At such time as replacement of the fence is required that such installation will comply with Municipal Code Chapter 447, or its successor by-law.