Toronto and East York Community Council
The full agenda, as filed
All 91 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 50 of 91Show 2550100all
TE23.1adopted
Permanent Closure of a Portion of the Western Terminus of Randolph Avenue
Transportation Services recommends that a portion of the western terminus of Randolph Avenue be permanently closed and sold to Metrolinx in conjunction with the Kitchener Corridor GO Transit expansion project, specifically the Bloor GO Station building pavilion.
The Toronto and East York Community Council recommends that: 1. City Council authorize the permanent closure of a portion of the western terminus of Randolph Avenue, designated as Part 20 on Plan 66R-31423 and containing a land area of 4.5 m2 (the "Highway"), in Attachment 2 attached to the report (December 14, 2020) from the Director, Transportation Planning and Capital Program, Transportation Services. 2. City Council enact a by-law substantially in the form of the draft by-law attached in Attachment 1 as Appendix A to the report (December 14, 2020) from the Director, Transportation Planning and Capital Program, Transportation Services. 3. City Council authorize Transportation Services staff to advise the public of the proposed closure of the Highway prior to implementation, in accordance with the requirements of the Municipal Class Environmental Assessment for Schedule "A+" activities, by posting notice of the proposed closure on the notice page of the City's website for at least 5 working days prior to the Toronto and East York Community Council meeting which the proposed by-law to close the Highway will be considered.
Staff recommendation as filed
Transportation Services recommends that: 1. City Council authorize the permanent closure of a portion of the western terminus of Randolph Avenue, designated as Part 20 on Plan 66R-31423 and containing a land area of 4.5 m2 (the "Highway"), in Attachment 2 attached to the report dated December 14, 2020, from the Director, Transportation Planning and Capital Program, Transportation Services. 2. City Council enact a by-law substantially in the form of the draft by-law attached in Attachment 1 as Appendix "A" to the report dated December 14, 2020, from the Director, Transportation Planning and Capital Program, Transportation Services. 3. City Council authorize Transportation Services staff to advise the public of the proposed closure of the Highway prior to implementation, in accordance with the requirements of the Municipal Class Environmental Assessment for Schedule "A+" activities, by posting notice of the proposed closure on the notice page of the City's website for at least 5 working days prior to the Toronto and East York Community Council meeting which the proposed by-law to close the Highway will be considered.
TE23.2adopted
Permanent Closure of the City-owned Public Lane Known as Brigden Place
Transportation Services recommends that the public lane known as Brigden Place, located west of Ontario Street and south of Queen Street East, as shown in Appendix "A", be permanently closed. Once closed the lane will be sold to Richmond GP INC., as general partner for and on behalf of, Richmond Residential Limited Partnership to be incorporated into the mixed-use redevelopment of the block generally bounded by Queen Street East to the north, Ontario Street to the east, Richmond Street East to the south and McFarrens Lane to the west.
The Toronto and East York Community Council recommends that: 1. City Council authorize the permanent closure of the public lane known as Brigden Place (the "Lane"), shown as Part 1 on Sketch No. PS-2016-125, attached as Appendix A to the report (February 5, 2021) from the Director, Transportation Planning and Capital Program, Transportation Services; and 2. City Council enact a by-law substantially in the form of the draft by-law attached as Appendix B to the report (February 5, 2021) from the Director, Transportation Planning and Capital Program, Transportation Services.
Staff recommendation as filed
Transportation Services recommends that: 1. City Council authorize the permanent closure of the public lane known as Brigden Place (the "Lane"), shown as Part 1 on Sketch No. PS-2016-125, attached as Appendix "A" to the report dated February 5, 2021, from the Director, Transportation Planning and Capital Program, Transportation Services; and 2. City Council enact a by-law substantially in the form of the draft by-law attached as Appendix "B" to the report dated February 5, 2021, from the Director, Transportation Planning and Capital Program, Transportation Services.
TE23.3adopted
This report recommends that the name "Via Pasquino Lane" be approved to identify an existing public lane in the block bounded by Hallam Street, Ossington Avenue, Northumberland Street and Concord 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 "Via Pasquino Lane" for an existing public lane in the block bounded by Hallam Street, Ossington Avenue, Northumberland Street and Concord Avenue.
Staff recommendation as filed
Engineering and Construction Services recommends that Toronto and East York Community Council: 1. Approve the name "Via Pasquino Lane" for an existing public lane in the block bounded by Hallam Street, Ossington Avenue, Northumberland Street and Concord Avenue.
TE23.4adopted
This report recommends that the name "Silver Barn Lane" be approved to identify an existing public lane located in the block bounded by Yarmouth Road, Clinton Street, Follis Avenue and Christie 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 "Silver Barn Lane" for an existing public lane located in the block bounded by Yarmouth Road, Clinton Street, Follis Avenue and Christie Street.
Staff recommendation as filed
Engineering and Construction Services recommends that Toronto and East York Community Council: 1. Approve the name "Silver Barn Lane" for an existing public lane located in the block bounded by Yarmouth Road, Clinton Street, Follis Avenue and Christie Street.
TE23.5adopted
This report recommends that the name "Owen Weinstein Lane" be approved to identify an existing public lane located south of Eglinton Avenue West, extending between Flanders Road and Westover Hill Road. This naming proposal complies with the City of Toronto Street Naming Policy which can be found at https://www.toronto.ca/city-government/planning-development/street-naming/
The Toronto and East York Community Council: 1. Approved the name "Owen Weinstein Lane" for an existing public lane located south of Eglinton Avenue West, extending between Flanders Road and Westover Hill Road.
Staff recommendation as filed
Engineering and Construction Services recommends that Toronto and East York Community Council: 1. Approve the name "Owen Weinstein Lane" for an existing public lane located south of Eglinton Avenue West, extending between Flanders Road and Westover Hill Road.
TE23.6adopted
This report recommends that the name "Ratna Lane" be approved to identify a private lane in Regent Park located north of Dundas Street East, extending between Sumach Street and River 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 "Ratna Lane" to identify a private lane located north of Dundas Street East, extending between Sumach Street and River Street. 2. Requested the applicant to pay the costs, estimated to be $1000.00, for the fabrication and installation of the street name signage. 3. Requested the owner and successors of the subject lands to maintain, at their own risk, the street name signage installed under Recommendation 1 above.
Staff recommendation as filed
Engineering and Construction Services recommends that Toronto and East York Community Council: 1. Approve the name "Ratna Lane" to identify a private lane located north of Dundas Street East, extending between Sumach Street and River Street. 2. Request the applicant to pay the costs, estimated to be $1000.00, for the fabrication and installation of the street name signage. 3. Request the owner and successors of the subject lands to maintain, at their own risk, the street name signage installed under Recommendation 1 of the report.
TE23.7adopted
Naming of an existing Public Lane east of Jarvis Street, extending northerly from Shuter Street
This report recommends that the name "Walnut Hall Place" be approved to identify an existing public lane located east of Jarvis Street, extending northerly from Shuter 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 "Walnut Hall Place" for an existing public lane east of Jarvis Street, extending northerly from Shuter Street.
Staff recommendation as filed
Engineering and Construction Services recommends that Toronto and East York Community Council: 1. Approve the name "Walnut Hall Place" for an existing public lane east of Jarvis Street, extending northerly from Shuter Street.
TE23.8adopted
This report recommends that the name "Andy Masellis Lane" be approved to identify an existing public lane in a block bounded by Dewhurst Boulevard, Strathmore Boulevard, Donlands Avenue and Danforth 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 "Andy Masellis Lane" for an existing public lane in a block bounded by Dewhurst Boulevard, Strathmore Boulevard, Donlands Avenue and Danforth Avenue.
Staff recommendation as filed
Engineering and Construction Services recommends that Toronto and East York Community Council: 1. Approve the name "Andy Masellis Lane" for an existing public lane in a block bounded by Dewhurst Boulevard, Strathmore Boulevard, Donlands Avenue and Danforth Avenue.
TE23.9adopted
This application proposes redevelop the lands at 2946-2968 Dundas Street West. The Zoning By-law Amendment and Rental Housing Demolition applications propose an 8-storey mixed-use building with 120 dwelling units, including 8 rental replacement units, 1,973 square metres of retail space and 1,660 square metres of office space. 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). This report reviews and recommends approval of the application to amend the Zoning By-law. The application proposes a compact built form on a site that is appropriate for intensification, within an Avenue, and includes affordable housing, rental replacement, on site POPS, conservation of heritage resources, while replacing the existing and providing additional retail and office space.
The Toronto and East York Community Council recommends that: 1. City Council amend Former City of Toronto Zoning By-law 438-86, for the lands at 2946 to 2968 Dundas Street West substantially in accordance with the Draft Zoning By-law Amendment attached as Attachment 5 to the report (January 29, 2021) 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 2946 to 2968 Dundas Street West substantially in accordance with the Draft Zoning By-law Amendment attached as Attachment 6 to the report (January 29, 2021) 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 Zoning By-laws as may be required. 4. Before introducing the Bills for the Zoning By-law Amendments to City Council for enactment, City Council require that the owner shall complete the following in relation to heritage matters: a. Enter into a Heritage Easement Agreement with the City for the property at 2946 (entrance addresses at 2948, 2950 and 2952) Dundas Street West in accordance with plans and drawings dated November 13, 2020 prepared by Core Architects, and on file with the Senior Manager, Heritage Planning; and the Heritage Impact Assessment, prepared by Goldsmith Borgal and Company Ltd. Architects dated May 28, 2020 and the addendum dated November 13, 2020 and on file with the Senior Manager, Heritage Planning, all subject to and in accordance with a Conservation Plan required in Recommendation 4.b. below to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning, including registration of such agreement to the satisfaction of the City Solicitor. b. Provide a detailed Conservation Plan, prepared by a qualified consultant, that is consistent with the conservation strategy set out in the Heritage Impact Assessment prepared by Goldsmith Borgal and Company Ltd. Architects dated May 28, 2020 and the addendum dated November 13, 2020 to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning. 5 City Council require, prior to final Site Plan Approval for the property located at 2946 Dundas Street West (entrance addresses at 2948, 2950 and 2952), the owner shall: a. Provide final site plan drawings substantially in accordance with the approved Conservation Plan required in Recommendation 4.b. above to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning. b. Have obtained final approval for the necessary Zoning By-law Amendment required for the subject property, such Amendment to have come into full force and effect. c. Provide a Heritage Lighting Plan that describes how the exterior of the heritage property will be sensitively illuminated to enhance its heritage character to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning. d. Submit a Signage Plan to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning. e. Provide an Interpretation Plan for the subject property, to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning. 6. City Council require, prior to the issuance of any permit for all or any part of the property at 2946 Dundas Street West (entrance addresses at 2948, 2950 and 2952), 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, Urban Design, City Planning, the owner shall: a. Provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Conservation Plan required in Recommendation 4.b. above, including a description of materials and finishes, to be prepared by the project architect and a qualified heritage consultant to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning. b. 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, Urban Design, City Planning to secure all work included in the approved Conservation Plan, and approved Interpretation Plan. c. Provide full documentation of the existing heritage property at 2946 Dundas Street West (entrance addresses at 2948, 2950 and 2952), including two (2) printed sets of archival quality 8" x 10" colour photographs with borders in a glossy or semi-gloss finish and one (1) digital set on a CD in tiff format and 600 dpi resolution keyed to a location map, elevations and measured drawings, and copies of all existing interior floor plans and original drawings as may be available, to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning. 7. City Council require, prior to the release of the Letter of Credit required in Recommendation 6.b. above, the owner shall: a. Provide a letter of substantial completion prepared and signed by a qualified heritage consultant confirming that the required conservation work and the required interpretive work has been completed in accordance with the Conservation Plan and Interpretation Plan and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning. b. Provide replacement Heritage Easement Agreement photographs to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning. 8. City Council approve the Rental Housing Demolition Application File 19 124759 STE 04 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 eight (8) existing rental dwelling units located at 2946, 2948, 2950 and 2952 Dundas Street West, subject to the following conditions: a. The owner shall provide and maintain eight (8) 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 during the, at minimum, aforesaid 20 year period; the eight (8) replacement rental dwelling units shall be comprised of one (1) two-bedroom unit and seven (7) three-bedroom units as generally illustrated in the plans submitted to the City Planning dated January 18, 2021. 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 eight (8) replacement rental dwelling units required in Recommendation 8.a above, provide at least one (1) two-bedroom and seven (7) three-bedroom replacement rental units at affordable rents, as currently defined in the City's Official Plan, for a period of at least 10 years beginning from the date of first occupancy of each unit; c. The owner shall provide an acceptable tenant relocation and assistance plan for all Eligible Tenants of the eight (8) existing rental dwelling units proposed to be demolished at 2946, 2948, 2950 and 2952 Dundas Street West, addressing the right to return to occupy one of the replacement rental dwelling units at similar rents 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 tenants of all eight (8) replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed new mixed-use building at no extra charge. Access to, and use of, these amenities shall be on the same terms and conditions as any other resident of the building without the need to pre-book or pay a fee, unless specifically required as a customary practice for private bookings; e. The owner shall provide ensuite laundry in each replacement rental dwelling unit within the mixed-use building at no additional cost to tenants; f. The owner shall provide central air conditioning in each replacement rental dwelling unit within the proposed mixed-use building; g. The owner shall provide tenants of the eight (8) replacement rental dwelling units with access to all bicycle and visitor parking on the same terms and conditions as any other resident of the proposed mixed-use building; h. The owner shall enter into, and register on title at 2946, 2948, 2950 and 2952 Dundas Street West, one or more agreement(s), to secure the conditions outlined in Recommendations 8.a. through 8.g. above, including an agreement pursuant to Section 111 of the City of Toronto Act, 2006, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning. 9. 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 eight (8) existing rental dwelling units located at 2946, 2948, 2950 and 2952 Dundas Street West after all the following have occurred: a. All conditions in Recommendation 8 above have been fully satisfied and secured; b. The 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; e. The owner has confirmed, in writing, that all existing rental dwelling units proposed to be demolished are vacant; and f. The execution and registration of an agreement pursuant to Section 37 of the Planning Act securing Recommendations 8.a through 8.g above. 10. 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 9 above. 11. 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 2946, 2948, 2950 and 2952 Dundas Street West after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 10 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 mixed-use building on site no later than four (4) years from the date that the demolition of such building 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 mixed-use building within the time specified in Recommendation 11.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 demolition permit is issued. 12. Before introducing the necessary Bills to City Council for enactment, City Council require the owner to enter into an Agreement pursuant to Section 37 of the Planning Act, including provisions for indemnity, insurance, financial security, maintenance, HST and indexing, as applicable, to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor, as follows: a. The community benefits recommended to be secured in the Section 37 Agreement are as follows: i. The owner shall design and construct six (6) affordable rental dwelling units comprising at least 464.5 square metres of residential Gross Floor Area within an approved development at 2946-2968 Dundas Street West, substantially in accordance with the Affordable Rental Housing Terms and Conditions, with any amendments to such terms as deemed appropriate by the Chief Planner and Executive Director, City Planning, the Executive Director, Housing Secretariat, and the City Solicitor, in consultation with the Ward Councillor; ii. The six (6) affordable rental dwelling units referenced in 12.a.i. above shall be provided and maintained as two (2) one-bedroom units, two (2) two-bedroom units and two (2) two three-bedroom units in the new mixed-use building, as follows: A. The total Gross Floor Area of the affordable rental dwelling units shall be at least 464.5 square metres. B. The general configuration, unit size and layout of the six (6) affordable rental dwelling units in the new mixed-use building shall be to the satisfaction of the Chief Planner and Executive Director, City Planning. C. The owner shall provide and maintain the six (6) affordable rental dwelling units as rental dwelling units for a minimum of 99 years, beginning with the date each such unit is first occupied. No affordable rental dwelling unit shall be registered as a condominium or any other form of ownership such as life lease or co-ownership which provide a right to exclusive possession of a dwelling unit, and no application for conversion for non-rental housing purposes, or application to demolish any affordable rental dwelling unit shall be made for at least 99 years from the date of first occupancy. Upon the expiration of the 99 year period, the owner shall continue to provide and maintain the affordable rental dwelling units as rental dwelling units, unless and until such time as the owner has applied for and obtained all approvals necessary to do otherwise. D. During the first 99 years of occupancy, increases to initial rents charged to tenants occupying any of the affordable rental dwelling units shall be in accordance with the Residential Tenancies Act and shall not exceed the Provincial rent guideline. b. The following matters are also recommended to be secured in the Section 37 Agreement as a legal convenience to support development: i. An acceptable tenant relocation and assistance plan shall be developed and implemented to mitigate hardship for existing tenants of the existing eight (8) rental dwelling units proposed to be demolished. 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. ii. The owner shall construct and maintain, at its own expense, an area of not less than 85.95 square metres in a plaza on the north east corner of Dundas Street West and Pacific Avenue, for use by the general public as privately owned publicly accessible open space (POPS) with the specific location, configuration and design to be determined and secured in the context of site plan approval to the satisfaction of the Chief Planner and Executive Director, City Planning. iii. Prior to the issuance of the first above-grade building permit, the owner shall prepare all documents and convey, on terms set out in the Section 37 Agreement, an access easement in favour of the City in perpetuity, including support rights as applicable, for public use of the POPS, all to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor. iv. Prior to issuance of the first above-grade building permit, the owner shall prepare all documents and convey, on terms set out in the Section 37 Agreement, a road widening of 0.98 metres along the rear of the property for the laneway to the City across the full width of the site, all to the satisfaction of the Chief Planner and Executive Director, City Planning, the General Manager, Transportation Services and the City Solicitor. v. Prior to issuance of the first above-grade building permit, the owner shall prepare all documents and convey, on terms set out in the Section 37 Agreement, an access easement in favour of the City in perpetuity, including support rights as applicable, for public pedestrian and vehicular use of the rear access having a width of not less than 3.05 metres from the north property boundary at the north east corner of the site and a length of 6.10 metres from the east property boundary to the west then widening to a width of not less than 4.57 metres for the remaining full width of the site, all to the satisfaction of the Chief Planner and Executive Director, City Planning, the General Manager, Transportation Services and the City Solicitor. Such access easement shall include use associated with properties adjacent to the east to provide a pedestrian and vehicular link to Jackson Lane and public connection from Jackson Lane to Pacific Avenue. vi. The owner shall, at its own expense, construct and maintain the rear access lands, referred to in Recommendation 12.b.v. above, to the standard required of a public lane to the satisfaction of the General Manager, Transportation Services, with the design, details and configuration to be determined and secured in the context of site plan approval. vii. The owner shall, at its own expense, construct and maintain the rear access lands, referred to in Recommendation 12.b.v. above, to the standard required of a public lane to the satisfaction of the General Manager, Transportation Services, with the design, details and configuration to be determined and secured in the context of site plan approval. viii. The owner shall pay for and construct any improvements to the municipal infrastructure in connection with the site servicing report, as accepted by the Chief Engineer and Executive Director, Engineering and Construction Services, should it be determined that upgrades to such infrastructure are required to support this development. ix. The owner shall satisfy applicable signage requirements of the Toronto District School Board and the Toronto Catholic District School Board and shall insert warning clauses in purchase and sale/tenancy agreements as required in connection with student accommodation. x. The owner shall satisfy the requirements of Metrolinx and Canadian Pacific Railway, particularly regarding noise and vibration attenuation requirements and operational easement requirements, and shall insert any warning clauses in purchase and sale/tenancy agreements as required in connection with noise and vibration. xi. The conveyance of any easement or fee simple interest of lands to the City as contemplated in this Recommendation 12, shall be at no cost to the City, for nominal consideration and free and clear of encumbrances to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning as well as the General Manager, Transportation Services, as the case may be, and the cost of preparation and deposit of accepted reference plans shall also be at the owner's expense. xii. The owner shall, at its own expense, address the following matters in any application for site plan approval for the development, which shall be determined and secured in a site plan agreement with the City, as applicable, all to the satisfaction of the Chief Planner and Executive Director, City Planning: A. Incorporation in the construction of the building of exterior materials shown on 1:50 scale drawings as approved by the Chief Planner and Executive Director, City Planning and submitted as part of the Site Plan Approval process; B. Provision of on-site dog-relief facilities, with the location, nature and size of the facilities to be determined through the site plan approval process to the satisfaction of the Chief Planner and Executive Director, City Planning; C. Reconstruction of the City sidewalks to City standards along the frontages of Dundas Street West and Pacific Avenue Road, to the satisfaction of the General Manager, Transportation Services; D. Incorporation of signage to identify the proposed privately owned publicly accessible open space (POP) to be located in a plaza on the north and east corner of Dundas Street West and Pacific Avenue; and E. The construction management plan include on-site contact during the construction process for residents and stakeholders to contact. 13. City Council require the owner to construct and maintain the development of the site in accordance with Tier 1, Toronto Green Standard, and the Owner will be encouraged to achieve Tier 2, Toronto Green Standard, or higher, where appropriate, consistent with the performance standards of Toronto Green Standards applicable at the time of the site plan application for each building on the site.
Staff recommendation as filed
The City Planning recommends that: 1. City Council amend Former City of Toronto Zoning By-law 438-86, for the lands at 2946 to 2968 Dundas Street West substantially in accordance with the Draft Zoning By-law Amendment attached as Attachment 5 to this report. 2. City Council amend City of Toronto Zoning By-law 569-2013, for the lands at 2946 to 2968 Dundas Street West 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 Zoning By-laws as may be required. 4. Before introducing the Bills for the Zoning By-law Amendments to City Council for enactment, City Council require that the owner shall complete the following in relation to heritage matters: a. Enter into a Heritage Easement Agreement with the City for the property at 2946 (entrance addresses at 2948, 2950 and 2952) Dundas Street West in accordance with plans and drawings dated November 13, 2020 prepared by Core Architects, and on file with the Senior Manager, Heritage Planning; and the Heritage Impact Assessment, prepared by Goldsmith Borgal & Company Ltd. Architects dated May 28, 2020 and the addendum dated November 13, 2020 and on file with the Senior Manager, Heritage Planning, all subject to and in accordance with a Conservation Plan required in Recommendation 4.b. to the satisfaction of the Senior Manager, Heritage Planning, including registration of such agreement to the satisfaction of the City Solicitor. b. Provide a detailed Conservation Plan, prepared by a qualified consultant, that is consistent with the conservation strategy set out in the Heritage Impact Assessment prepared by Goldsmith Borgal & Company Ltd. Architects dated May 28, 2020 and the addendum dated November 13, 2020 to the satisfaction of the Senior Manager, Heritage Planning. 5 City Council require, prior to final Site Plan Approval for the property located at 2946 Dundas Street West (entrance addresses at 2948, 2950 and 2952), the owner shall: a. Provide final site plan drawings substantially in accordance with the approved Conservation Plan required in Recommendation 4.b. to the satisfaction of the Senior Manager, Heritage Planning. b. Have obtained final approval for the necessary Zoning By-law Amendment required for the subject property, such Amendment to have come into full force and effect. c. Provide a Heritage Lighting Plan that describes how the exterior of the heritage property will be sensitively illuminated to enhance its heritage character to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Planning. d. Submit a Signage Plan to the satisfaction of the Senior Manager, Heritage Planning. e. 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 6. City Council require, prior to the issuance of any permit for all or any part of the property at 2946 Dundas Street West (entrance addresses at 2948, 2950 and 2952), including a heritage permit or a building permit, but excluding permits for repairs and maintenance and usual and minor works for the existing heritage building as are acceptable to the Senior Manager, Heritage Planning, the owner shall: a. Provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Conservation Plan required in Recommendation 4.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. b. 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 approved Interpretation Plan. c. Provide full documentation of the existing heritage property at 2946 Dundas Street West (entrance addresses at 2948, 2950 and 2952), including two (2) printed sets of archival quality 8" x 10" colour photographs with borders in a glossy or semi-gloss finish and one (1) digital set on a CD in tiff format and 600 dpi resolution keyed to a location map, elevations and measured drawings, and copies of all existing interior floor plans and original drawings as may be available, to the satisfaction of the Senior Manager, Heritage Planning. 7. City Council require, prior to the release of the Letter of Credit required in Recommendation 6.b., the owner shall: a. Provide a letter of substantial completion prepared and signed by a qualified heritage consultant confirming that the required conservation work and the required interpretive work has been completed in accordance with the Conservation Plan and Interpretation Plan and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Planning. b. Provide replacement Heritage Easement Agreement photographs to the satisfaction of the Senior Manager, Heritage Planning. 8. City Council approve the Rental Housing Demolition Application File 19 124759 STE 04 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 eight (8) existing rental dwelling units located at 2946, 2948, 2950 and 2952 Dundas Street West, subject to the following conditions: a. The owner shall provide and maintain eight (8) 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 during the, at minimum, aforesaid 20 year period; the eight (8) replacement rental dwelling units shall be comprised of one (1) two-bedroom unit and seven (7) three-bedroom units as generally illustrated in the plans submitted to the City Planning Division dated January 18, 2021. 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 eight (8) replacement rental dwelling units required in Recommendation 8.a above, provide at least one (1) two-bedroom and seven (7) three-bedroom replacement rental units at affordable rents, as currently defined in the City's Official Plan, for a period of at least 10 years beginning from the date of first occupancy of each unit; c. The owner shall provide an acceptable tenant relocation and assistance plan for all Eligible Tenants of the eight (8) existing rental dwelling units proposed to be demolished at 2946, 2948, 2950 and 2952 Dundas Street West, addressing the right to return to occupy one of the replacement rental dwelling units at similar rents 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 tenants of all eight (8) replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed new mixed-use building at no extra charge. Access to, and use of, these amenities shall be on the same terms and conditions as any other resident of the building without the need to pre-book or pay a fee, unless specifically required as a customary practice for private bookings; e. The owner shall provide ensuite laundry in each replacement rental dwelling unit within the mixed-use building at no additional cost to tenants; f. The owner shall provide central air conditioning in each replacement rental dwelling unit within the proposed mixed-use building; g. The owner shall provide tenants of the eight (8) replacement rental dwelling units with access to all bicycle and visitor parking on the same terms and conditions as any other resident of the proposed mixed-use building; h. The owner shall enter into, and register on title at 2946, 2948, 2950 and 2952 Dundas Street West, one or more agreement(s), to secure the conditions outlined in Recommendations 8.a. through 8.g. above, including an agreement pursuant to Section 111 of the City of Toronto Act, 2006, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning Division. 9. 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 eight (8) existing rental dwelling units located at 2946, 2948, 2950 and 2952 Dundas Street West after all the following have occurred: a. All conditions in Recommendation 8 above have been fully satisfied and secured; b. The 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; e. The owner has confirmed, in writing, that all existing rental dwelling units proposed to be demolished are vacant; and f. The execution and registration of an agreement pursuant to Section 37 of the Planning Act securing recommendations 8.a through 8.g above. 10. 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 9 above. 11. 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 2946, 2948, 2950 and 2952 Dundas Street West after the Chief Planner and Executive Director, City Planning Division has given Preliminary Approval referred to in Recommendation 10 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 mixed-use building on site no later than four (4) years from the date that the demolition of such building 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 mixed-use building within the time specified in Recommendation 11.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 demolition permit is issued. 12. Before introducing the necessary Bills to City Council for enactment, City Council require the owner to enter into an Agreement pursuant to Section 37 of the Planning Act, including provisions for indemnity, insurance, financial security, maintenance, HST and indexing, as applicable, to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor, as follows: a. The community benefits recommended to be secured in the Section 37 Agreement are as follows: i. The owner shall design and construct six (6) affordable rental dwelling units comprising at least 464.5 square metres of residential Gross Floor Area within an approved development at 2946-2968 Dundas Street West, substantially in accordance with the Affordable Rental Housing Terms and Conditions, with any amendments to such terms as deemed appropriate by the Chief Planner and Executive Director, City Planning Division, the Executive Director, Housing Secretariat, and the City Solicitor, in consultation with the Ward Councillor; ii. The six (6) affordable rental dwelling units referenced in 12.a.i. above shall be provided and maintained as two (2) one-bedroom units, two (2) two-bedroom units and two (2) two three-bedroom units in the new mixed-use building, as follows: A. The total Gross Floor Area of the affordable rental dwelling units shall be at least 464.5 square metres. B. The general configuration, unit size and layout of the six (6) affordable rental dwelling units in the new mixed-use building shall be to the satisfaction of the Chief Planner and Executive Director, City Planning Division. C. The owner shall provide and maintain the six (6) affordable rental dwelling units as rental dwelling units for a minimum of 99 years, beginning with the date each such unit is first occupied. No affordable rental dwelling unit shall be registered as a condominium or any other form of ownership such as life lease or co-ownership which provide a right to exclusive possession of a dwelling unit, and no application for conversion for non-rental housing purposes, or application to demolish any affordable rental dwelling unit shall be made for at least 99 years from the date of first occupancy. Upon the expiration of the 99 year period, the owner shall continue to provide and maintain the affordable rental dwelling units as rental dwelling units, unless and until such time as the owner has applied for and obtained all approvals necessary to do otherwise. D. During the first 99 years of occupancy, increases to initial rents charged to tenants occupying any of the affordable rental dwelling units shall be in accordance with the Residential Tenancies Act and shall not exceed the Provincial rent guideline. b. The following matters are also recommended to be secured in the Section 37 Agreement as a legal convenience to support development: i. An acceptable tenant relocation and assistance plan shall be developed and implemented to mitigate hardship for existing tenants of the existing eight (8) rental dwelling units proposed to be demolished. 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. ii. The owner shall construct and maintain, at its own expense, an area of not less than 85.95 square metres in a plaza on the north east corner of Dundas Street West and Pacific Avenue, for use by the general public as privately owned publicly accessible open space (POPS) with the specific location, configuration and design to be determined and secured in the context of site plan approval to the satisfaction of the Chief Planner and Executive Director, City Planning. iii. Prior to the issuance of the first above-grade building permit, the owner shall prepare all documents and convey, on terms set out in the Section 37 Agreement, an access easement in favour of the City in perpetuity, including support rights as applicable, for public use of the POPS, all to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor. iv. Prior to issuance of the first above-grade building permit, the owner shall prepare all documents and convey, on terms set out in the Section 37 Agreement, a road widening of 0.98 metres along the rear of the property for the laneway to the City across the full width of the site, all to the satisfaction of the Chief Planner and Executive Director, City Planning, the General Manager, Transportation Services and the City Solicitor. v. Prior to issuance of the first above-grade building permit, the owner shall prepare all documents and convey, on terms set out in the Section 37 Agreement, an access easement in favour of the City in perpetuity, including support rights as applicable, for public pedestrian and vehicular use of the rear access having a width of not less than 3.05 metres from the north property boundary at the north east corner of the site and a length of 6.10 metres from the east property boundary to the west then widening to a width of not less than 4.57 metres for the remaining full width of the site, all to the satisfaction of the Chief Planner and Executive Director, City Planning, the General Manager, Transportation Services and the City Solicitor. Such access easement shall include use associated with properties adjacent to the east to provide a pedestrian and vehicular link to Jackson Lane and public connection from Jackson Lane to Pacific Avenue. vi. The owner shall, at its own expense, construct and maintain the rear access lands, referred to in Recommendation 12.b.v. above, to the standard required of a public lane to the satisfaction of the General Manager, Transportation Services, with the design, details and configuration to be determined and secured in the context of site plan approval. vii. The owner shall, at its own expense, construct and maintain the rear access lands, referred to in Recommendation 12.b.v. above, to the standard required of a public lane to the satisfaction of the General Manager, Transportation Services, with the design, details and configuration to be determined and secured in the context of site plan approval. viii. The owner shall pay for and construct any improvements to the municipal infrastructure in connection with the site servicing report, as accepted by the Chief Engineer & Executive Director, Engineering & Construction Services, should it be determined that upgrades to such infrastructure are required to support this development. ix. The owner shall satisfy applicable signage requirements of the Toronto District School Board and the Toronto Catholic District School Board and shall insert warning clauses in purchase and sale/tenancy agreements as required in connection with student accommodation. x. The owner shall satisfy the requirements of Metrolinx and Canadian Pacific Railway, particularly regarding noise and vibration attenuation requirements and operational easement requirements, and shall insert any warning clauses in purchase and sale/tenancy agreements as required in connection with noise and vibration. xi. The conveyance of any easement or fee simple interest of lands to the City as contemplated in this Recommendation 12, shall be at no cost to the City, for nominal consideration and free and clear of encumbrances to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning as well as the General Manager, Transportation Services, as the case may be, and the cost of preparation and deposit of accepted reference plans shall also be at the owner's expense. xii. The owner shall, at its own expense, address the following matters in any application for site plan approval for the development, which shall be determined and secured in a site plan agreement with the City, as applicable, all to the satisfaction of the Chief Planner and Executive Director, City Planning: A. Incorporation in the construction of the building of exterior materials shown on 1:50 scale drawings as approved by the Chief Planner and Executive Director and submitted as part of the Site Plan Approval process; B. Provision of on-site dog-relief facilities, with the location, nature and size of the facilities to be determined through the site plan approval process to the satisfaction of the Chief Planner and Executive Director, City Planning; C. Reconstruction of the City sidewalks to City standards along the frontages of Dundas Street West and Pacific Avenue Road, to the satisfaction of the General Manager, Transportation Services; D. Incorporation of signage to identify the proposed privately owned publicly accessible open space (POP) to be located in a plaza on the north and east corner of Dundas Street West and Pacific Avenue; and E. The construction management plan include on-site contact during the construction process for residents and stakeholders to contact. 13. The Owner will construct and maintain the development of the site in accordance with Tier 1, Toronto Green Standard, and the Owner will be encouraged to achieve Tier 2, Toronto Green Standard, or higher, where appropriate, consistent with the performance standards of Toronto Green Standards applicable at the time of the site plan application for each building on the site.
TE23.10amended
This application proposes a mixed-use development with retail, office, open space and institutional uses in a 3 to 8 storey base building, and residential uses in two towers with heights of 37 and 42 storeys (131 metres and 145.2 metres, respectively, including mechanical penthouses), on the properties known as 126, 132 and 142 John Street, 259, 261, 263 and 267 Richmond Street West and 41-59 Widmer Street. The proposal would permit a total gross floor area of 86,000 square metres, including 693 dwelling units, comprising 403 studio and one-bedroom units,220 two-bedroom units and 70 three-bedroom units, and a minimum of 23,700 square metres of non-residential space, as well as a two-level underground garage with 231 vehicle and 829 bicycle parking spaces. The proposal incorporates two designated heritage building façades, a mid-block pedestrian connection between John Street and Widmer Street, a 62 space child-care centre and a 700 square metre Privately-Owned Publicly Accessible Space at the southwest corner of John Street and Richmond Street West. This report reviews and recommends approval of the application to amend the Zoning By-law. The proposed development is consistent with the Provincial Policy Statement (2020) and conforms with A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2020). The proposed mixed use development is in keeping with the intent of the Toronto Official Plan, the Downtown Plan and the King-Spadina Secondary Plan, particularly as they relate to public realm, built form, intensification and mix of uses in the Downtown, and with the King-Spadina Heritage Conservation District (HCD) Plan and Queen Street West HCD Plan. Staff worked with the applicant and the community to arrive at a built form and massing that includes appropriate setbacks and heights, a harmonious public realm within the John Street Cultural Corridor project, and heritage conservation. The provision of an on-site child care centre and affordable housing through a Section 37 contribution, provision of new office space and other non-residential floor space, and creation of a range of dwelling unit types will help address housing and community issues. Staff recommend that Council support approval of the application.
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 126, 132 and 142 John Street, 259, 261, 263 and 267 Richmond Street West and 41 to 59 Widmer Street substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 9 to the report (February 5, 2021), from the Director, Community Planning, Toronto and East York District. 2. City Council amend Former City of Toronto Zoning By-law 438-86 for the lands at 126, 132 and 142 John Street, 259, 261, 263 and 267 Richmond Street West and 41 to 59 Widmer Street substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 10 to the report (February 5, 2021), from the Director, Community Planning, Toronto and East York District. 3. City Council authorizes the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendments as may be required. 4. Before introducing the bills contemplated in Recommendations 1 and 2 above to City Council for enactment, City Council require the owner(s) to: a. enter into an Agreement pursuant to Section 37 of the Planning Act, and any other necessary agreements, satisfactory to the Chief Planner and Executive Director, City Planning and the City Solicitor securing the matters identified in Recommendations 5 and 6 below at the owner's expense, with such Agreement to be registered on title to the lands at 126, 132 and 142 John Street, 259, 261, 263 and 267 Richmond Street West and 41 to 59 Widmer Street in a manner satisfactory to the City Solicitor; b. amend the existing Heritage Easement Agreement pursuant to Section 37 of the Ontario Heritage Act for the property at 126 John Street, including execution and registration of such amending agreement to the satisfaction of the City Solicitor; and c. the owner has withdrawn their appeal(s) of: i. the King-Spadina Secondary Plan (OPA 486), and if not an appellant, but rather a party to such appeals, the owner shall withdraw as a party and not seek any party or participant status on the appeals; and ii. Official Plan Amendment 352 and the associated zoning by-law amendments, and if not an appellant, but rather a party to such appeals, the owner shall withdraw as a party and not seek any party or participant status on the appeals as such appeals relate to the site. 5. City Council direct that the owner be required to enter into an Agreement pursuant to Section 37 of the Planning Act to secure the following community benefits at the owner's expense, as follows: a. a cash contribution of six million, two hundred thousand ($6,200,000.00) dollars to be allocated towards the provision of new affordable housing and/or the Toronto Community Housing Corporation revolving capital fund for repairs to Toronto Community Housing Corporation housing in the local Ward, at the discretion of the Chief Planner and Executive Director, City Planning in consultation with the Ward Councillor, whereby: i. two million and one-hundred thousand ($2,100,000.00) dollars shall be paid to the City by the owner within thirty (30) days after the last day the Zoning by-law Amendments are in full force and effect and the statutory appeal period has lapsed; and ii. four million and one-hundred thousand ($4,100,000.00) dollars shall be paid to the City by the owner prior to the issuance of the first above-grade building permit for any building on any part of the lands; b. the cash contributions referred to in Recommendations 4.a.i. and 4.a.ii. above shall be indexed upwardly in accordance with the Statistics Canada Residential or Non-Residential, as the case may be, Building Construction Price Index for the Toronto Census Metropolitan Area, reported quarterly by Statistics Canada in Building Construction Price Indexes Table 18-10-0135-01, or its successor, calculated from the date of the Agreement to the date of payment; c. in the event the cash contributions referred to in Recommendations 4.a.i. and 4.a.ii. above have not been used for the determined purpose within three years of the amending Zoning By-law coming into full force and effect, the cash contribution may be redirected for another purpose, at the discretion of the Chief Planner and Executive Director, City Planning, in consultation with the Ward Councillor, provided the purpose is identified in the Official Plan and will benefit the community in the vicinity of the lands; d. the provision of a non-profit licensed Child Care Centre to be located in the base building of the development on the lands, comprising of a minimum of 780 square metres of interior space and a minimum of 390 square metres of exterior space adjacent to the interior space, including outdoor storage, and the provision for a child pick-up and drop-off area, with the precise location, capacity and related matters to the satisfaction of the Chief Planner and Executive Director, City Planning in consultation with the General Manager, Children Services and such Child Care Centre shall generally be in accordance with the following: i. shall be constructed, finished, furnished and equipped by the owner, including a minimum of five (5) parking spaces will be reserved for the exclusive use of the child care facility for pick-up/drop-off operations, between the hours of 6:30am and 6:30pm from Monday to Friday. These spaces to be assigned accordingly, and be located in close proximity to the elevators providing the shortest route between the underground parking garage and the child care facility, which shall be barrier-free. A parking pass will be provided for officials conducting inspections of the child care facility; ii. prior to the issuance of any above grade building permit for any portion of the lands, a letter of credit in the amount sufficient to guarantee 120 percent of the estimated cost of the design, construction and handover of the Child Care Centre complying with the specifications and requirements of the Section 37 Agreement, shall be provided to the City to the satisfaction of the General Manager, Children's Services and the Chief Financial Officer and Treasurer, iii. the Child Care Centre, subject to Recommendation 5.e. below shall be conveyed, or such lease arrangements entered into to the satisfaction of the Executive Director, Corporate and Real Estate Management and the City Solicitor, prior to any residential occupancy on the lands; and iv. the details of the other matters as described in these Recommendations, such as timing, location, obligations and any such matters to implement the Child Care Centre, in respect of the non-profit licensed Child Care Centre community benefit will be finalized between the owner and the City and will be substantially in accordance with the City of Toronto's Child Care Development Guidelines (2016) and to the satisfaction of the Executive Director, Corporate and Real Estate Management, the General Manager, Children's Services, and the Chief Planner and Executive Director, City Planning, in consultation with the City Solicitor; e. at the discretion of the Executive Director, Corporate and Real Estate Management, in consultation with the General Manager, Children's Services, and the Chief Planner and Executive Director, City Planning, the Child Care Centre may either be: i. conveyed to the City, at no cost to the City, in fee simple, in an acceptable environmental condition; or ii. an interest acquired by the City through the entering into a lease agreement with the City for 99 years or conveyance for the child care facility; and such facility shall be free of all rent, the cost of all utilities and municipal services supplied to the facility, caretaking costs (of the building common areas), repair and maintenance costs (excluding wear and tear), property damage, and local improvement charges; f. where there is a conveyance of the Child Care Centre to the City in accordance with Recommendation 5.e.i above., require that on, or prior to, the conveyance of the Child Care Centre, the City and the owner enter into, and register on title to, the appropriate lands an Easement and Cost Sharing Agreement for nominal consideration and at no cost to the City, that is in a form satisfactory to the City Solicitor; the Easement and Cost Sharing Agreement shall address and/or provide for the integrated support, use, operation, maintenance, repair, replacement and reconstruction of certain shared facilities, and the sharing of costs, in respect thereof, of portions of the subject lands to be owned by the City and the owner as they pertain to the Child Care Centre, and the development to be constructed within base building of the development; and g. prior to the conveyance of the Child Care Centre or takeover of the Child Care Centre in accordance with the terms of any such lease, the owner shall pay to the City the sum of $500,000.00 to provide one-time cash contributions in support of the child care facility, including: i. a one-time cash contribution in the amount of $90,000.00 to the Child Care Facility Replacement Reserve Fund to replace appliances and large equipment due to wear and tear, to be paid prior to the child care facility being made available to the City; ii. a one-time cash contribution in the amount of $150,000.00 towards Start-Up Operating Costs for the defrayment of operational deficits during the first year of operation, to be paid prior to the child care facility being made available to the City; iii. a one-time cash contribution in the amount of $180,000.00 towards toys, furnishing and equipment in accordance with provincial and municipal standards based on a mutually agreeable inventory list provided by the Child Care Centre Operator and/or the General Manager , Children's Services, which will be finalized and approved by the General Manager, Children's Services; and iv. the cash contributions referred to in Recommendations 5.g.i., 5.g.ii. and 5.g.iii. shall be indexed upwardly in accordance with the Statistics Canada Residential or Non-Residential, as the case may be, Building Construction Price Index for the Toronto Census Metropolitan Area, reported quarterly by Statistics Canada in Building Construction Price Indexes Table 18-10-0135-01, or its successor, calculated from the date of the Agreement to the date of payment. 6. City Council direct that the following matters are also required to be secured in the Section 37 Agreement as matters required to support the development of the site, including: a. the construction, provision and maintenance of privately owned publicly accessible open space (POPS) on the lands, with a minimum size of 700 square metres along the Richmond Street West and John Street frontages of the site to the satisfaction of the Chief Planner and Executive Director, City Planning. The owner shall convey to the City, for nominal consideration, easement(s) along the surface of the lands, to the satisfaction of the City Solicitor, which shall constitute the POPS and any required public access easements to connect the POPS to adjacent POPS and/or public rights-of-way, where necessary. The owner shall own, operate, maintain and repair the POPS and install and maintain a sign, at its own expense, stating that members of the public shall be entitled to use the POPS at all times of the day and night, 365 days of the year; and the specific location, configuration, design and timing of conveyance of the POPS shall be determined in the context of a site plan approval pursuant to Section 114 of the City of Toronto Act, 2006, and secured in a Site Plan Agreement with the City; b. the provision of public pedestrian easements as necessary to provide an appropriate pedestrian clearway along Widmer Street, to the satisfaction of the Chief Planner and Executive Director, City Planning and the General Manager, Transportation Services; c. the provision of a public pedestrian easement to provide a grade-level mid-block pedestrian route through the site connecting John Street and Widmer Street, to the satisfaction of the Chief Planner and Executive Director, City Planning, with the exact location, design and timing of delivery of the pedestrian easement to be determined in the context of a Site Plan Approval. The owner shall own, operate, maintain and repair the public pedestrian easement and install and maintain a sign, at its own expense, stating that members of the public shall be entitled to use the public pedestrian easement at certain times of the day and night, generally aligned with the operating hours of the commercial uses within the development, and the owner shall not restrict other uses of this space, so long as they do not unreasonably obstruct pedestrian movement, with the specific location, configuration, design and timing of conveyance of the easement shall be determined in the context of a site plan approval pursuant to Section 114 of the City of Toronto Act, 2006, and secured in a Site Plan Agreement with the City; d. as part of a site plan application for the lands, the owner has, at the owner's sole expense: i. submitted a revised Functional Servicing Report including confirmation of water and fire flow, sanitary and storm water capacity, Stormwater Management Report and Hydrogeological Review, including Foundation Drainage Report (the "Engineering Reports") to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services, in consultation with the General Manager, Toronto Water; ii. secured the design and the provision of financial securities for any upgrades or required improvements to the existing municipal infrastructure and/or new 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 and/or new infrastructure are required to support the development satisfactory to the Chief Planner and Executive Director, City Planning, the Chief Engineer and Executive Director, Engineering and Construction Services, and the City Solicitor; and iii. made satisfactory arrangements with Chief Engineer and Executive Director, Engineering and Construction Services for the construction of new infrastructure or any improvements to the municipal infrastructure, should it be determined that new infrastructure and/or upgrades/ improvements are required to the existing infrastructure to support this development, and that the applicant has entered into a financially secured agreement to pay for and construct any necessary municipal infrastructure; e. as part of a site plan application for the lands, the Owner shall submit an updated wind study and implement any wind mitigation measures required as identified, satisfactory to the Chief Planner and Executive Director, City Planning; f. prior to final Site Plan Approval for any part of the site, the Owner shall submit a construction management plan for the development to address such matters as may be identified in the Section 37 Agreement and required through the Site Plan Approval process, satisfactory to the Chief Planner and Executive Director, City Planning, and the General Manager, Transportation Services, in consultation with the Ward Councillor; g. provisions related to the displacement, retention and return of the Theatre/Cinema Tenant and/or comparable cultural spaces be included in the Section 37 Agreement with terms and conditions satisfactory to the Chief Planner and Executive Director, City Planning and the City Solicitor; h. the owner will construct and maintain the development of the site in accordance with Tier 1, Toronto Green Standard, and the owner will be encouraged to achieve Tier 2, Toronto Green Standard, or higher, where appropriate, consistent with the performance standards of Toronto Green Standards applicable at the time of the site plan application for each building on the site.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 126, 132 and 142 John Street, 259, 261, 263 and 267 Richmond Street West and 41 to 59 Widmer Street substantially in accordance with the draft Zoning By-law Amendment attached as Attachment No. 9 to the report dated February 5, 2021 from the Director, Community Planning, Toronto and East York District. 2. City Council amend Former City of Toronto Zoning By-law 438-86 for the lands at 126, 132 and 142 John Street, 259, 261, 263 and 267 Richmond Street West and 41 to 59 Widmer Street substantially in accordance with the draft Zoning By-law Amendment attached as Attachment No. 10 to the report dated February 5, 2021 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 Zoning By-law Amendments as may be required. 4. Before introducing the bills contemplated in Recommendations 1 and 2 to City Council for enactment, City Council require the owner(s) to: a. enter into an Agreement pursuant to Section 37 of the Planning Act, and any other necessary agreements, satisfactory to the Chief Planner and Executive Director, City Planning and the City Solicitor securing the matters identified in Recommendations 5 and 6 at the owner's expense, with such Agreement to be registered on title to the lands at 126, 132 and 142 John Street, 259, 261, 263 and 267 Richmond Street West and 41 to 59 Widmer Street in a manner satisfactory to the City Solicitor; b. amend the existing Heritage Easement Agreement pursuant to Section 37 of the Ontario Heritage Act for the property at 126 John Street, including execution and registration of such amending agreement to the satisfaction of the City Solicitor; and c. the owner has withdrawn their appeal(s) of: i. the King-Spadina Secondary Plan (OPA 486), and if not an appellant, but rather a party to such appeals, the owner shall withdraw as a party and not seek any party or participant status on the appeals; and ii. Official Plan Amendment 352 and the associated zoning by-law amendments, and if not an appellant, but rather a party to such appeals, the owner shall withdraw as a party and not seek any party or participant status on the appeals as such appeals relate to the site. 5. City Council direct that the owner be required to enter into an Agreement pursuant to Section 37 of the Planning Act to secure the following community benefits at the owner's expense, as follows: a. a cash contribution of six million, two hundred thousand ($6,200,000.00) dollars to be allocated towards the provision of new affordable housing and/or the Toronto Community Housing Corporation revolving capital fund for repairs to Toronto Community Housing Corporation housing in the local Ward, at the discretion of the Chief Planner and Executive Director, City Planning in consultation with the Ward Councillor, whereby: i. two million and one-hundred thousand ($2,100,000.00) dollars shall be paid to the City by the owner within thirty (30) days after the last day the Zoning by-law Amendments are in full force and effect and the statutory appeal period has lapsed; and ii. four million and one-hundred thousand ($4,100,000.00) dollars shall be paid to the City by the owner prior to the issuance of the first above-grade building permit for any building on any part of the lands; b. the cash contributions referred to in Recommendations 4(a)(i) and 4(a)(ii) shall be indexed upwardly in accordance with the Statistics Canada Residential or Non-Residential, as the case may be, Building Construction Price Index for the Toronto Census Metropolitan Area, reported quarterly by Statistics Canada in Building Construction Price Indexes Table 18-10-0135-01, or its successor, calculated from the date of the Agreement to the date of payment; c. in the event the cash contributions referred to in Recommendations 4(a)(i) and 4(a)(ii) above have not been used for the determined purpose within three years of the amending Zoning By-law coming into full force and effect, the cash contribution may be redirected for another purpose, at the discretion of the Chief Planner and Executive Director, City Planning, in consultation with the Ward Councillor, provided the purpose is identified in the Official Plan and will benefit the community in the vicinity of the lands; d. the provision of a non-profit licensed Child Care Centre to be located in the base building of the development on the lands, comprising of a minimum of 780 square metres of interior space and a minimum of 390 square metres of exterior space adjacent to the interior space, including outdoor storage, and the provision for a child pick-up and drop-off area, with the precise location, capacity and related matters to the satisfaction of the Chief Planner and Executive Director, City Planning in consultation with the General Manager, Children Services and such Child Care Centre shall generally be in accordance with the following: i. shall be constructed, finished, furnished and equipped by the owner, including a minimum of five (5) parking spaces will be reserved for the exclusive use of the child care facility for pick-up/drop-off operations, between the hours of 6:30am and 6:30pm from Monday to Friday. These spaces to be assigned accordingly, and be located in close proximity to the elevators providing the shortest route between the underground parking garage and the child care facility, which shall be barrier-free. A parking pass will be provided for officials conducting inspections of the child care facility; ii. prior to the issuance of any above grade building permit for any portion of the lands, a letter of credit in the amount sufficient to guarantee 120% of the estimated cost of the design, construction and handover of the Child Care Centre complying with the specifications and requirements of the Section 37 Agreement, shall be provided to the City to the satisfaction of the General Manager, Children's Services and the Chief Financial Officer and Treasurer, iii. the Child Care Centre, subject to Recommendation 5 e, shall be conveyed, or such lease arrangements entered into to the satisfaction of the Executive Director, Corporate and Real Estate Management and City Solicitor, prior to any residential occupancy on the lands; and iv. the details of the other matters as described in these Recommendations, such as timing, location, obligations and any such matters to implement the Child Care Centre, in respect of the non-profit licensed Child Care Centre community benefit will be finalized between the owner and the City and will be substantially in accordance with the City of Toronto's Child Care Development Guidelines (2016) and to the satisfaction of the Executive Director, Corporate and Real Estate Management, the General Manager, Children's Services, and the Chief Planner and Executive Director, City Planning, in consultation with the City Solicitor; e. at the discretion of the Executive Director, Corporate and Real Estate Management, in consultation with the General Manager, Children's Services, and the Chief Planner and Executive Director, City Planning, the Child Care Centre may either be: i. conveyed to the City, at no cost to the City, in fee simple, in an acceptable environmental condition; or ii. an interest acquired by the City through the entering into a lease agreement with the City for 99 years or conveyance for the child care facility; and such facility shall be free of all rent, the cost of all utilities and municipal services supplied to the facility, caretaking costs (of the building common areas), repair and maintenance costs (excluding wear and tear), property damage, and local improvement charges; f. where there is a conveyance of the Child Care Centre to the City in accordance with Recommendation 5. e. i., require that on, or prior to, the conveyance of the Child Care Centre, the City and the owner enter into, and register on title to, the appropriate lands an Easement and Cost Sharing Agreement for nominal consideration and at no cost to the City, that is in a form satisfactory to the City Solicitor; the Easement and Cost Sharing Agreement shall address and/or provide for the integrated support, use, operation, maintenance, repair, replacement and reconstruction of certain shared facilities, and the sharing of costs, in respect thereof, of portions of the subject lands to be owned by the City and the owner as they pertain to the Child Care Centre, and the development to be constructed within base building of the development; and g. prior to the conveyance of the Child Care Centre or takeover of the Child Care Centre in accordance with the terms of any such lease, the owner shall pay to the City the sum of $500,000.00 to provide one-time cash contributions in support of the child care facility, including: i. a one-time cash contribution in the amount of $90,000.00 to the Child Care Facility Replacement Reserve Fund to replace appliances and large equipment due to wear and tear, to be paid prior to the child care facility being made available to the City; ii. a one-time cash contribution in the amount of $150,000.00 towards Start-Up Operating Costs for the defrayment of operational deficits during the first year of operation, to be paid prior to the child care facility being made available to the City; iii. a one-time cash contribution in the amount of $180,000.00 towards toys, furnishing and equipment in accordance with provincial and municipal standards based on a mutually agreeable inventory list provided by the Child Care Centre Operator and/or the General Manager , Children's Services, which will be finalized and approved by the General Manager, Children's Services; and iv. the cash contributions referred to in Recommendations 5(g)(i), 5(g)(ii) and 5(g)(iii) shall be indexed upwardly in accordance with the Statistics Canada Residential or Non-Residential, as the case may be, Building Construction Price Index for the Toronto Census Metropolitan Area, reported quarterly by Statistics Canada in Building Construction Price Indexes Table 18-10-0135-01, or its successor, calculated from the date of the Agreement to the date of payment. 6. City Council direct that the following matters are also required to be secured in the Section 37 Agreement as matters required to support the development of the site, including: a. the construction, provision and maintenance of privately owned publicly accessible open space (POPS) on the lands, with a minimum size of 700 square metres along the Richmond Street West and John Street frontages of the site to the satisfaction of the Chief Planner and Executive Director, City Planning. The owner shall convey to the City, for nominal consideration, easement(s) along the surface of the lands, to the satisfaction of the City Solicitor, which shall constitute the POPS and any required public access easements to connect the POPS to adjacent POPS and/or public rights-of-way, where necessary. The owner shall own, operate, maintain and repair the POPS and install and maintain a sign, at its own expense, stating that members of the public shall be entitled to use the POPS at all times of the day and night, 365 days of the year; and the specific location, configuration, design and timing of conveyance of the POPS shall be determined in the context of a site plan approval pursuant to Section 114 of the City of Toronto Act, 2006, and secured in a Site Plan Agreement with the City; b. the provision of public pedestrian easements as necessary to provide an appropriate pedestrian clearway along Widmer Street, to the satisfaction of the Chief Planner and Executive Director, City Planning and the General Manager, Transportation Services; c. the provision of a public pedestrian easement to provide a grade-level mid-block pedestrian route through the site connecting John Street and Widmer Street, to the satisfaction of the Chief Planner and Executive Director, City Planning, with the exact location, design and timing of delivery of the pedestrian easement to be determined in the context of a Site Plan Approval. The owner shall own, operate, maintain and repair the public pedestrian easement and install and maintain a sign, at its own expense, stating that members of the public shall be entitled to use the public pedestrian easement at certain times of the day and night, generally aligned with the operating hours of the commercial uses within the development, and the owner shall not restrict other uses of this space, so long as they do not unreasonably obstruct pedestrian movement, with the specific location, configuration, design and timing of conveyance of the easement shall be determined in the context of a site plan approval pursuant to Section 114 of the City of Toronto Act, 2006, and secured in a Site Plan Agreement with the City; d. as part of a site plan application for the lands, the owner has, at the owner's sole expense: i. submitted a revised Functional Servicing Report including confirmation of water and fire flow, sanitary and storm water capacity, Stormwater Management Report and Hydrogeological Review, including Foundation Drainage Report (the "Engineering Reports") to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services, in consultation with the General Manager, Toronto Water; ii. secured the design and the provision of financial securities for any upgrades or required improvements to the existing municipal infrastructure and/or new 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 and/or new infrastructure are required to support the development satisfactory to the Chief Planner and Executive Director, City Planning, the Chief Engineer and Executive Director, Engineering and Construction Services, and the City Solicitor; and iii. made satisfactory arrangements with Chief Engineer and Executive Director, Engineering and Construction Services for the construction of new infrastructure or any improvements to the municipal infrastructure, should it be determined that new infrastructure and/or upgrades/ improvements are required to the existing infrastructure to support this development, and that the applicant has entered into a financially secured agreement to pay for and construct any necessary municipal infrastructure; e. as part of a site plan application for the lands, the Owner shall submit an updated wind study and implement any wind mitigation measures required as identified, satisfactory to the Chief Planner and Executive Director, City Planning; f. prior to final Site Plan Approval for any part of the site, the Owner shall submit a construction management plan for the development to address such matters as may be identified in the Section 37 Agreement and required through the Site Plan Approval process, satisfactory to the Chief Planner and Executive Director, City Planning, and the General Manager, Transportation Services, in consultation with the Ward Councillor; g. provisions related to the displacement, retention and return of the Theatre/Cinema Tenant and/or comparable cultural spaces be included in the Section 37 Agreement with terms and conditions satisfactory to the Chief Planner and Executive Director, City Planning and the City Solicitor; h. the owner will construct and maintain the development of the site in accordance with Tier 1, Toronto Green Standard, and the owner will be encouraged to achieve Tier 2, Toronto Green Standard, or higher, where appropriate, consistent with the performance standards of Toronto Green Standards applicable at the time of the site plan application for each building on the site.
TE23.11adopted
This Rental Housing Demolition and Conversion application proposes to demolish seven (7) existing residential rental units at 58-60 Stewart Street and replace them as part of a new development. The properties are also the subject of a Zoning By-law Amendment application (16 270239 STE 20 OZ) for the larger property, including 647, 663-665 King Street West, 69-73 Bathurst Street and 58-60 Stewart Street, which was appealed to the Local Planning Appeal Tribunal (LPAT) on August 21, 2017 (Case No. PL170914). A settlement offer was endorsed by City Council on January 29, 2019. Council deferred making a decision on the Rental Housing Demolition application and directed staff to request the LPAT to withhold its final Order on the Zoning By-law Amendment appeal until Council has authorized the Rental Housing Demolition application and the owner has entered into, and registered on title, an agreement pursuant to Section 111 of the City of Toronto Act, 2006. On March 6, 2019, the LPAT issued its Decision, approving the Zoning By-law Amendment application in principle and withholding the final Order until outstanding matters, including the Rental Housing Demolition application, among other conditions, are resolved. This report recommends approval of the Rental Housing Demolition application under Chapter 667 of the Toronto Municipal Code and the Residential Demolition Permit application under Chapter 363 of the Toronto Municipal Code to demolish seven (7) rental dwelling units, subject to conditions, which include the provision of seven (7) replacement rental dwelling units and Tenant Relocation and Assistance.
The Toronto and East York Community Council recommends that: 1. City Council approve the Rental Housing Demolition Application File No. 16 270245 STE 20 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 seven (7) existing rental dwelling units located at 58-60 Stewart Street, subject to the following conditions: a. The owner shall provide and maintain seven (7) 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 during the, at minimum, 20 year period; the seven (7) replacement rental dwelling units shall be comprised of one (1) bachelor unit, one (1) one-bedroom unit, three (2) two-bedroom units, and two (2) three-bedroom units, as generally illustrated in the plans submitted to the City Planning dated January 21, 2021. 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 seven (7) replacement rental dwelling units required in Recommendation 1.a. above, provide at least the seven (7) replacement rental dwelling units as one (1) bachelor and one (1) three-bedroom replacement rental dwelling units at affordable rents, as currently defined in the City's Official Plan, and one (1) two-bedroom, and one (1) three-bedroom replacement rental dwelling units at mid-range rents, as defined in the City's Official Plan, all for a period of at least 10 years beginning from the date of first occupancy of each unit. The rents of the remaining three (3) replacement rental dwelling units shall be unrestricted; c. The owner shall provide an acceptable tenant relocation and assistance plan for all Eligible Tenants of the seven (7) existing rental dwelling units proposed to be demolished at 58-60 Stewart Street, addressing the right to return to occupy one of the replacement rental dwelling units at similar rents 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 tenants of all seven (7) replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed 17-storey mixed-use building at no extra charge. Access to, and use of, these amenities shall be on the same terms and conditions as any other resident of the building without the need to pre-book or pay a fee, unless specifically required as a customary practice for private bookings; e. The owner shall provide ensuite laundry in each replacement rental dwelling unit within the proposed mixed-use building at no additional cost to tenants; f. The owner shall provide six (6) replacement rental dwelling units with balconies or terraces for private and exclusive access by the tenants of such units; g. The owner shall provide central air conditioning in each replacement rental dwelling unit within the proposed mixed-use building; h. The owner shall provide and make available for rent at least two (2) 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, secondly to returning tenants who did not previously rent a vehicle parking space, and thirdly to new tenants of the rental replacement dwelling units; i. The owner shall provide tenants of the seven (7) replacement rental dwelling units with access to all bicycle and visitor parking on the same terms and conditions as any other resident of the proposed mixed-use building; j. The owner shall provide one (1) storage locker to tenants of the replacement rental dwelling units; and, k. The owner shall enter into, and register on title at 647, 663-665 King Street West, 69-73 Bathurst Street and 58-60 Stewart Street, one or more agreement(s), to secure the conditions outlined in Recommendations 1.a. through 1.j. above, including an agreement pursuant to Section 111 of the City of Toronto Act, 2006, 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 seven (7) existing rental dwelling units located at 58-60 Stewart Street 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(s) 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; e. The owner has confirmed, in writing, that all existing rental dwelling units proposed to be demolished are vacant; and f. The execution and registration of an agreement pursuant to Section 37 of the Planning Act securing Recommendations 1.a. through 1.k. above and any other requirements of the Zoning-Bylaw Amendment (if applicable). 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 58-60 Stewart Street 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 mixed-use building on the site no later than four (4) years from the date that the demolition of such building 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 mixed-use building 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 the recommendations above, including execution of the Section 111 Agreement and other related agreements.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council approve the Rental Housing Demolition Application File No. 16 270245 STE 20 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 seven (7) existing rental dwelling units located at 58-60 Stewart Street, subject to the following conditions: a. The owner shall provide and maintain seven (7) 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 during the, at minimum, 20 year period; the seven (7) replacement rental dwelling units shall be comprised of one (1) bachelor unit, one (1) one-bedroom unit, three (2) two-bedroom units, and two (2) three-bedroom units, as generally illustrated in the plans submitted to the City Planning Division dated January 21, 2021. 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 seven (7) replacement rental dwelling units required in Recommendation 1.a above, provide at least the seven (7) replacement rental dwelling units as one (1) bachelor and one (1) three-bedroom replacement rental dwelling units at affordable rents, as currently defined in the City's Official Plan, and one (1) two-bedroom, and one (1) three-bedroom replacement rental dwelling units at mid-range rents, as defined in the City's Official Plan, all for a period of at least 10 years beginning from the date of first occupancy of each unit. The rents of the remaining three (3) replacement rental dwelling units shall be unrestricted; c. The owner shall provide an acceptable tenant relocation and assistance plan for all Eligible Tenants of the seven (7) existing rental dwelling units proposed to be demolished at 58-60 Stewart Street, addressing the right to return to occupy one of the replacement rental dwelling units at similar rents 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 tenants of all seven (7) replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed 17-storey mixed-use building at no extra charge. Access to, and use of, these amenities shall be on the same terms and conditions as any other resident of the building without the need to pre-book or pay a fee, unless specifically required as a customary practice for private bookings; e. The owner shall provide ensuite laundry in each replacement rental dwelling unit within the proposed mixed-use building at no additional cost to tenants; f. The owner shall provide six (6) replacement rental dwelling units with balconies or terraces for private and exclusive access by the tenants of such units; g. The owner shall provide central air conditioning in each replacement rental dwelling unit within the proposed mixed-use building; h. The owner shall provide and make available for rent at least two (2) 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, secondly to returning tenants who did not previously rent a vehicle parking space, and thirdly to new tenants of the rental replacement dwelling units; i. The owner shall provide tenants of the seven (7) replacement rental dwelling units with access to all bicycle and visitor parking on the same terms and conditions as any other resident of the proposed mixed-use building; j. The owner shall provide one (1) storage locker to tenants of the replacement rental dwelling units; and, k. The owner shall enter into, and register on title at 647, 663-665 King Street West, 69-73 Bathurst Street & 58-60 Stewart Street, one or more agreement(s), to secure the conditions outlined in Recommendations 1.a. through 1.jk above, including an agreement pursuant to Section 111 of the City of Toronto Act, 2006, 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 Division, 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 seven (7) existing rental dwelling units located at 58-60 Stewart Street 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(s) 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; e. The owner has confirmed, in writing, that all existing rental dwelling units proposed to be demolished are vacant; and f. The execution and registration of an agreement pursuant to Section 37 of the Planning Act securing Recommendations 1.a. through 1.k. above and any other requirements of the Zoning-Bylaw Amendment (if applicable). 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 Division 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 58-60 Stewart Street 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; c. The owner erects the proposed mixed-use building on the site no later than four (4) years from the date that the demolition of such building 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 mixed-use building 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.
TE23.12amended
This application proposes to amend the Zoning By-law for the lands at 938-950 King Street West and 95-99 Strachan Avenue to permit a 14-­storey (44.5 metre, plus 5.5-metre mechanical penthouse) mixed-use building. The proposal contains a total of 191 residential units, including up to 31 affordable units, and 264 square metres of retail uses. The overall dwelling unit mix includes 16 bachelors, 119 one-bedrooms, 35 two-bedrooms, 15 three-bedrooms, 3 townhouse units, and 3 live/work units. A total of 14 visitor vehicular parking spaces and 202 bike parking spaces are proposed in one level of underground parking. The total gross floor area would be 12,552 square metres resulting in a density of 9.2 times the lot area. The existing heritage listed buildings on site will be maintained and incorporated into the building design. 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), and conforms with all relevant policies of the Toronto Official Plan and the Garrison Common North Secondary Plan. This report reviews and recommends approval of this application to amend the Zoning By-law. The proposed development proposes a compact built form on a site that is appropriate for intensification, is within a built-up area, and would take advantage of existing infrastructure, conserve heritage resources, and provides new rental and affordable rental units to address the loss of affordable housing on the site.
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 938-950 King Street West and 97-99 Strachan Avenue substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 5 to the report (February 4, 2021) from the Director, Community Planning, Toronto and East York District. 2. City Council amend Zoning By-law 438-86, for the lands at 938-950 King Street West and 97-99 Strachan Avenue substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 6 to the report (February 4, 2021) 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 Zoning By-law Amendments as may be required. 4. Before introducing the bills contemplated in Recommendations 1 and 2 above to City Council for enactment, City Council require the owner(s) to: a. Enter into a Heritage Easement Agreement with the City for the properties at 938, 944, and 950 King Street West and 95, 97, and 99 Strachan Avenue, all to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning, including registration of such agreement to the satisfaction of the City Solicitor; b. Enter into an Agreement pursuant to Section 37 of the Planning Act, and any other necessary agreements, satisfactory to the Chief Planner and Executive Director, City Planning and the City Solicitor securing the matters identified in Recommendation 5 and 6 at the owner's expense, with such Agreement to be registered on title to the lands at 938-950 King Street West and 97-99 Strachan Avenue in a manner satisfactory to the City Solicitor; c. the owner has, at the owner's sole expense: i. submitted a revised Functional Servicing Report including confirmation of water and fire flow, sanitary and storm water capacity, Stormwater Management Report and Hydrogeological Review, including the Foundation Drainage Report (the "Engineering Reports") to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services, in consultation with the General Manager, Toronto Water; ii. secured the design and the provision of financial securities for any upgrades or required improvements to the existing municipal infrastructure and/or new 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 and/or new infrastructure are required to support the development satisfactory to the Chief Planner and Executive Director, City Planning, the Chief Engineer and Executive Director, Engineering and Construction Services, and the City Solicitor; and, iii. has made satisfactory arrangements with Chief Engineer and Executive Director, Engineering and Construction Services for the construction of new infrastructure or any improvements to the municipal infrastructure, should it be determined that new infrastructure and/or upgrades/improvements are required to the existing infrastructure to support this development, and that the applicant has entered into a financially secured agreement to pay for and construct any necessary municipal infrastructure. 5. City Council direct that the owner be required to enter into an Agreement pursuant to Section 37 of the Planning Act to secure the following community benefits at the owner's expense, as follows: a. the owner shall design and construct at least twenty-two (22) affordable rental dwelling units comprising approximately 743 square metres (8,000 square feet) of residential Gross Floor Area within an approved location within the development on the lands; b. the owner shall provide and maintain at least sixteen (16) dwelling units as bachelor affordable rental dwelling units and at least six (6) dwelling units as one-bedroom affordable rental units in the new 14-storey mixed-use building on the lot, as follows, with any amendments to the satisfaction of the Chief Planner and Executive Director, City Planning, the Executive Director, Housing Secretariat, and in consultation with the City Solicitor: i. the minimum size of the bachelor units shall be at least 27 square metres and the minimum average unit size of the bachelor affordable rental dwelling units shall be at least 27.9 square metres; ii. the minimum size of the one-bedroom units shall be at least 41 square metres and the minimum average unit size of the one-bedroom affordable rental dwelling units shall be at least 41.8 square metres; and, iii. the general configuration and layout of the affordable rental dwelling units in the new 14-storey mixed-use building shall be to the satisfaction of the Chief Planner and Executive Director, City Planning; c. the owner shall provide and maintain the affordable rental dwelling units as rental dwelling units for a minimum of 20 years, or if Open Door Incentives are approved then a minimum of 40 years, beginning with the date each such unit is first occupied, with the applicable period of affordability to be referred to as the "Affordability Period". No affordable rental dwelling unit shall be registered as a condominium or any other form of ownership such as life lease or co-ownership which provide a right to exclusive possession of a dwelling unit, and no application for conversion for non-rental housing purposes, or application to demolish any affordable rental dwelling unit shall be made for at least the Affordability Period. Upon the expiration of the Affordability Period, the owner shall continue to provide and maintain the affordable rental dwelling units as rental dwelling units, unless and until such time as the owner has applied for and obtained all approvals necessary to do otherwise; d. the owner shall provide and maintain the affordable rental dwelling units at ninety per cent (90%) of Average Market Rent for at least the Affordability Period. During the Affordability Period, increases to initial rents charged to tenants occupying any of the affordable rental dwelling units shall be in accordance with the Residential Tenancies Act and shall not exceed the Provincial rent guideline, regardless of whether such guideline is applicable to the units under the Residential Tenancies Act; e. the owner shall provide tenants of all affordable rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed 14-storey mixed-use building at no extra charge. Access to, and use of, these amenities shall be on the same terms and conditions as any other resident of the building without the need to pre-book or pay a fee, unless specifically required as a customary practice for private bookings; f. the owner shall provide tenants of all affordable rental dwelling units with laundry facilities on the same basis as other units within the development, with no extra charges for appliances; g. the owner shall provide tenants of the affordable rental dwellings units with access to permanent and visitor bicycle parking/bicycle lockers in accordance with the zoning by-law and on the same basis as other units within the development; h. the following matters are also recommended to be secured in the Section 37 Agreement as matters required to support the development of the site, including: i. the owner shall agree to develop and maintain an additional 650 square metres (7,000 square feet) (or a reduced area but only if approved by the Executive Director, Housing Secretariat in her sole discretion), for the purpose of affordable rental dwelling units, subject to the City contributing a further three million six hundred thousand dollars ($3,600,000.00) of funding plus Open Door Program Incentives or, if the aforementioned funding is not approved, such lesser number of units proportionate to approved funding, with the units to be provided on the same terms and conditions applicable to the other affordable rental dwelling units as detailed herein; ii. prior to site plan approval, the owner shall apply for Open Door Affordable Housing Program incentives for all affordable rental dwelling units within the development; iii. the owner agrees that the City will have 6 months following the later of submission of the application for Open Door incentives and the zoning by-law amendment contemplated by the report (February 4, 2021) from the Director, Community Planning, Toronto and East York District, coming into full force and effect to approve funding to support the development of the additional 650 square metres of affordable rental housing dwelling units, or such other later timing as may be agreed in writing between the owner and the Executive Director, Housing Secretariat or designate; iv. prior to the issuance of any building permit, including permits for excavation and shoring, the owner shall enter into a municipal capital facility agreement ("Contribution Agreement") with the City to provide Open Door Affordable Housing Program incentives for all affordable rental housing dwelling units to be developed on the lands at 950 King Street West that are approved for Open Door incentives and/or are approved to receive other City funding for the purpose of incentivizing affordable housing (if any). The owner shall provide such affordable rental housing dwelling units in accordance with such agreement(s) to be entered into with the City, all to the satisfaction of the Executive Director, Housing Secretariat, the Chief Planner and Executive Director, City Planning and the City Solicitor; v. that prior to Site Plan Approval for any development on the Site, that the owner submit a revised Landscape Plan acceptable to, and to the satisfaction of the Chief Planner and Executive Director, City Planning, and that such matters arising from the Landscape Plan, including but not limited to, public realm improvements where appropriate, will also be implemented through the Site Plan Approval; vi. as part of any Site Plan Application for the Site, the owner shall submit a detailed wind tunnel test complete with a statistical wind analysis to determine the impacts and efficacy of the recommended wind mitigation measures, evaluated to the satisfaction of the Chief Planner and Executive Director, City Planning and that the owner shall construct and maintain any required mitigation measures, to be secured through the site plan application review process, to the satisfaction of the Chief Planner and Executive Director, City Planning; vii. prior to Site Plan Approval for any development on the Site, the owner's requirement to enter into an Encroachment Agreement with the City for the existing encroachments of existing building facade, canopies and open door encroachment associated with the existing heritage building within the King Street West and Strachan Avenue public rights-of-way, including any such requirements and/or conditions as may be imposed by and to the satisfaction of the Executive Director, Corporate and Real Estate Management, the General Manager, Transportation Services and the City Solicitor; viii. the owner will construct and maintain the development of the site in accordance with Tier 1, Toronto Green Standard, and the owner will be encouraged to achieve Tier 2, Toronto Green Standard, or higher, where appropriate, consistent with the performance standards of Toronto Green Standards applicable at the time of the site plan application for each building on the site; ix. requirements for a construction management plan with the general matters included in the Section 37 Agreement, including but not limited to, noise, dust, size and location of staging areas, location and function of gates, dates of significant concrete pouring, lighting details, vehicular parking and queuing locations, street closures, coordination with adjacent on-going development construction, parking and laneway uses and access, refuse storage, site security, site supervisor contact information, and a communication strategy with the surrounding community, and any other matters requested by the Chief Planner and Executive Director, City Planning and the General Manager, Transportation Services, in consultation with the Ward Councillor; x. the owner shall provide an acceptable tenant relocation and assistance plan for all tenant households currently residing in one of the existing rental dwelling rooms proposed to be demolished on the lands, addressing the right to return to occupy one of the new affordable rental dwelling units at similar rents 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; and, xi. once the development is constructed on the lands, the owner shall agree to provide and maintain the remainder of the residential dwelling units (residential dwelling units other than the 22 affordable housing units referred to in Recommendation 5.c. above and any other additional units that may receive Open Door Incentives or other City funding to incentivize affordable housing, which units shall be subject to their own terms and conditions respecting rental tenure), on the site as rental dwelling units, together with the associated facilities and amenities, for a period of at least twenty (20) years beginning from the date of first residential occupancy with no applications for demolition or conversion from residential rental use made during such twenty (20) year period, to the satisfaction of the Chief Planner and Executive Director, City Planning. xii. the owner shall provide an acceptable tenant assistance plan for the tenant household currently residing at 99 Strachan Avenue proposed to be demolished on the lands, addressing assistance to mitigate moving costs. The tenant assistance plan shall be developed in consultation with, and to the satisfaction of, the Chief Planner and Executive Director, City Planning; xiii. the owner shall participate in a working group exercise to the satisfaction of the Executive Director, Housing Secretariat, the General Manager, Shelter Support and Housing Administration and the Executive Director and Chief Planner, City Planning, in consultation with the Ward Councillor, engaging with experienced non-profit affordable housing operators for the purpose of developing a successful and liveable affordable housing program model with potential health and/or social supports, to assist in determining the most desirable layout and number of affordable rental dwelling units within the development, and to inform the affordable housing access plan referred to in Recommendation 13 below; xiv. prior to site plan approval, the owner shall work with City Planning staff to review the detailed design of grade-related retail and live/work units in the context of the post-pandemic retail recovery; and xv. prior to site plan approval, the owner shall work with City Planning staff to further mitigate the potential for privacy and overlook concerns due to north-facing windows. 6. City Council direct the Executive Director, Housing Secretariat to report back to City Council on the availability of further funding relating to the additional 650 square metres of affordable rental units referred to in Recommendation 5.h.i. above within the time period contemplated in Recommendation 5.h.iii. above, including reporting on eligible funding programs from other government partners that may permit securing further additional affordable rental units and related further Open Door Incentives, if applicable, deepening the degree of affordability, or extending the term of affordability. 7. Subject to approval of an Open Door Affordable Rental Housing Program application by the Executive Director, Housing Secretariat, City Council authorize the Executive Director, Housing Secretariat, to negotiate and execute a municipal capital facility agreement (Contribution Agreement) with the owner for the provision of Open Door Incentives and other City funding, if approved, for up to 60 affordable rental housing dwelling units, including the 22 affordable rental units referred to in Recommendation 5.c. above, to be developed on the lands currently known as 950 King Street West to secure rents at or below 90 percent of average market rents for a minimum period of 40 years, together with any security, financing or other documents required, as well as any amendments thereto required from time to time, on terms and conditions acceptable to the Executive Director, Housing Secretariat, in a form satisfactory to the City Solicitor. 8. Subject to approval of an Open Door Application by the Executive Director, Housing Secretariat, City Council exempt the up to 60 new affordable rental housing dwelling units to be developed on the lands currently known as 950 King Street West from taxation for municipal and school purposes for the 40-year term of the municipal capital facility agreement. 9. Subject to approval of an Open Door Application by the Executive Director, Housing Secretariat, City Council authorize that the up to 60 new affordable rental housing dwelling units to be developed on the lands currently known as 950 King Street West be exempt from the payment of development charges and be exempt from the payment of planning, park dedication and building permits fees under existing City policy and with the exception of fees already paid. 10. City Council authorize the City Solicitor to execute, postpone, confirm the status of and discharge any City security documents registered with respect to the delivery of the affordable rental housing dwelling units as required by normal business practices. 11. City Council authorize staff to cancel or refund any taxes paid pursuant to the by-law exempting the property from taxation if authority is given for an exemption from taxation as set out in Recommendation 7 above. 12. City Council authorize the Executive Director, Housing Secretariat to work with the General Manager, Shelter Support and Housing Administration to secure housing benefits (for 100 percent of the affordable rental housing), subject to available funding and the execution of the municipal capital facility agreement referred to in Recommendation 7 above. 13. City Council authorize the General Manager, Shelter, Support and Housing Administration or designate to establish with the owner, the terms and conditions of an affordable housing access plan for the up to 31 affordable rental housing dwelling units, satisfactory to the General Manager, Shelter, Support and Housing Administration or designate and in a form satisfactory to the City Solicitor. 14. City Council request Transportation Services to examine and report to Toronto and East York Community Council, after the Zoning By-law Amendment has come into full force and effect, regarding the realignment of Permit Parking Area 4I and the exclusion of the lands at 938-950 King Street West and 97-99 Strachan Avenue, from the permit parking area. 15. City Council request the Chief Planner and Executive Director, City Planning, to evaluate whether an area planning or zoning study is required for the Garrison Common North Secondary Plan area, with a priority focus on areas where legacy zoning still reflects the industrial history of the neighbourhood. 16. Authorize the appropriate City officials to make any necessary revisions to the draft zoning bylaw amendments to reflect the recommendations above.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 938-950 King Street West and 97-99 Strachan Avenue substantially in accordance with the draft Zoning By-law Amendment attached as Attachment No. 5 to the report (February 4, 2021) from the Director, Community Planning, Toronto and East York District. 2. City Council amend Zoning By-law 438-86, for the lands at 938-950 King Street West and 97-99 Strachan Avenue substantially in accordance with the draft Zoning By-law Amendment attached as Attachment No. 6 to the report (February 4, 2021) 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 Zoning By-law Amendments as may be required. 4. Before introducing the bills contemplated in Recommendations 1 and 2 to City Council for enactment, City Council require the owner(s) to: a. Enter into a Heritage Easement Agreement with the City for the properties at 938, 944, and 950 King Street West and 95, 97, and 99 Strachan Avenue, all to the satisfaction of the Senior Manager, Heritage Planning, including registration of such agreement to the satisfaction of the City Solicitor; b. Enter into an Agreement pursuant to Section 37 of the Planning Act, and any other necessary agreements, satisfactory to the Chief Planner and Executive Director, City Planning and the City Solicitor securing the matters identified in Recommendations 5 and 6 at the owner's expense, with such Agreement to be registered on title to the lands at 938-950 King Street West and 97-99 Strachan Avenue in a manner satisfactory to the City Solicitor; c. the owner has, at the owner's sole expense: i. submitted a revised Functional Servicing Report including confirmation of water and fire flow, sanitary and storm water capacity, Stormwater Management Report and Hydrogeological Review, including the Foundation Drainage Report (the "Engineering Reports") to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services, in consultation with the General Manager, Toronto Water; ii. secured the design and the provision of financial securities for any upgrades or required improvements to the existing municipal infrastructure and/or new 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 and/or new infrastructure are required to support the development satisfactory to the Chief Planner and Executive Director, City Planning, the Chief Engineer and Executive Director, Engineering and Construction Services, and the City Solicitor; and, iii. has made satisfactory arrangements with Chief Engineer and Executive Director, Engineering and Construction Services for the construction of new infrastructure or any improvements to the municipal infrastructure, should it be determined that new infrastructure and/or upgrades/improvements are required to the existing infrastructure to support this development, and that the applicant has entered into a financially secured agreement to pay for and construct any necessary municipal infrastructure. 5. City Council direct that the owner be required to enter into an Agreement pursuant to Section 37 of the Planning Act to secure the following community benefits at the owner's expense, as follows: a. the owner shall design and construct at least twenty-two (22) affordable rental dwelling units comprising approximately 743 square metres (8,000 square feet) of residential Gross Floor Area within an approved location within the development on the lands; b. the owner shall provide and maintain at least sixteen (16) dwelling units as bachelor affordable rental dwelling units and at least six (6) dwelling units as one-bedroom affordable rental units in the new 14-storey mixed-use building on the lot, as follows, with any amendments to the satisfaction of the Chief Planner and Executive Director, City Planning, the Executive Director, Housing Secretariat, and in consultation with the City Solicitor: i. the minimum size of the bachelor units shall be at least 27 square metres and the minimum average unit size of the bachelor affordable rental dwelling units shall be at least 27.9 square metres; ii. the minimum size of the one-bedroom units shall be at least 41 square metres and the minimum average unit size of the one-bedroom affordable rental dwelling units shall be at least 41.8 square metres; and, iii. the general configuration and layout of the twenty-two (22) affordable rental dwelling units in the new 14-storey mixed-use building shall be to the satisfaction of the Chief Planner and Executive Director, City Planning; c. the owner shall provide and maintain the twenty-two (22) affordable rental dwelling units as rental dwelling units for a minimum of 20 years, or if Open Door Incentives are approved then a minimum of 40 years, beginning with the date each such unit is first occupied, with the applicable period of affordability to be referred to as the "Affordability Period". No affordable rental dwelling unit shall be registered as a condominium or any other form of ownership such as life lease or co-ownership which provide a right to exclusive possession of a dwelling unit, and no application for conversion for non-rental housing purposes, or application to demolish any affordable rental dwelling unit shall be made for at least the Affordability Period. Upon the expiration of the Affordability Period, the owner shall continue to provide and maintain the affordable rental dwelling units as rental dwelling units, unless and until such time as the owner has applied for and obtained all approvals necessary to do otherwise; d. the owner shall provide and maintain the twenty-two (22) affordable rental dwelling units at ninety per cent (90%) of Average Market Rent for at least the Affordability Period. During the Affordability Period, increases to initial rents charged to tenants occupying any of the affordable rental dwelling units shall be in accordance with the Residential Tenancies Act and shall not exceed the Provincial rent guideline, regardless of whether such guideline is applicable to the units under the Residential Tenancies Act; e. the owner shall provide tenants of all twenty-two (22) affordable rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed 14-storey mixed-use building at no extra charge. Access to, and use of, these amenities shall be on the same terms and conditions as any other resident of the building without the need to pre-book or pay a fee, unless specifically required as a customary practice for private bookings; f. the owner shall provide tenants of all twenty-two (22) affordable rental dwelling units with laundry facilities on the same basis as other units within the development, with no extra charges for appliances; g. the owner shall provide tenants of the affordable rental dwellings units with access to permanent and visitor bicycle parking/bicycle lockers in accordance with the zoning by-law and on the same basis as other units within the development; h. the following matters are also recommended to be secured in the Section 37 Agreement as matters required to support the development of the site, including: i. the owner shall agree to develop and maintain an additional nine (9) one-bedroom affordable rental housing dwelling units comprised of no less than 376 square metres in total, or a reduced floor area if approved by the Executive Director, Housing Secretariat in her sole discretion, subject to the City contributing a further two million one hundred sixty thousand dollars ($2,160,000.00) of City funding plus Open Door Program incentives, or if the aforementioned amount is not approved, such lesser number of units proportionate to approved funding, on the same terms and conditions applicable to the 22 affordable rental housing dwelling units as detailed herein; ii. prior to site plan approval, the owner shall apply for Open Door Affordable Housing Program incentives for 31 units within the development; iii. the owner agrees that the City will have 6 months following the later of submission of the application for Open Door incentives and the zoning by-law amendment contemplated by this report coming into full force and effect to approve funding to support the development of a further nine (9) affordable rental housing dwelling units, or such other later timing as may be agreed in writing between the owner and the Executive Director, Housing Secretariat or designate; iv. prior to the issuance of any building permit, including permits for excavation and shoring, the owner shall enter into a municipal capital facility agreement ("Contribution Agreement") with the City to provide Open Door Affordable Housing Program incentives for all affordable rental housing dwelling units to be developed on the lands at 950 King Street West that are approved for Open Door incentives and/or are approved to receive other City funding for the purpose of incentivizing affordable housing (if any). The owner shall provide such affordable rental housing dwelling units in accordance with such agreement(s) to be entered into with the City, all to the satisfaction of the Executive Director, Housing Secretariat, the Chief Planner and Executive Director, City Planning and the City Solicitor; v. that prior to Site Plan Approval for any development on the Site, that the owner submit a revised Landscape Plan acceptable to, and to the satisfaction of the Chief Planner and Executive Director, City Planning, and that such matters arising from the Landscape Plan, including but not limited to, public realm improvements where appropriate, will also be implemented through the Site Plan Approval; vi. as part of any Site Plan Application for the Site, the owner shall submit a detailed wind tunnel test complete with a statistical wind analysis to determine the impacts and efficacy of the recommended wind mitigation measures, evaluated to the satisfaction of the Chief Planner and Executive Director, City Planning and that the owner shall construct and maintain any required mitigation measures, to be secured through the site plan application review process, to the satisfaction of the Chief Planner and Executive Director, City Planning; vii. prior to Site Plan Approval for any development on the Site, the owner's requirement to enter into an Encroachment Agreement with the City for the existing encroachments of existing building facade, canopies and open door encroachment associated with the existing heritage building within the King Street West and Strachan Avenue public rights-of-way, including any such requirements and/or conditions as may be imposed by and to the satisfaction of the Executive Director, Corporate and Real Estate Management, the General Manager, Transportation Services and the City Solicitor; viii. the owner will construct and maintain the development of the site in accordance with Tier 1, Toronto Green Standard, and the owner will be encouraged to achieve Tier 2, Toronto Green Standard, or higher, where appropriate, consistent with the performance standards of Toronto Green Standards applicable at the time of the site plan application for each building on the site; ix. requirements for a construction management plan with the general matters included in the Section 37 Agreement, including but not limited to, noise, dust, size and location of staging areas, location and function of gates, dates of significant concrete pouring, lighting details, vehicular parking and queuing locations, street closures, coordination with adjacent on-going development construction, parking and laneway uses and access, refuse storage, site security, site supervisor contact information, and a communication strategy with the surrounding community, and any other matters requested by the Chief Planner and Executive Director, City Planning and the General Manager, Transportation Services, in consultation with the Ward Councillor; x. the owner shall provide an acceptable tenant relocation and assistance plan for all tenant households currently residing in one of the existing rental dwelling rooms proposed to be demolished on the lands, addressing the right to return to occupy one of the new affordable rental dwelling units at similar rents 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; and, xi. once the development is constructed on the lands, the owner shall agree to provide and maintain the remainder of the residential dwelling units (residential dwelling units other than the 22 affordable housing units referred to in Recommendation 5.c. and any other additional units that may receive Open Door Incentives or other City funding to incentivize affordable housing, which units shall be subject to their own terms and conditions respecting rental tenure), on the site as rental dwelling units, together with the associated facilities and amenities, for a period of at least twenty (20) years beginning from the date of first residential occupancy with no applications for demolition or conversion from residential rental use made during such twenty (20) year period, to the satisfaction of the Chief Planner and Executive Director, City Planning. 6. City Council direct the Executive Director, Housing Secretariat to report back to Council on the availability of further funding to relating to the additional nine (9) affordable one-bedroom rental units referred to in 5.h.i. within the time period contemplated in Recommendation 5.h.iii. 7. Subject to approval of an Open Door Affordable Rental Housing Program application by the Executive Director, Housing Secretariat, City Council authorize the Executive Director, Housing Secretariat, to negotiate and execute a municipal capital facility agreement (Contribution Agreement) with the owner for the provision of Open Door Incentives and other City funding, if approved, for up to 31 affordable rental housing dwelling units, including the 22 affordable rental units referred to in 5.c. above, to be developed on the lands currently known as 950 King Street West to secure rents at or below 90 percent of average market rents for a minimum period of 40 years, together with any security, financing or other documents required, as well as any amendments thereto required from time to time, on terms and conditions acceptable to the Executive Director, Housing Secretariat, in a form satisfactory to the City Solicitor. 8. Subject to approval of an Open Door Application by the Executive Director, Housing Secretariat, City Council exempt the up to 31 new affordable rental housing dwelling units to be developed on the lands currently known as 950 King Street West from taxation for municipal and school purposes for the 40-year term of the municipal capital facility agreement. 9. Subject to approval of an Open Door Application by the Executive Director, Housing Secretariat, City Council authorize that the up to 31 new affordable rental housing dwelling units to be developed on the lands currently known as 950 King Street West be exempt from the payment of development charges and be exempt from the payment of planning, park dedication and building permits fees under existing City policy and with the exception of fees already paid. 10. City Council authorize the City Solicitor to execute, postpone, confirm the status of and discharge any City security documents registered with respect to the delivery of the affordable rental housing dwelling units as required by normal business practices. 11. City Council authorize staff to cancel or refund any taxes paid pursuant to the by-law exempting the property from taxation if authority is given for an exemption from taxation as set out in Recommendation 7 above. 12. City Council authorize the Executive Director, Housing Secretariat to work with the General Manager, Shelter Support and Housing Administration to secure up to three housing benefits (for 10 percent of the affordable rental housing), subject to available funding and the execution of the municipal capital facility agreement referred to in Recommendation 7 above. 13. City Council authorize the General Manager, Shelter, Support and Housing Administration or designate to establish with the owner, the terms and conditions of an affordable housing access plan for the up to 31 affordable rental housing dwelling units, satisfactory to the General Manager, Shelter, Support and Housing Administration or designate and in a form satisfactory to the City Solicitor. 14. City Council request Transportation Services to examine and report to Toronto and East York Community Council, after the Zoning By-law Amendment has come into full force and effect, regarding the realignment of Permit Parking Area 4I and the exclusion of the lands at 938-950 King Street West and 97-99 Strachan Avenue, from the permit parking area.
TE23.13adopted
364 Huron Street - Official Plan Amendment and Zoning Amendment Application - Final Report
This application proposes to permit a three-storey mixed-use building with non-residential uses on the first two storeys and one dwelling unit on the third storey, and a two-storey laneway suite at 364 Huron Street. The proposed development is consistent with the Provincial Policy Statement (2020), conforms with the Growth Plan for the Greater Golden Horseshoe (2020) and conforms with the Official Plan. This report reviews and recommends approval of the application to amend the Official Plan and Zoning By-law. The application proposes a compact built form on a site within a built-up area that would take advantage of existing infrastructure, provide new residential and commercial uses, and contribute to the vitality of the campus and surrounding area. It would advance policy objectives to create complete communities, provide a range of housing in terms of size, scale and type, provide employment opportunities, and ensure a form of development that makes efficient use of land while limiting impacts on the character and function of the existing neighbourhood and enhancing the public realm.
The Toronto and East York Community Council recommends that: 1. City Council amend the Official Plan for the lands at 364 Huron Street substantially in accordance with the draft Official Plan Amendment attached as Attachment 6 to the report (February 4, 2021) from the Director, Community Planning, Toronto and East York District. 2. City Council amend Zoning By-law 438-86 for the lands at 364 Huron Street substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 7 to the report (February 4, 2021) 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. Before introducing the necessary Bills to City Council for enactment, City Council require the owner to: a. provide a revised Functional Servicing and Stormwater Management Report to demonstrate whether the existing municipal infrastructure is adequate to service the proposed development and to determine whether any upgrades may be required to the existing infrastructure to support the proposed development, to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services; and b. secure the design and provision of financial securities for any improvements to the municipal infrastructure identified in the accepted Functional Servicing and Stormwater Management Report, to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services, should it be determined that improvements to such infrastructure are required to support this development.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council amend the Official Plan for the lands at 364 Huron Street substantially in accordance with the draft Official Plan Amendment attached as Attachment No. 6 to this report (February 4, 2021) from the Director, Community Planning, Toronto and East York District. 2. City Council amend Zoning By-law 438-86 for the lands at 364 Huron Street substantially in accordance with the draft Zoning By-law Amendment attached as Attachment No. 7 to this report (February 4, 2021) 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. Before introducing the necessary Bills to City Council for enactment, City Council require the owner to: a) Provide a revised Functional Servicing and Stormwater Management Report to demonstrate whether the existing municipal infrastructure is adequate to service the proposed development and to determine whether any upgrades may be required to the existing infrastructure to support the proposed development, to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services; and b) Secure the design and provision of financial securities for any improvements to the municipal infrastructure identified in the accepted Functional Servicing and Stormwater Management Report, to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services, should it be determined that improvements to such infrastructure are required to support this development.
TE23.14adopted
15 Delisle Avenue - Official Plan and Zoning By-law Amendment Application - Final Report
At its meeting on July 28, 2020, City Council approved with pre-conditions an application to amend the Official Plan and Zoning By-law to permit a 44-storey (143 metres plus a 7-metre mechanical penthouse) mixed use building at 1-11 Delisle Avenue and 1496-1510 Yonge Street (the "Original Site Area"), and a 2,506 square metre off-site public park at the rear of 30 and 40 St. Clair Avenue West. There is an intervening property between the Original Site Area and the newly expanded public park, 15 Delisle Avenue. The pre-conditions of approval have not yet been fulfilled and the Bills have not been introduced. Since Council's approval, the applicant has expanded the Original Site Area and modified their proposal to include 15 Delisle Avenue (the "Subject Site") after entering into an agreement of purchase and sale in respect of the property. The revised proposal extends the low-rise base building onto 15 Delisle Avenue; provides additional open space; increases retail space; increases outdoor amenity space; and adds three live-work units. The recommendations in this report supplement the recommendations in the Final Report dated February 25, 2020 and amended by the Supplementary Report dated July 14, 2020, both from the Director, Community Planning, Toronto and East York District. This report also summarizes the changes to the policy framework since the original proposal was considered by City Council, including revisions to the Growth Plan and ministry approval of OPAs 479 and 480. The revised proposal is consistent with the Provincial Policy Statement (2020), conforms with A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2020), conforms with the applicable policies of the Official Plan and the Yonge-St. Clair Secondary Plan, and is consistent with the Yonge-St. Clair Planning Framework and Tall Building Guidelines. This report reviews and recommends approval of the application to amend the Official Plan and Zoning By-law.
The Toronto and East York Community Council recommends that: 1. City Council amend the Official Plan, for the lands at 15 Delisle Avenue substantially in accordance with those portions of the draft Official Plan Amendment attached as Attachment 3 to the report (February 8, 2021) from the Director, Community Planning, Toronto and East York District that pertain to 15 Delisle Avenue. 2. City Council amend Zoning By-law 438-86, for the lands at 15 Delisle Avenue substantially in accordance with those portions of the draft Zoning By-law Amendment attached as Attachment 4 to the report (February 8, 2021) from the Director, Community Planning, Toronto and East York District that pertain to 15 Delisle Avenue. 3. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 15 Delisle Avenue substantially in accordance with those portions of the draft Zoning By-law Amendment attached as Attachment 5 to the report (February 8, 2021) from the Director, Community Planning, Toronto and East York District that pertain to 15 Delisle Avenue. 4. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan and Zoning By-law Amendments as may be required. 5. City Council authorize the City Solicitor to submit one set of Bills to City Council for enactment to implement this decision together with the decision made in respect of Item TE16.4. 6. Before introducing the necessary Bills to City Council for enactment, City Council direct that the owner(s) of the development site to fulfill all of the pre-approval requirements as set out in Item TE16.4, including entering into an Agreement pursuant to section 37 of the Planning Act, to be registered on title to the lands including 15 Delisle Avenue, to secure matters as set out in Item TE16.4 and the following: a. the following matters are recommended to be secured in the section 37 Agreement as a legal convenience to support development: i. the owner shall provide a public access easement in favour of the City between the Combined Parkland Dedication and the western façade of the building in a width and location to be determined to the satisfaction of the Director, Community Planning, Toronto and East York District; and ii. the owner shall provide an impact mitigation strategy for any proposed non-residential uses on the lands known in 2020 as 15 Delisle Avenue with appropriate mitigation measures being secured during the Site Plan Control application.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council amend the Official Plan, for the lands at 15 Delisle Avenue substantially in accordance with those portions of the draft Official Plan Amendment attached as Attachment No. 3 to the report (February 8, 2021) from the Director, Community Planning, Toronto and East York District that pertain to 15 Delisle Avenue. 2. City Council amend Zoning By-law 438-86, for the lands at 15 Delisle Avenue substantially in accordance with those portions of the draft Zoning By-law Amendment attached as Attachment No. 4 to the report (February 8, 2021) from the Director, Community Planning, Toronto and East York District that pertain to 15 Delisle Avenue. 3. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 15 Delisle Avenue substantially in accordance with those portions of the draft Zoning By-law Amendment attached as Attachment No. 5 to the report (February 8, 2021) from the Director, Community Planning, Toronto and East York District that pertain to 15 Delisle Avenue. 4. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan and Zoning By-law Amendments as may be required. 5. City Council authorize the City Solicitor to submit one set of Bills to City Council for enactment to implement this decision together with the decision made in respect of Item TE16.4. 6. Before introducing the necessary Bills to City Council for enactment, City Council direct that the owner(s) of the development site to fulfill all of the pre-approval requirements as set out in Item TE16.4, including entering into an Agreement pursuant to section 37 of the Planning Act, to be registered on title to the lands including 15 Delisle Avenue, to secure matters as set out in Item TE16.4 and the following: a. the following matters are recommended to be secured in the section 37 Agreement as a legal convenience to support development: i. the owner shall provide a public access easement in favour of the City between the Combined Parkland Dedication and the western façade of the building in a width and location to be determined to the satisfaction of the Director, Community Planning, Toronto and East York District; and ii. the owner shall provide an impact mitigation strategy for any proposed non-residential uses on the lands known in 2020 as 15 Delisle Avenue with appropriate mitigation measures being secured during the Site Plan Control application.
TE23.15amended
This application proposes to construct a concrete batching and mixing yard, builder's supply yard, and open storage of raw materials at 545 Commissioners Street. Office, retail, and vehicle repair shop uses are also proposed as ancillary to the primary industrial uses on the site. The local Councillor directed staff to report to City Council, through Toronto and East York Community Council, as per the provisions in By-law No. 438-2000 for Site Plan Control applications. In addition to a review of the site plan control matters for this application, City staff are bringing forward amendments to the Zoning By-law through a City-initiated site specific zoning by-law which is intended to further facilitate this project, in keeping with prior decisions for this site and use. This report reviews and recommends approval of a site specific zoning by-law under zoning by-laws 438-86 and 569-2013. This report also reviews and recommends approval, in principle, of the Site Plan Control application for 545 Commissioners Street.
The Toronto and East York Community Council recommends that: 1. City Council amend Zoning By-law 438-86, for the lands at 545 Commissioners Street, substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 6 to the report (February 5, 2021) 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 545 Commissioners Street, substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 7 to the report (February 5, 2021) 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 Zoning By-law Amendments as may be required. 4. City Council, pursuant to Subsection 45(1.4) of the Planning Act, permit an application for minor variances with respect to the property municipally known as 545 Commissioners Street for additional relief from the requirements of Former City of Toronto Zoning By-law 438-86, as amended by By-law 337-2018, and from the requirements of City of Toronto Zoning By-law 569-2013, should it be necessary to facilitate the relocation of the ML Ready Mix concrete batching facility to the Port Lands. 5. City Council approve, in principle, the conditions set out in Attachment 8 to the report (February 5, 2021) from the Director, Community Planning, Toronto and East York District for the proposed concrete batching and mixing yard, builder's supply yard, and open storage of raw materials at 545 Commissioners Street. 6. City Council delegate back to the Chief Planner and Executive Director, City Planning or designate the authority to issue final Site Plan Approval. 7. In order to support the introduction of the proposed batching yard to the site, City Council direct the Executive Director, Corporate Real Estate Management to cover the costs of extending the current landscaping treatment along the appropriate available sites between Leslie Street to the Turning Basin; and further, City Council direct the General Manager, Transportation Services to complete the sidewalk on that stretch and direct the work be completed by June 30, 2021. 8. City Council direct the Executive Director, Corporate Real Estate Management, in consultation with CreateTO, to ensure that all Ministry of Environment conditions related to batching plants on this section of Commissioners Street are in effect, and to ensure that road safety, which is compromised by dust from the batching plants and their trucks, is ensured by the same regular street sweeping regimen which the Toronto Economic Development Corporation (TEDCO) had conducted, and directed the plan and schedule for road safety and street sweeping be provided to the Ward Councillor's office.
Staff recommendation as filed
The City Planning recommends that: 1. City Council amend Zoning By-law 438-86, for the lands at 545 Commissioners Street, substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 6 to the report (dated February 2, 2020) 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 545 Commissioners Street, substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 7 to the report (dated February 2, 2020) 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 Zoning By-law Amendments as may be required. 4. City Council, pursuant to Subsection 45(1.4) of the Planning Act, permit an application for minor variances with respect to the property municipally known as 545 Commissioners Street for additional relief from the requirements of Former City of Toronto Zoning By-law 438-86, as amended by By-law 337-2018, and from the requirements of City of Toronto Zoning By-law 569-2013, should it be necessary to facilitate the relocation of the ML Ready Mix concrete batching facility to the Port Lands. 5. City Council approve, in principle, the conditions set out in Attachment 8 to the report dated February 2, 2021 from the Director, Community Planning, Toronto and East York District for the proposed concrete batching and mixing yard, builder's supply yard, and open storage of raw materials at 545 Commissioners Street. 6. City Council delegate back to the Chief Planner or his designate the authority to issue final Site Plan Approval.
TE23.16amended
968 O'Connor Drive - Zoning Amendment Application - Final Report
This application proposes to amend Zoning By-law 6752 of the former Borough of East York and City-Wide Zoning By-law 569-2013 to permit a 10-storey mixed-use building at 968 O'Connor Drive. The subject property is located at the north-west corner of O'Connor Drive and Curity Avenue, and is currently a vacant lot. The proposed development would have 126 residential units (including four two-storey townhouses integrated into the ground and mezzanine levels of the building along Curity Avenue), 383 square metres of at-grade retail fronting onto O'Connor Drive, 131 bicycle parking spaces, and indoor and outdoor residential amenity space. 103 below-grade vehicular parking spaces would be provided in a three-level underground parking garage. The residential component is proposed to have condominium tenure. The proposal is consistent with the Provincial Policy Statement (2020) and conforms with A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2020). It is consistent with the Mixed Use Areas and Avenues policies of the City of Toronto Official Plan, generally complies with the City's Avenues and Midrise Building Guidelines, and appropriately accounts for its proximity to nearby industrial uses. A site-specific Class 4 designation is recommended at this property pursuant to applicable MOECC Guideline NPC-300, as described later in the report. The proposal is also consistent with Site and Area Specific Policy 400, which provides an area-specific development framework for the O'Connor Drive Avenue Study Area, where the subject property forms part of a "Main Streets Area". It represents an appropriate and desirable redevelopment of a vacant lot that is compatible with its surrounding context, meets the intent of the Official Plan, and will contribute to the vision of O'Connor Drive becoming a vibrant urban corridor that provides opportunities for people to live, work and shop. This report reviews and recommends approval of the application to amend the applicable zoning by-laws, subject to conditions that should be satisfied prior to introducing the necessary bills to City Council for enactment.
The Toronto and East York Community Council recommends that: 1. City Council amend Zoning By-law 569-2013 for the lands at 968 O'Connor Drive, substantially in accordance with the draft zoning by-law amendment attached as Attachment 2 to the supplementary report (February 5, 2021) from the Director, Community Planning, Toronto and East York District. 2. City Council authorizes the City Solicitor to make such stylistic and technical changes to the draft zoning by-law amendments as may be required. 3. Before introducing the necessary bills to City Council for enactment, City Council require the owner to address all matters set out in Section A (Zoning By-law Amendment Application) of the memorandum to Community Planning, prepared by Engineering and Construction Services and dated January 8, 2021, to the satisfaction of the Chief Engineer and Executive Director of Engineering and Construction Services. 4. City Council classify the lands at 968 O'Connor Drive as a Class 4 Noise Area pursuant the Ministry of Environment (now Ministry of the Environment and Climate Change) Environmental Noise Guideline - Stationary and Transportation Sources - Approval and Planning Publication NPC-300, August 2013. 5. Prior to issuance of any below-grade permit, City Council require the owner to submit a construction management plan to the satisfaction of the General Manager, Transportation Services and the Director, Community Planning, Toronto and East York District, in consultation with the Ward Councillor, and thereafter shall implement the plan during the course of construction. The construction management plan will include, without limitation, the size and location of construction staging areas, location and function of gates, information on concrete pouring, lighting details to ensure that safety lighting does not negatively impact adjacent residences, construction vehicle parking and queuing locations, refuse storage, site security, site supervisor contact information, a communication strategy with the surrounding community, and any other matters requested by the General Manager, Transportation Services and the Director, Community Planning, Toronto and East York District, in consultation with the Ward Councillor.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council amend Zoning By-law 6752 for the lands at 968 O'Connor Drive, substantially in accordance with the draft zoning by-law amendment attached as Attachment No. 5 to the report dated September 21, 2020, from the Director, Community Planning, Toronto and East York District. 2. City Council amend Zoning By-law 569-2013 for the lands at 968 O'Connor Drive, substantially in accordance with the draft zoning by-law amendment attached as Attachment No. 6 to the report dated September 21, 2020, from the Director, Community Planning, Toronto and East York District. 3. City Council authorizes the City Solicitor to make such stylistic and technical changes to the draft zoning by-law amendments as may be required. 4. Before introducing the necessary bills to City Council for enactment, require the owner to address all matters set out in Part I (Zoning By-law Amendment Application) of the memorandum to Community Planning, prepared by Engineering and Construction Services and dated September 3, 2020, to the satisfaction of the Chief Engineer and Executive Director of Engineering & Construction Services. 5. City Council classify the lands at 968 O'Connor Drive as a Class 4 Noise Area pursuant the Ministry of Environment (now Ministry of the Environment and Climate Change) Environmental Noise Guideline - Stationary and Transportation Sources - Approval and Planning Publication NPC-300, August 2013. 6. Prior to issuance of any below-grade permit, the owner shall submit a construction management plan to the satisfaction of the General Manager, Transportation Services and the Director, Community Planning, Toronto and East York District, in consultation with the Ward Councillor, and thereafter shall implement the plan during the course of construction. The construction management plan will include, without limitation, the size and location of construction staging areas, location and function of gates, information on concrete pouring, lighting details to ensure that safety lighting does not negatively impact adjacent residences, construction vehicle parking and queuing locations, refuse storage, site security, site supervisor contact information, a communication strategy with the surrounding community, and any other matters requested by the General Manager, Transportation Services and the Director, Community Planning, Toronto and East York District, in consultation with the Ward Councillor.
TE23.17adopted
1245 Dupont Street and 1260 Dufferin Street - Draft Plan of Subdivision Application - Final Report
This Draft Plan of Subdivision application proposes to create 2 new public streets, 4 new blocks for mixed-use development that will include privately-owned publicly accessible space (POPS), and 1 new block for part of a public park for the property at 1245 Dupont Street and 1260 Dufferin Street. This application is consistent with the redevelopment plan for Galleria Mall and the Wallace Emerson Community Centre, namely Reimagine Galleria, that was subject to an Official Plan Amendment and rezoning application approved by City Council in June 2018. The application incorporates City-owned lands currently occupied by the Wallace Emerson Community Centre and part of Wallace Emerson Park that are proposed to be used for a public street and a mixed-use development block. The Wallace Emerson Community Centre will be replaced in a new location west of the subject site as part of the Reimagine Galleria development. The proposed Draft Plan of Subdivision is consistent with the Provincial Policy Statement (2020), conforms with A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2020), and has demonstrated regard for Section 51(24) of the Planning Act. This report has been brought forward to Toronto and East York Community Council in accordance with the requirement to hold a statutory public meeting under Section 51(20) of the Planning Act. This report advises that the Chief Planner intends to approve the proposed Draft Plan of Subdivision.
The Toronto and East York Community Council recommends that: 1. In accordance with the delegated approval under By-law 229-2000, as amended, City Council be advised that the Chief Planner and Executive Director, City Planning, intends to approve the Draft Plan of Subdivision as generally illustrated in Attachment 9 to the report (January 29, 2021) from the Director, Community Planning, Toronto and East York District, subject to: a. the conditions as generally listed in Attachment 8 to the report (January 29, 2021) from the Director, Community Planning, Toronto and East York District, which, except as otherwise noted, must be fulfilled prior to final approval and the release of the Plan of Subdivision for registration; and b. any such revisions to the proposed subdivision plan or any such additional modified conditions as the Chief Planner and Executive Director, City Planning, may deem to be appropriate to address matters arising from the ongoing technical review of this development.
Staff recommendation as filed
The City Planning Division recommends that: 1. In accordance with the delegated approval under By-law 229-2000, as amended, City Council be advised that the Chief Planner and Executive Director, City Planning, intends to approve the Draft Plan of Subdivision as generally illustrated in Attachment 9 to the report (January 29, 2021), from the Director, Community Planning, Toronto and East York District, subject to: a. the conditions as generally listed in Attachment 8 to the report (January 29, 2021), from the Director, Community Planning, Toronto and East York District, which, except as otherwise noted, must be fulfilled prior to final approval and the release of the Plan of Subdivision for registration; and b. any such revisions to the proposed subdivision plan or any such additional modified conditions as the Chief Planner and Executive Director, City Planning, may deem to be appropriate to address matters arising from the ongoing technical review of this development.
TE23.18adopted
536 and 538 Brunswick Avenue - Part-Lot Control Exemption Application - Final Report
This report reviews and recommends approval of a Part-Lot Control Exemption By-law, lifting Part-Lot Control for a period of two years, subject to conditions. The Part-Lot Control Exemption application has been submitted to create conveyable lots for six townhouses for the lands municipally known as 536 and 538 Brunswick Avenue. The townhouse lots will become Parcels of Tied Land ("POTLs") to the Common Element of a Common Elements Condominium, a driveway. The driveway will provide shared access and servicing to the townhouses. This report also recommends that the owner register a Section 118 Restriction under the Land Titles Act agreeing not to convey or mortgage any part of the subject lands without prior consent of the Chief Planner and Executive Director, City Planning or their designate.
The Toronto and East York Community Council recommends that: 1. City Council enact a Part-Lot Control Exemption By-law with respect to the subject lands at 536 and 538 Brunswick Avenue as generally illustrated on Attachment 2: the Part-Lot Control Exemption Plan and substantially in accordance with Attachment: 3: Draft Part-Lot Control Exemption By-law to the report (January 28, 2021) from the Director, Community Planning, Toronto and East York District, to expire two years following enactment by City Council. 2. Prior to the introduction of the Part-Lot Control Exemption Bill for enactment, City Council requires the owner: a. to provide proof of payment of all current property taxes for the subject lands to the satisfaction of the City Solicitor; and b. to register, to the satisfaction of the City Solicitor, a Section 118 Restriction under the Land Titles Act agreeing not to convey or charge any part of the lands without the written consent of the Chief Planner and Executive Director, City Planning. 3. City Council authorize and direct the City Solicitor to register the Part-Lot Control Exemption By-law on title to the lands or any portion thereof against which the Section 118 Restriction under the Land Titles Act has been registered. 4. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Part-Lot Control Exemption By-law as may be required. 5. City Council authorize City staff to take necessary steps, including the execution of agreements and documents which set out the implementation of the Part-Lot Control Exemption By-law to give effect to the recommendations above.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council enact a Part-Lot Control Exemption By-law with respect to the subject lands at 536 and 538 Brunswick Avenue as generally illustrated on Attachment 2: the Part-Lot Control Exemption Plan and substantially in accordance with Attachment: 3: Draft Part-Lot Control Exemption By-law to the report dated January 28, 2021 from the Director, Community Planning, Toronto and East York District, to expire two years following enactment by City Council. 2. Prior to the introduction of the Part-Lot Control Exemption Bill for enactment, City Council requires the owner: a. to provide proof of payment of all current property taxes for the subject lands to the satisfaction of the City Solicitor; and b. to register, to the satisfaction of the City Solicitor, a Section 118 Restriction under the Land Titles Act agreeing not to convey or charge any part of the lands without the written consent of the Chief Planner and Executive Director, City Planning. 3. City Council authorize and direct the City Solicitor to register the Part-Lot Control Exemption By-law on title to the lands or any portion thereof against which the Section 118 Restriction under the Land Titles Act has been registered. 4. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Part-Lot Control Exemption By-law as may be required. 5. City Council authorize City staff to take necessary steps, including the execution of agreements and documents which set out the implementation of the Part-Lot Control Exemption By-law to give effect to the above-noted recommendations.
TE23.19adopted
This report recommends that City Council state its intention to designate the property at 2946 Dundas Street West (including the entrance addresses at 2948, 2950 and 2952) under Part IV, section 29 of the Ontario Heritage Act, approve the proposed alterations, and grant authority to enter into a Heritage Easement Agreement for the subject property. The property at 2946 Dundas Street West (with entrance addresses at 2948, 2950 and 2952) is located on the north side of the street, between Pacific Avenue and Medland Street in the Junction neighbourhood. Constructed in 1921, the William Rowntree Block is a fine example of the Neo-Gothic style building, designed by the Junction-based architectural partnership of Smith & Wright. It is associated with the history of original owner William Rowntree who was a long-time local resident and business owner on this section of Dundas Street West. Situated at the heart of the historic West Toronto Junction, the design, scale, form and materials of the building at 2946 Dundas Street West contributes to and maintains the character of the late 19th and early 20th century Main Street streetscape, where it is historically, visually, physically and functionally linked to the Junction neighbourhood's context. The property is located within The Junction Phase 1 Heritage Conservation District (HCD) Study Area that has been authorized by City Council and prioritized for study in City Planning's Study Work program. The proposed development site is located at 2946-2968 Dundas Street West and involves the retention of the building at 2946 Dundas Street West, known as the William Rowntree Block, demolition of existing buildings and structures from 2956-2968 Dundas Street West and construction of a new infill 8-storey mixed-use building. The proposed new infill 8-storey building has been designed to respect the mid-rise three-storey massing of the William Rowntree Block and to appear as multiple buildings along Dundas Street West with a street wall ranging from four to five stories in height, and with datum lines that aligned with the Rowntree Block. The proposed upper stories are to be stepped back at fourth floor level by approximately 5.4m from the front and 5.5m from east side with further step backs at sixth and eighth floor levels in order to lessen their visual impact from the public realm and on the existing Rowntree Block. Heritage Planning staff have reviewed the proposed development against applicable heritage policies and are satisfied that existing neighbourhood character and heritage resources will be appropriately conserved. Staff support the proposed conservation strategy.
The Toronto and East York Community Council recommends that: 1. City Council include the property at 2946 Dundas Street West (with entrance addresses at 2948, 2950 and 2952) on the City of Toronto's Heritage Register. 2. City Council state its intention to designate the property at 2946 Dundas Street West (with entrance addresses at 2948, 2950 and 2952) under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance (Reasons for Designation)(Attachment 4) attached to the report (January 25, 2021) from the Senior Manager, Heritage Planning, Urban Design, City Planning. 3. If there are no objections to the designation, City Council authorize the City Solicitor to introduce the bill in Council designating the properties under Part IV, Section 29 of the Ontario Heritage Act. 4. If there are objections to the designation, City Council direct the City Clerk to refer the designation to the Conservation Review Board. 5. If the designation is referred to the Conservation Review Board, City Council authorize the City Solicitor and appropriate staff to attend any hearing held by the Conservation Review Board in support of Council's decision on the designation of the property. 6. City Council authorize the entering into of Heritage Easement Agreement(s) under Section 37 of the Ontario Heritage Act with the owner of 2946 Dundas Street West (with entrance addresses at 2948, 2950 and 2952) in a form and content satisfactory to the City Solicitor and the Chief Planner and Executive Director, City Planning. 7. City Council authorize the City Solicitor to introduce the necessary bill in Council authorizing the entering into Heritage Easement Agreement(s) for the property at 2946 Dundas Street West (with entrance addresses at 2948, 2950 and 2952). 8. City Council approve the alterations to the heritage property at 2946 Dundas Street West (with entrance addresses at 2948, 2950 and 2952) in accordance with Section 33 of the Ontario Heritage Act, to allow for the construction of an 8-storey mixed use building on these lands, with such alterations substantially in accordance with plans and drawings dated November 13, 2020 prepared by Core Architects, and on file with the Senior Manager, Heritage Planning, Urban Design, City Planning; and the Heritage Impact Assessment, prepared by Goldsmith Borgal and Company Ltd. Architects dated May 28 2020 and the addendum dated November 13, 2020 and on file with the Senior Manager, Heritage Planning, Urban Design, City Planning, all subject to and in accordance with a Conservation Plan satisfactory to the Senior Manager, Heritage Planning, Urban Design, City Planning and subject to the following additional conditions: a. That the related site specific Zoning By-law Amendment giving rise to the proposed alterations have been enacted by the City Council and have come into full force and effect in a form and with content acceptable to the City Council, as determined by the Chief Planner and Executive Director, City Planning, in consultation with the Senior Manager, Heritage Planning, Urban Design, City Planning. b. That prior to the introduction of the bills for such Zoning By-law Amendment by City Council, the owner shall: 1. Enter into a Heritage Easement Agreement with the City for the property at 2946 (entrance addresses at 2948, 2950 and 2952) Dundas Street West in accordance with plans and drawings dated November 13, 2020 prepared by Core Architects, and on file with the Senior Manager, Heritage Planning, Urban Design, City Planning; and the Heritage Impact Assessment, prepared by Goldsmith Borgal and Company Ltd. Architects dated May 28 2020 and the addendum dated November 13, 2020 and on file with the Senior Manager, Heritage Planning, Urban Design, City Planning, all subject to and in accordance with a Conservation Plan required in Recommendation 8.b.2 below to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning, including registration of such agreement to the satisfaction of the City Solicitor. 2. Provide a detailed Conservation Plan, prepared by a qualified consultant, that is consistent with the conservation strategy set out in the Heritage Impact Assessment prepared by Goldsmith Borgal and Company Ltd. Architects dated May 28 2020 and the addendum dated November 13, 2020 to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning. c. That prior to final Site Plan Approval for the proposed Zoning By-law Amendment by City Council for the property located at 2946 Dundas Street West (entrance addresses at 2948, 2950 and 2952), the owner shall: 1. Provide final site plan drawings substantially in accordance with the approved Conservation Plan required in Recommendation 8.b.2 above to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning. 2. Have obtained final approval for the necessary Zoning By-law Amendment required for the subject property, such Amendment to have come into full force and effect. 3. Provide a Heritage Lighting Plan that describes how the exterior of the heritage property will be sensitively illuminated to enhance its heritage character to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning. 4. Submit a Signage Plan to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning. 5. Provide an Interpretation Plan for the subject property, to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning. d. That prior to the issuance of any permit for all or any part of the property at 2946 Dundas Street West (entrance addresses at 2948, 2950 and 2952), 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, Urban Design, City Planning, the owner shall: 1. Provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Conservation Plan required in Recommendation 8.b.2 above, including a description of materials and finishes, to be prepared by the project architect and a qualified heritage consultant to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning. 2. Provide a Letter of Credit, including provision for upwards indexing, in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Planning, Urban Design, City Planning to secure all work included in the approved Conservation Plan, and approved Interpretation Plan. 3. Provide full documentation of the existing heritage property at 2946 Dundas Street West (entrance addresses at 2948, 2950 and 2952), including two (2) printed sets of archival quality 8" x 10" colour photographs with borders in a glossy or semi-gloss finish and one (1) digital set on a CD in tiff format and 600 dpi resolution keyed to a location map, elevations and measured drawings, and copies of all existing interior floor plans and original drawings as may be available, to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning. e. That prior to the release of the Letter of Credit required in Recommendation 8.d.2 above, the owner shall: 1. Provide a letter of substantial completion prepared and signed by a qualified heritage consultant confirming that the required conservation work and the required interpretive work has been completed in accordance with the Conservation Plan and Interpretation Plan and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning. 2. Provide replacement Heritage Easement Agreement photographs to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning.
Staff recommendation as filed
The Senior Manager, Heritage Planning, Urban Design, City Planning recommends that: 1. City Council include the property at 2946 Dundas Street West (with entrance addresses at 2948, 2950 and 2952) on the City of Toronto's Heritage Register. 2. City Council state its intention to designate the property at 2946 Dundas Street West (with entrance addresses at 2948, 2950 and 2952) under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance (Reasons for Designation)(Attachment 4) attached to the report (January 25, 2021) from the Senior Manager, Heritage Planning, City Planning. 3. If there are no objections to the designation, City Council authorize the City Solicitor to introduce the bill in Council designating the properties under Part IV, Section 29 of the Ontario Heritage Act. 4. If there are objections to the designation, City Council direct the City Clerk to refer the designation to the Conservation Review Board. 5. If the designation is referred to the Conservation Review Board, City Council authorize the City Solicitor and appropriate staff to attend any hearing held by the Conservation Review Board in support of Council's decision on the designation of the property. 6. City Council authorize the entering into of Heritage Easement Agreement(s) under Section 37 of the Ontario Heritage Act with the owner of 2946 Dundas Street West (with entrance addresses at 2948, 2950 and 2952) in a form and content satisfactory to the City Solicitor and the Chief Planner and Executive Director, City Planning. 7. City Council authorize the City Solicitor to introduce the necessary bill in Council authorizing the entering into Heritage Easement Agreement(s) for the property at 2946 Dundas Street West (with entrance addresses at 2948, 2950 and 2952). 8. City Council approve the alterations to the heritage property at 2946 Dundas Street West (with entrance addresses at 2948, 2950 and 2952) in accordance with Section 33 of the Ontario Heritage Act, to allow for the construction of an 8-storey mixed use building on these lands, with such alterations substantially in accordance with plans and drawings dated November 13, 2020 prepared by Core Architects, and on file with the Senior Manager, Heritage Planning; and the Heritage Impact Assessment, prepared by Goldsmith Borgal & Company Ltd. Architects dated May 28 2020 and the addendum dated November 13, 2020 and on file with the Senior Manager, Heritage Planning, all subject to and in accordance with a Conservation Plan satisfactory to the Senior Manager, Heritage Planning and subject to the following additional conditions: a. That the related site specific Zoning By-law Amendment giving rise to the proposed alterations have been enacted by the City Council and have come into full force and effect in a form and with content acceptable to the City Council, as determined by the Chief Planner and Executive Director, City Planning, in consultation with the Senior Manager, Heritage Planning b. That prior to the introduction of the bills for such Zoning By-law Amendment by City Council, the owner shall: 1. Enter into a Heritage Easement Agreement with the City for the property at 2946 (entrance addresses at 2948, 2950 and 2952) Dundas Street West in accordance with plans and drawings dated November 13, 2020 prepared by Core Architects, and on file with the Senior Manager, Heritage Planning; and the Heritage Impact Assessment, prepared by Goldsmith Borgal & Company Ltd. Architects dated May 28 2020 and the addendum dated November 13, 2020 and on file with the Senior Manager, Heritage Planning, all subject to and in accordance with a Conservation Plan required in recommendation 8.b.2 to the satisfaction of the Senior Manager, Heritage Planning, including registration of such agreement to the satisfaction of the City Solicitor. 2. Provide a detailed Conservation Plan, prepared by a qualified consultant, that is consistent with the conservation strategy set out in the Heritage Impact Assessment prepared by Goldsmith Borgal & Company Ltd. Architects dated May 28 2020 and the addendum dated November 13, 2020 to the satisfaction of the Senior Manager, Heritage Planning. c. That prior to final Site Plan Approval for the proposed Zoning By-law Amendment by City Council for the property located at 2946 Dundas Street West (entrance addresses at 2948, 2950 and 2952), the owner shall: 1. Provide final site plan drawings substantially in accordance with the approved Conservation Plan required in Recommendation 8.b.2 to the satisfaction of the Senior Manager, Heritage Planning. 2. Have obtained final approval for the necessary Zoning By-law Amendment required for the subject property, such Amendment to have come into full force and effect. 3. Provide a Heritage Lighting Plan that describes how the exterior of the heritage property will be sensitively illuminated to enhance its heritage character to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Planning. 4. Submit a Signage Plan to the satisfaction of the Senior Manager, Heritage Planning. 5. Provide an Interpretation Plan for the subject property, to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Planning d. That prior to the issuance of any permit for all or any part of the property at 2946 Dundas Street West (entrance addresses at 2948, 2950 and 2952), including a heritage permit or a building permit, but excluding permits for repairs and maintenance and usual and minor works for the existing heritage building as are acceptable to the Senior Manager, Heritage Planning, the owner shall: 1. Provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Conservation Plan required in Recommendation 8.b.2, including a description of materials and finishes, to be prepared by the project architect and a qualified heritage consultant to the satisfaction of the Senior Manager, Heritage Planning 2. Provide a Letter of Credit, including provision for upwards indexing, in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Planning to secure all work included in the approved Conservation Plan, and approved Interpretation Plan. 3. Provide full documentation of the existing heritage property at 2946 Dundas Street West (entrance addresses at 2948, 2950 and 2952), including two (2) printed sets of archival quality 8" x 10" colour photographs with borders in a glossy or semi-gloss finish and one (1) digital set on a CD in tiff format and 600 dpi resolution keyed to a location map, elevations and measured drawings, and copies of all existing interior floor plans and original drawings as may be available, to the satisfaction of the Senior Manager, Heritage Planning. e. That prior to the release of the Letter of Credit required in Recommendation 8.b.2, the owner shall: 1. Provide a letter of substantial completion prepared and signed by a qualified heritage consultant confirming that the required conservation work and the required interpretive work has been completed in accordance with the Conservation Plan and Interpretation Plan and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Planning 2. Provide replacement Heritage Easement Agreement photographs to the satisfaction of the Senior Manager, Heritage Planning.
TE23.20adopted
The properties at 938, 944, and 950 King Street West and 95, 97, and 99 Strachan Avenue are on the northeast corner of King Street West and Strachan Avenue. They comprise four 2.5-storey semi-detached townhouses (938-944 King Street West), a three-storey building (950 King Street West), and three 2.5-storey attached townhouses (95-99 Strachan Avenue). They are all fashioned in the Queen Anne Revival and Richardsonian Romanesque styles and were designed by the architect Frederick Henry Herbert (1865-1914). The subject properties were constructed in three stages: 950 King Street West in 1889-90, 95-99 Strachan Avenue in 1897, and 938-944 King Street West in 1902 and are listed on the City of Toronto's Heritage Register. This report recommends that City Council state its intention to designate 938, 944, and 950 King Street West and 95, 97, and 99 Strachan Avenue under Part IV, Section 29 of the Ontario Heritage Act. This report also recommends that City Council approve the proposed alterations for these heritage properties in connection with the proposed redevelopment of the site, and give authority to enter into a Heritage Easement Agreement (HEA) with the property owner. This application proposes to amend the Zoning By-law to permit a 14 storey, 49.9 metre tall, mixed-use building containing 191 residential units, 263 square metres of non-residential uses, and 14 underground vehicular parking spaces at 938-950 King Street West and 97-99 Strachan Avenue. The proposal retains and incorporates the facades of the existing heritage properties along the King Street West and Strachan Avenue frontages. The tower is proposed to be stepped back 4.5 metre from the Strachan Avenue and King Street West facades at the fourth/roof level with a greater step back of 7.0 metres at the turret located at the southwest corner of the property. The interior of the building would be completely demolished and then rebuilt to 4.5 metres in depth in a form matching the existing heritage property. The project would also retain the return (side) walls in situ at the north and east elevations to a depth of 4.5 metres. No cantilever or other built form projections are proposed within the proposed step back.
The Toronto and East York Community Council recommends that: 1. City Council state its intention to designate the properties at 938, 944, and 950 King Street West and 95, 97, and 99 Strachan Avenue under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance (Reasons for Designation) Attachment 4 attached to the report (January 25, 2021) from the Senior Manager, Heritage Planning, Urban Design, City Planning. 2. If there are no objections to the designation in accordance with Section 29(6) of the Ontario Heritage Act, City Council authorize the City Solicitor to introduce the bills in Council designating the property under Part IV, Section 29 of the Ontario Heritage Act. 3. If there are objections to the designation in accordance with Section 29(7) of the Ontario Heritage Act, City Council direct the City Clerk to refer the designation to the Conservation Review Board. 4. If the designations are referred to the Conservation Review Board, City Council authorize the City Solicitor and appropriate staff to attend any hearing held by the Conservation Review Board in support of Council's decision on the designation of the property. 5. City Council authorize the entering into Heritage Easement Agreement under Section 37 of the Ontario Heritage Act with the owner of 938, 944, and 950 King Street West and 95, 97, and 99 Strachan Avenue in a form and content satisfactory to the City Solicitor and the Chief Planner and Executive Director, City Planning. 6. City Council authorize the City Solicitor to introduce the necessary bill in Council authorizing the entering into Heritage Easement Agreement for the properties at 938, 944, and 950 King Street West and 95, 97, and 99 Strachan Avenue. 7. City Council approve the alterations to the heritage properties at 938, 944, and 950 King Street West and 95, 97, and 99 Strachan Avenue in accordance with Section 33 of the Ontario Heritage Act, to allow for alterations, with such alterations substantially in accordance with plans and drawings prepared by Sweeney and Co. Architects and submitted in conjunction with the Heritage Impact Assessment (HIA), dated January 14, 2021, prepared by ERA Architects Inc., and on file with the SSenior Manager, Heritage Planning, Urban Design, City Planning, all subject to and in accordance with a Conservation Plan satisfactory to the Senior Manager, Heritage Planning, Urban Design, City Planning, and subject to the following additional conditions: a. That the related site-specific Zoning By-law Amendment permitting the proposed alterations has been enacted by City Council and has come into full force and effect in a form and with content acceptable to City Council, as determined by the Chief Planner and Executive Director, City Planning, in consultation with the Senior Manager, Heritage Planning, Urban Design, City Planning. b. That prior to the introduction of the bills for such Zoning By-law Amendment by City Council, the owner shall: 1. Enter into a Heritage Easement Agreement with the City for the properties at 938, 944, and 950 King Street West and 95, 97, and 99 Strachan Avenue in accordance with the plans and drawings prepared by Sweeney and Co. Architects and submitted in conjunction with the Heritage Impact Assessment (HIA), dated January 14, 2021, prepared by ERA Architects Inc. and on file with the Senior Manager, Heritage Planning, Urban Design, City Planning, and subject to and in accordance with the Conservation Plan required in Recommendation 7.b.2 below, all to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning, including registration of such agreement to the satisfaction of the City Solicitor. 2. Provide a detailed Conservation Plan prepared by a qualified heritage consultant that is substantially in accordance with the conservation strategy set out in the Heritage Impact Assessment for 938, 944, and 950 King Street West and 95, 97, and 99 Strachan Avenue, prepared by ERA Architects Inc., dated January 14, 2021, all to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning; c. That prior to final Site Plan approval, for the development contemplated for 938, 944, and 950 King Street West and 95, 97, and 99 Strachan Avenue, the owner shall: 1. Provide final site plan drawings substantially in accordance with the approved Conservation Plan required in Recommendation 7.b.2. above to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning. 2. Have obtained final approval for the necessary Zoning By-law Amendment required for the subject properties, such Amendment to have come into full force and effect. 3. Provide a Heritage Lighting Plan that describes how the exterior of the heritage properties will be sensitively illuminated to enhance their heritage character to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning. 4. Submit a Signage Plan to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning. 5. Provide an Interpretation Plan for the subject properties, to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning. d. That prior to the issuance of any permit for all or any part of the properties at 938, 944, and 950 King Street West and 95, 97, and 99 Strachan Avenue, including a heritage permit or a building permit, but excluding permits for repairs and maintenance and usual and minor works for the existing heritage building as are acceptable to the Senior Manager, Heritage Planning, Urban Design, City Planning, the owner shall: 1. Have obtained final approval for the necessary Zoning By-law Amendment required for the subject properties, such Amendment to have come into full force and effect. 2. Provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Conservation Plan required in Recommendation 7.b.2. above, including a description of materials and finishes, to be prepared by the project architect and a qualified heritage consultant to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning. 3. Provide a Letter of Credit, including provision for upwards indexing, in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Planning, Urban Design, City Planning to secure all work included in the approved Conservation Plan, and approved Interpretation Plan. 4. Provide full documentation of the existing heritage properties at 938, 944, and 950 King Street West and 95, 97, and 99 Strachan Avenue, including two (2) printed sets of archival quality 8" x 10" colour photographs with borders in a glossy or semi-gloss finish and one (1) digital set on a CD in tiff format and 600 dpi resolution keyed to a location map, elevations and measured drawings, and copies of all original drawings as may be available, to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning. e. That prior to the release of the Letter of Credit required in Recommendation 7.d.3. above, the owner shall: 1. Provide a letter of substantial completion prepared and signed by a qualified heritage consultant confirming that the required conservation work and the required interpretive work has been completed in accordance with the Conservation Plan and Interpretation Plan and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning. 2. Provide replacement Heritage Easement Agreement photographs to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning.
Staff recommendation as filed
The Senior Manager, Heritage Planning, Urban Design, City Planning recommends that: 1. City Council state its intention to designate the properties at 938, 944, and 950 King Street West and 95, 97, and 99 Strachan Avenue under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance (Reasons for Designation) Attachment 4 attached to the report (January 25, 2021) from the Senior Manager, Heritage Planning, City Planning. 2. If there are no objections to the designation in accordance with Section 29(6) of the Ontario Heritage Act, City Council authorize the City Solicitor to introduce the bills in Council designating the property under Part IV, Section 29 of the Ontario Heritage Act. 3. If there are objections to the designation in accordance with Section 29(7) of the Ontario Heritage Act, City Council direct the City Clerk to refer the designation to the Conservation Review Board. 4. If the designations are referred to the Conservation Review Board, City Council authorize the City Solicitor and appropriate staff to attend any hearing held by the Conservation Review Board in support of Council's decision on the designation of the property. 5. City Council authorize the entering into Heritage Easement Agreement under Section 37 of the Ontario Heritage Act with the owner of 938, 944, and 950 King Street West and 95, 97, and 99 Strachan Avenue in a form and content satisfactory to the City Solicitor and the Chief Planner and Executive Director, City Planning. 6. City Council authorize the City Solicitor to introduce the necessary bill in Council authorizing the entering into Heritage Easement Agreement for the properties at 938, 944, and 950 King Street West and 95, 97, and 99 Strachan Avenue. 7. City Council approve the alterations to the heritage properties at 938, 944, and 950 King Street West and 95, 97, and 99 Strachan Avenue in accordance with Section 33 of the Ontario Heritage Act, to allow for alterations, with such alterations substantially in accordance with plans and drawings prepared by Sweeney and Co. Architects and submitted in conjunction with the Heritage Impact Assessment (HIA), dated January 14, 2021, prepared by ERA Architects Inc., and on file with the Senior Manager, Heritage Planning, all subject to and in accordance with a Conservation Plan satisfactory to the Senior Manager, Heritage Planning, and subject to the following additional conditions: a. That the related site-specific Zoning By-law Amendment permitting the proposed alterations has been enacted by City Council and has come into full force and effect in a form and with content acceptable to City Council, as determined by the Chief Planner and Executive Director, City Planning, in consultation with the Senior Manager, Heritage Planning. b. That prior to the introduction of the bills for such Zoning By-law Amendment by City Council, the owner shall: 1. Enter into a Heritage Easement Agreement with the City for the properties at 938, 944, and 950 King Street West and 95, 97, and 99 Strachan Avenue in accordance with the plans and drawings prepared by Sweeney and Co. Architects and submitted in conjunction with the Heritage Impact Assessment (HIA), dated January 14, 2021, prepared by ERA Architects Inc. and on file with the Senior Manager, Heritage Planning, Urban Design, City Planning, and subject to and in accordance with the Conservation Plan required in Recommendation 7.b.2, all to the satisfaction of the Senior Manager, Heritage Planning, including registration of such agreement to the satisfaction of the City Solicitor. 2. Provide a detailed Conservation Plan prepared by a qualified heritage consultant that is substantially in accordance with the conservation strategy set out in the Heritage Impact Assessment for 938, 944, and 950 King Street West and 95, 97, and 99 Strachan Avenue, prepared by ERA Architects Inc., dated January 14, 2021, all to the satisfaction of the Senior Manager, Heritage Planning; c. That prior to final Site Plan approval, for the development contemplated for 938, 944, and 950 King Street West and 95, 97, and 99 Strachan Avenue, the owner shall: 1. Provide final site plan drawings substantially in accordance with the approved Conservation Plan required in Recommendation 7.b.2 to the satisfaction of the Senior Manager, Heritage Planning. 2. Have obtained final approval for the necessary Zoning By-law Amendment required for the subject properties, such Amendment to have come into full force and effect. 3. Provide a Heritage Lighting Plan that describes how the exterior of the heritage properties will be sensitively illuminated to enhance their heritage character to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such Plan 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 an Interpretation Plan for the subject properties, to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Planning. d. That prior to the issuance of any permit for all or any part of the properties at 938, 944, and 950 King Street West and 95, 97, and 99 Strachan Avenue, including a heritage permit or a building permit, but excluding permits for repairs and maintenance and usual and minor works for the existing heritage building as are acceptable to the Senior Manager, Heritage Planning, the owner shall: 1. Have obtained final approval for the necessary Zoning By-law Amendment required for the subject properties, such Amendment to have come into full force and effect. 2. Provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Conservation Plan required in Recommendation 7.b.2, including a description of materials and finishes, to be prepared by the project architect and a qualified heritage consultant to the satisfaction of the Senior Manager, Heritage Planning. 3. Provide a Letter of Credit, including provision for upwards indexing, in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Planning to secure all work included in the approved Conservation Plan, and approved Interpretation Plan. 4. Provide full documentation of the existing heritage properties at 938, 944, and 950 King Street West and 95, 97, and 99 Strachan Avenue, including two (2) printed sets of archival quality 8" x 10" colour photographs with borders in a glossy or semi-gloss finish and one (1) digital set on a CD in tiff format and 600 dpi resolution keyed to a location map, elevations and measured drawings, and copies of all original drawings as may be available, to the satisfaction of the Senior Manager, Heritage Planning. e. That prior to the release of the Letter of Credit required in Recommendation 7.d.3, the owner shall: 1. Provide a letter of substantial completion prepared and signed by a qualified heritage consultant confirming that the required conservation work and the required interpretive work has been completed in accordance with the Conservation Plan and Interpretation Plan and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Planning. 2. Provide replacement Heritage Easement Agreement photographs to the satisfaction of the Senior Manager, Heritage Planning.
TE23.21adopted
This report recommends that City Council endorse the conservation strategy generally described for the heritage property at 126 John Street and give authority to amend the existing Heritage Easement Agreement (HEA) with the property owner. The property at 126 John Street includes two abutting heritage facades at the west side of John Street which are designated under Part IV of the Ontario Heritage Act and are subject to an existing Heritage Easement Agreement. The applicant is proposing to remove the built structures at the development site (RioCan Hall) which are not associated with the heritage facades at 126 John Street and replace them with a new mixed use multi-storey development. The development will continue to integrate the building facades associated with the Turnbull Elevator Manufacturing Company at 126 John Street. The project will rehabilitate the facades so that the perceptual authenticity of the facades are improved as viewed from the public realm. City Council's approval of the proposed alterations to the heritage property and authority to amend the existing H
The Toronto and East York Community Council recommends that: 1. City Council approve the alterations to the heritage property at 126 John Street in accordance with Section 33 of the Ontario Heritage Act, to allow for alterations, with such alterations substantially in accordance with plans and drawings prepared by Hariri Pontarini Architects and submitted in conjunction with the Heritage Impact Assessment (HIA), dated February 12, 2020, prepared by GBCA Architects, and on file with the Senior Manager, Heritage Planning, Urban Design, City Planning, all subject to and in accordance with a Conservation Plan satisfactory to the Senior Manager, Heritage Planning, Urban Design, City Planning, and subject to the following additional conditions: a. That the related site-specific Zoning By-law Amendment permitting the proposed alterations has been enacted by City Council and has come into full force and effect in a form and with content acceptable to City Council, as determined by the Chief Planner and Executive Director, City Planning, in consultation with the Senior Manager, Heritage Planning, Urban Design, City Planning. b. That prior to the introduction of the bills for such Zoning By-law Amendment by City Council, the owner shall: 1. Amend the existing Heritage Easement Agreement for the property at 126 John Street in accordance with the plans and drawings prepared by Hariri Pontarini Architects and submitted in conjunction with the Heritage Impact Assessment (HIA), dated February 12, 2020, prepared by GBCA Architects and on file with the Senior Manager, Heritage Planning, Urban Design, City Planning, and subject to and in accordance with the Conservation Plan required in Recommendation 1.b.2 below, all to the satisfaction of the Senior Manager, Heritage PlaSenior Manager, Heritage Planning, Urban Design, City Planning, including registration of such amending agreement to the satisfaction of the City Solicitor. 2. Provide a detailed Conservation Plan prepared by a qualified heritage consultant that is substantially in accordance with the conservation strategy set out in the Heritage Impact Assessment for 126 John Street, prepared by GBCA Architects, dated February 12, 2020, all to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning. c. That prior to final Site Plan approval, for the development contemplated for 126 John Street and 259 - 267 Richmond Street West, the owner shall: 1. Provide final site plan drawings substantially in accordance with the approved Conservation Plan required in Recommendation 1.b.2 above to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning. 2. Have obtained final approval for the necessary Zoning By-law Amendments required for the subject property, such Amendments to have come into full force and effect. 3. Provide a Heritage Lighting Plan that describes how the exterior of the heritage property will be sensitively illuminated to enhance its heritage character to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning. 4. Submit a Signage Plan to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning. 5. Provide an Interpretation Plan for the subject property, to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning. d. That prior to the issuance of any permit for all or any part of the properties at 126 John Street and 259 - 267 Richmond 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(s) as are acceptable to the Senior Manager, Heritage Planning, Urban Design, City Planning, the owner shall: 1. Have obtained final approval for the necessary Zoning By-law Amendments required for the subject property, such Amendment to have come into full force and effect. 2. Provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Conservation Plan required in Recommendation 1.b.2. above, including a description of materials and finishes, to be prepared by the project architect and a qualified heritage consultant to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning. 3. Provide a Letter of Credit, including provision for upwards indexing, in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Planning, Urban Design, City Planning to secure all work included in the approved Conservation Plan, and approved Interpretation Plan. 4. Provide full documentation of the existing heritage property at 126 John Street, including two (2) printed sets of archival quality 8" x 10" colour photographs with borders in a glossy or semi-gloss finish and one (1) digital set on a CD in tiff format and 600 dpi resolution keyed to a location map, elevations and measured drawings, and copies of all original drawings as may be available, to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning. e. That prior to the release of the Letter of Credit required in Recommendation 1.d.3. above, the owner shall: 1. Provide a letter of substantial completion prepared and signed by a qualified heritage consultant confirming that the required conservation work and the required interpretive work has been completed in accordance with the Conservation Plan and Interpretation Plan and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning. 2. Provide replacement Heritage Easement Agreement photographs to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning. 2. City Council authorize the City Solicitor to amend the existing Heritage Easement Agreement, registered on the title for the heritage property at 126 John Street, Instrument No. CA444325, dated December 17, 1996, and on file with the Senior Manager, Heritage Planning, Urban Design, City Planning, in a form and content satisfactory to the City Solicitor and the Chief Planner and Executive Director, City Planning. 3. City Council authorize the City Solicitor to introduce any necessary bill in Council to amend the Heritage Easement Agreement for the property at 126 John Street.
Staff recommendation as filed
The Senior Manager, Heritage Planning, Urban Design, City Planning recommends that: 1. City Council approve the alterations to the heritage property at 126 John Street in accordance with Section 33 of the Ontario Heritage Act, to allow for alterations, with such alterations substantially in accordance with plans and drawings prepared by Hariri Pontarini Architects and submitted in conjunction with the Heritage Impact Assessment (HIA), dated February 12, 2020, prepared by GBCA Architects, and on file with the Senior Manager, Heritage Planning, all subject to and in accordance with a Conservation Plan satisfactory to the Senior Manager, Heritage Planning, and subject to the following additional conditions: a. That the related site-specific Zoning By-law Amendment permitting the proposed alterations has been enacted by City Council and has come into full force and effect in a form and with content acceptable to City Council, as determined by the Chief Planner and Executive Director, City Planning, in consultation with the Senior Manager, Heritage Planning. b. That prior to the introduction of the bills for such Zoning By-law Amendment by City Council, the owner shall: 1. Amend the existing Heritage Easement Agreement for the property at 126 John Street in accordance with the plans and drawings prepared by Hariri Pontarini Architects and submitted in conjunction with the Heritage Impact Assessment (HIA), dated February 12, 2020, prepared by GBCA Architects and on file with the Senior Manager, Heritage Planning, and subject to and in accordance with the Conservation Plan required in Recommendation 1.b.2, all to the satisfaction of the Senior Manager, Heritage Planning, including registration of such amending agreement to the satisfaction of the City Solicitor. 2. Provide a detailed Conservation Plan prepared by a qualified heritage consultant that is substantially in accordance with the conservation strategy set out in the Heritage Impact Assessment for 126 John Street, prepared by GBCA Architects, dated February 12, 2020, all to the satisfaction of the Senior Manager, Heritage Planning. c. That prior to final Site Plan approval, for the development contemplated for 126 John Street and 259 - 267 Richmond Street West, the owner shall: 1. Provide final site plan drawings substantially in accordance with the approved Conservation Plan required in Recommendation 1.b.2 to the satisfaction of the Senior Manager, Heritage Planning. 2. Have obtained final approval for the necessary Zoning By-law Amendments required for the subject property, such Amendments to have come into full force and effect. 3. Provide a Heritage Lighting Plan that describes how the exterior of the heritage property will be sensitively illuminated to enhance its heritage character to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Planning. 4. Submit a Signage Plan to the satisfaction of the Senior Manager, Heritage Planning. 5. Provide an Interpretation Plan for the subject property, to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Planning. d. That prior to the issuance of any permit for all or any part of the properties at 126 John Street and 259 - 267 Richmond 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(s) as are acceptable to the Senior Manager, Heritage Planning, the owner shall: 1. Have obtained final approval for the necessary Zoning By-law Amendments required for the subject property, such Amendment to have come into full force and effect. 2. Provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Conservation Plan required in Recommendation 1.b.2, 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. 3. Provide a Letter of Credit, including provision for upwards indexing, in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Planning to secure all work included in the approved Conservation Plan, and approved Interpretation Plan. 4. Provide full documentation of the existing heritage property at 126 John Street, including two (2) printed sets of archival quality 8" x 10" colour photographs with borders in a glossy or semi-gloss finish and one (1) digital set on a CD in tiff format and 600 dpi resolution keyed to a location map, elevations and measured drawings, and copies of all original drawings as may be available, to the satisfaction of the Senior Manager, Heritage Planning. e. That prior to the release of the Letter of Credit required in Recommendation 1.d.3, the owner shall: 1. Provide a letter of substantial completion prepared and signed by a qualified heritage consultant confirming that the required conservation work and the required interpretive work has been completed in accordance with the Conservation Plan and Interpretation Plan and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Planning. 2. Provide replacement Heritage Easement Agreement photographs to the satisfaction of the Senior Manager, Heritage Planning. 2. City Council authorize the City Solicitor to amend the existing Heritage Easement Agreement, registered on the title for the heritage property at 126 John Street, Instrument No. CA444325, dated December 17, 1996, and on file with the Senior Manager, Heritage Planning, in a form and content satisfactory to the City Solicitor and the Chief Planner and Executive Director. 3. City Council authorize the City Solicitor to introduce any necessary bill in Council to amend the Heritage Easement Agreement for the property at 126 John Street.
TE23.22adopted
This report recommends that City Council approve the alterations proposed for the Dr. Charles Sheard House at 314 Jarvis Street (designated under Part IV of the Ontario Heritage Act), in connection with the development of the subject property and that Council grant authority to amend the existing Heritage Easement Agreement for the subject property. The Dr. Charles Sheard House was damaged extensively by two fires. The remaining portions of the building will be retained and the missing portions will be reconstructed. A rear addition will connect the heritage building to a 34-storey mixed-use building to the west with a ten-storey base fronting onto Jarvis Street.
The Toronto and East York Community Council recommends that: 1. City Council approve the alterations to the heritage property at 314 Jarvis Street, in accordance with Section 33 of the Ontario Heritage Act, to allow for the construction of a new mixed-use development incorporating the heritage building on the lands known municipally in the year 2021 as 308, 310, 312, 314 Jarvis Street and 225 Mutual Street, with such alterations substantially in accordance with plans and drawings dated August 21, 2020, prepared by Turner Fleischer Architects Inc., and on file with the Senior Manager, Heritage Planning, Urban Design, City Planning and the Reconstruction Plan prepared by Goldsmith Borgal & Company Ltd. Architects, dated December 2, 2020, and on file with the Senior Manager, Heritage Planning, Urban Design, City Planning, all satisfactory to the Senior Manager, Heritage Planning, Urban Design, City Planning and subject to the following conditions: a. That the related site specific Zoning By-law Amendment giving rise to the proposed alterations has been enacted by the City Council and has come into full force and effect in a form and with content acceptable to the City Council, as determined by the Chief Planner and Executive Director, City Planning, in consultation with the Senior Manager, Heritage Planning, Urban Design, City Planning. b. That prior to the introduction of the bills for such Zoning By-law Amendment by City Council, the owner shall: 1. Amend the existing Heritage Easement Agreement for the property at 314 Jarvis Street in accordance with the plans and drawings dated August 21, 2020, prepared by Turner Fleischer Architects Inc., and on file with the Senior Manager, Heritage Planning, Urban Design, City Planning and in accordance with the Reconstruction Plan prepared by Goldsmith Borgal and Company Ltd. Architects, dated December 2, 2020, and on file with the Senior Manager, Heritage Planning, Urban Design, City Planning, all to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning including registration of such amending agreement to the satisfaction of the City Solicitor. c. That prior to final Site Plan approval for the Zoning By-law Amendment by City Council, for the property located at 308, 310, 312, 314 Jarvis Street and 225 Mutual Street the owner shall: 1. Provide final site plan drawings substantially in accordance with the approved Reconstruction Plan prepared by Goldsmith Borgal and Company Ltd. Architects, dated December 2, 2020, and on file with the Senior Manager, Heritage Planning, Urban Design, City Planning, satisfactory to the Senior Manager, Heritage Planning, Urban Design, City Planning. 2. Obtain final approval for the necessary Zoning By-law Amendment required for the subject property, such Amendment to have come into full force and effect. 3. Provide a Heritage Lighting Plan that describes how the exterior of the heritage property will be sensitively illuminated to enhance its heritage character to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning. 4. Provide a detailed landscape plan for the subject property, satisfactory to the Senior Manager, Heritage Planning, Urban Design, City Planning. 5. Provide an Interpretation Plan for the subject property, to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning. 6. Submit a Signage Plan to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning. d. That prior to the issuance of any permit for all or any part of the property at 314 Jarvis Street, including a heritage permit or a building permit, but excluding permits for repairs and maintenance and usual and minor works for the existing heritage building as are acceptable to the Senior Manager, Heritage Planning, the owner shall: 1. Obtain final approval for the necessary Zoning By-law Amendment required for the subject property, such Amendment to have come into full force and effect. 2. Provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Reconstruction Plan prepared by Goldsmith Borgal and Company Ltd. Architects, dated December 2, 2020, and on file with the Senior Manager, Heritage Planning, Urban Design, City Planning, to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning. 3. Provide a Letter of Credit, including provision for upwards indexing, in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Planning, Urban Design, City Planning to secure all work included in the approved Reconstruction Plan, Lighting Plan and Interpretation Plan. 4. Provide full documentation of the existing heritage property, including two (2) printed sets of archival quality 8" x 10" colour photographs with borders in a glossy or semi-gloss finish and one (1) digital set on a CD in tiff format and 600 dpi resolution keyed to a location map, elevations and measured drawings, and copies of all existing interior floor plans and original drawings as may be available, to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning. e. That prior to the release of the Letter of Credit required in 1.d.3 above, the owner shall: 1. Provide a letter of substantial completion prepared and signed by a qualified heritage consultant confirming that the required conservation work and the required interpretive work has been completed in accordance with the Reconstruction Plan and Interpretation Plan and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning. 2. Provide replacement Heritage Easement Agreement photographs to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning. 2. City Council authorize the City Solicitor to amend the existing Heritage Easement Agreement, registered on the title for the heritage property at 314 Jarvis Street, Instrument No. CA70417, dated January 12, 1990 and amended Heritage Easement Agreement, Instrument No. CA183852, dated March 31, 1992 and on file with the Senior Manager, Heritage Planning, Urban Design, City Planning. 3. City Council authorize the City Solicitor to introduce any necessary bill in Council to amend the Heritage Easement Agreement.
Staff recommendation as filed
The Senior Manager, Heritage Planning, Urban Design, City Planning recommends that: 1. City Council approve the alterations to the heritage property at 314 Jarvis Street, in accordance with Section 33 of the Ontario Heritage Act, to allow for the construction of a new mixed-use development incorporating the heritage building on the lands known municipally in the year 2021 as 308, 310, 312, 314 Jarvis Street and 225 Mutual Street, with such alterations substantially in accordance with plans and drawings dated August 21, 2020, prepared by Turner Fleischer Architects Inc., and on file with the Senior Manager, Heritage Planning and the Reconstruction Plan prepared by Goldsmith Borgal & Company Ltd. Architects, dated December 2, 2020, and on file with the Senior Manager, Heritage Planning, all satisfactory to the Senior Manager, Heritage Planning and subject to the following conditions: a. That the related site specific Zoning By-law Amendment giving rise to the proposed alterations has been enacted by the City Council and has come into full force and effect in a form and with content acceptable to the City Council, as determined by the Chief Planner and Executive Director, City Planning Division, in consultation with the Senior Manager, Heritage Planning. b. That prior to the introduction of the bills for such Zoning By-law Amendment by City Council, the owner shall: 1. Amend the existing Heritage Easement Agreement for the property at 314 Jarvis Street in accordance with the plans and drawings dated August 21, 2020, prepared by Turner Fleischer Architects Inc., and on file with the Senior Manager, Heritage Planning and in accordance with the Reconstruction Plan prepared by Goldsmith Borgal & Company Ltd. Architects, dated December 2, 2020, and on file with the Senior Manager, Heritage Planning, all to the satisfaction of the Senior Manager, Heritage Planning including registration of such amending agreement to the satisfaction of the City Solicitor. c. That prior to final Site Plan approval for the Zoning By-law Amendment by City Council, for the property located at 308, 310, 312, 314 Jarvis Street and 225 Mutual Street the owner shall: 1. Provide final site plan drawings substantially in accordance with the approved Reconstruction Plan prepared by Goldsmith Borgal & Company Ltd. Architects, dated December 2, 2020, and on file with the Senior Manager, Heritage Planning, satisfactory to the Senior Manager, Heritage Planning. 2. Obtain final approval for the necessary Zoning By-law Amendment required for the subject property, such Amendment to have come into full force and effect. 3. Provide a Heritage Lighting Plan that describes how the exterior of the heritage property will be sensitively illuminated to enhance its heritage character to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Planning. 4. Provide a detailed landscape plan for the subject property, satisfactory to the Senior Manager, Heritage Planning. 5. 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. 6. Submit a Signage Plan to the satisfaction of the Senior Manager, Heritage Planning. d. That prior to the issuance of any permit for all or any part of the property at 314 Jarvis Street, including a heritage permit or a building permit, but excluding permits for repairs and maintenance and usual and minor works for the existing heritage building as are acceptable to the Senior Manager, Heritage Planning, the owner shall: 1. Obtain final approval for the necessary Zoning By-law Amendment required for the subject property, such Amendment to have come into full force and effect. 2. Provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Reconstruction Plan prepared by Goldsmith Borgal & Company Ltd. Architects, dated December 2, 2020, and on file with the Senior Manager, Heritage Planning, to the satisfaction of the Senior Manager, Heritage Planning. 3. Provide a Letter of Credit, including provision for upwards indexing, in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Planning to secure all work included in the approved Reconstruction Plan, Lighting Plan and Interpretation Plan. 4. Provide full documentation of the existing heritage property, including two (2) printed sets of archival quality 8" x 10" colour photographs with borders in a glossy or semi-gloss finish and one (1) digital set on a CD in tiff format and 600 dpi resolution keyed to a location map, elevations and measured drawings, and copies of all existing interior floor plans and original drawings as may be available, to the satisfaction of the Senior Manager, Heritage Planning. e. That prior to the release of the Letter of Credit required in 1.d.3, the owner shall: 1. Provide a letter of substantial completion prepared and signed by a qualified heritage consultant confirming that the required conservation work and the required interpretive work has been completed in accordance with the Reconstruction Plan and Interpretation Plan and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Planning. 2. Provide replacement Heritage Easement Agreement photographs to the satisfaction of the Senior Manager, Heritage Planning. 2. City Council authorize the City Solicitor to amend the existing Heritage Easement Agreement, registered on the title for the heritage property at 314 Jarvis Street, Instrument No. CA70417, dated January 12, 1990 and amended Heritage Easement Agreement, Instrument No. CA183852, dated March 31, 1992 and on file with the Senior Manager, Heritage Planning. 3. City Council authorize the City Solicitor to introduce any necessary bill in Council to amend the Heritage Easement Agreement.
TE23.23adopted
Inclusion on the City of Toronto's Heritage Register- 103 Heath Street West
This report recommends that City Council include the property at 103 Heath Street West on the City of Toronto's Heritage Register for its cultural heritage value. The subject property is situated on the south side of Heath Street West, between Yonge Street and Avenue Road. It contains a two and a half storey late Victorian-era red brick house constructed in c.1892-1893. The building is amongst the earliest houses built on this section of the south side of Heath Street West in the late 19th century, representing the earliest period in the historical evolution of the street and the Deer Park Neighbourhood. The James Hobbs House (c.1892-1893) is among the few surviving houses developed as part of Registered Plan 365 in the early 1880s-1890s. Following further research and evaluation, it has been determined that the property at 103 Heath Street West meets Ontario Regulation 9/06, the criteria prescribed for municipal designation under Part IV Section 29 of the Ontario Heritage Act, which the City of Toronto also applies when evaluating properties for its Heritage Register. Properties on the Heritage Register will be conserved and maintained in accordance with the Official Plan Heritage Policies. A Site Plan Control application (No. 20 152778 STE 12 SA) was submitted on June 5, 2020 which includes two parcels located at 103 and 101 Heath Street West and is currently under review. A minor variance application is anticipated but not yet submitted. The Site Plan Control application proposes a 3-storey apartment building.
The Toronto and East York Community Council recommends that: 1. City Council include the property at 103 Heath Street West on the City of Toronto's Heritage Register in accordance with the Listing Statement (Reasons for Inclusion), attached as Attachment 3 to the report (January 8, 2021) from the Senior Manager, Heritage Planning, Urban Design, City Planning.
Staff recommendation as filed
The Senior Manager, Heritage Planning, Urban Design, City Planning recommends that: 1. City Council include the property at 103 Heath Street West on the City of Toronto's Heritage Register in accordance with the Listing Statement (Reasons for Inclusion), attached as Attachment 3 to the report (January 8, 2021) from the Senior Manager, Heritage Planning, Urban Design, City Planning.
TE23.24amended
Inclusion on the City of Toronto's Heritage Register- 22 Rose Park Drive
This report recommends that City Council include the property at 22 Rose Park Drive on the City of Toronto's Heritage Register for its cultural heritage value. The subject property is north of St. Clair Avenue East and west of Mount Pleasant Road, situated on the north side of Rose Park Drive, between Inglewood Drive and Clifton Road in the Moore Park neighbourhood. It contains a two storey stucco-clad house constructed in c.1909, designed in the Dutch Colonial Revival style. The building is a rare and unique example of the style within the neighbourhood, and is amongst the earliest houses built within the Moore Park neighbourhood, representing the earliest period in the historical land development of the area. The Reverend Joseph Locke House (c.1909) is among the first houses developed as part of the Moore Park subdivision envisioned by the politician, businessman and land speculator John Thomas Moore, and has associations with both the Locke and Moore families. A Heritage Property Nomination was submitted to Heritage Planning in fall 2020 to protect one of the few wood frame dwellings within the Moore Park Neighbourhood. City staff undertook further research and evaluation and determined that the property at 22 Rose Park Drive meets Ontario Regulation 9/06, the criteria prescribed for municipal designation under Part IV Section 29 of the Ontario Heritage Act, which the City of Toronto also applies when evaluating properties for its Heritage Register. Properties on the Heritage Register will be conserved and maintained in accordance with the Official Plan Heritage Policies.
The Toronto and East York Community Council recommends that: 1. City Council receive the report (January 14, 2021) from the Senior Manager, Heritage Planning, Urban Design, City Planning, for information.
Staff recommendation as filed
The Senior Manager, Heritage Planning, Urban Design, City Planning recommends that: 1. City Council include the property at 22 Rose Park Drive on the City of Toronto's Heritage Register in accordance with the Listing Statement (Reasons for Inclusion), attached as Attachment 3 to the report (January 14, 2021) from the Senior Manager, Heritage Planning, Urban Design, City Planning.
TE23.25adopted
This report recommends that City Council include the following nine properties on the City of Toronto's Heritage Register for their cultural heritage value: 55 Elm Street (entrance address at 650 Bay Street) 57 Elm Street 59 Elm Street 61 Elm Street 63 Elm Street 65 Elm Street 67 Elm Street 69 Elm Street 71 Elm Street The subject properties are situated on the south side of Elm Street, between the southwest corner of Bay and Elm streets and Elizabeth Street. The group contains a 3-storey corner commercial building featuring Renaissance Revival styling and built together with five attached 2.5-storey Bay-n-Gable dwellings in 1891. Completing the row of house-form buildings at the west end are three Edwardian brick dwellings built c.1903-1909 to replace earlier wood-frame structures on the site. Historically located within The Ward, one of Toronto's most significant neighbourhoods in the 1840s-1950s, this collection of late 19th century-early 20th century buildings is valued as the only surviving group dating from that period on this block of Elm Street between Bay and Elizabeth streets. The block of Elm Street east of Bay toward Yonge Street shares a similar history on its south side with its numerous house-form dwellings (many with retail space at grade) also dating to the second half of the 19th century and already included on the City's Heritage Register. On the north side of Elm Street, the Richardsonian Romanesque Arts & Letters Club and St. George's Hall complete the remaining heritage building stock from this early period at the east end of Elm, while the former House of Industry at 87 Elm Street bookends the collection west of Elizabeth Street. Together, this 19th century collection of various historic building types and uses speaks to the uniqueness of Elm Street - a destination for locals and visitors alike. In the 1950s and 1960s, the city's "forgotten neighbourhood" called Greenwich Village thrived in this immediate area, where 19th century house-form buildings were painted in bright colours and served as bookstores, cafes and studio spaces for significant Canadian artists, writers and singers. The heart of the Village, located directly north of the subject properties (on Gerrard Street West between Bay and Elizabeth streets), contains six 19th century house-form dwellings already listed on the Heritage Register. The surviving collection of buildings directly south at Bay and Elm further support an understanding of this Greenwich Village neighbourhood vibe, while much of the rest of the area's early streetscape was demolished to make way for new civic buildings, offices and hospitals, and forcing the local arts community to relocate further north in Yorkville through the 1970s. Following further research and evaluation, it has been determined that the properties at 55 Elm Street (650 Bay Street) and 57-71 Elm Street meet Ontario Regulation 9/06, the criteria prescribed for municipal designation under Part IV Section 29 of the Ontario Heritage Act, which the City of Toronto also applies when evaluating properties for its Heritage Register. Properties on the Heritage Register will be conserved and maintained in accordance with the Official Plan Heritage Policies. The subject properties were identified in Heritage Planning's Elm Street Survey in 2018.
The Toronto and East York Community Council recommends that: 1. City Council include the following properties on the City of Toronto's Heritage Register in accordance with the Listing Statements (Reasons for Inclusion), attached as Attachments 3-5 to the report (January 25, 2021) from the Senior Manager, Heritage Planning, Urban Design, City Planning: 55 Elm Street (entrance address at 650 Bay Street) 57 Elm Street 59 Elm Street 61 Elm Street 63 Elm Street 65 Elm Street 67 Elm Street 69 Elm Street 71 Elm Street
Staff recommendation as filed
The Senior Manager, Heritage Planning, Urban Design, City Planning recommends that: 1. City Council include the following properties on the City of Toronto's Heritage Register in accordance with the Listing Statements (Reasons for Inclusion), attached as Attachments 3-5 to the report (January 25, 2021) from the Senior Manager, Heritage Planning, Urban Design, City Planning: 55 Elm Street (entrance address at 650 Bay Street) 57 Elm Street 59 Elm Street 61 Elm Street 63 Elm Street 65 Elm Street 67 Elm Street 69 Elm Street 71 Elm Street
TE23.26amended
1521 Queen Street West - Zoning By-law Amendment Application - Request for Direction
On November 8, 2019, a Zoning By-law Amendment application was submitted for the property at 1521 Queen Street West (the "Site"), proposing to amend Zoning By-laws 569-2013 and 438-86 to permit the construction of a new eight-storey mixed-use building with an overall height of 30.9 metres, including the mechanical penthouse (the "Zoning By-law Amendment Application"). The Zoning By-law Amendment Application proposes 78 new residential units and approximately 300 square metres of retail space on the ground floor. The total gross floor area of the proposed building is approximately 5,923 square metres. With the exception of three car-share spaces, no vehicle parking is proposed. A total of 84 bicycle parking spaces are proposed. A loading area is also proposed at the rear of the Site that includes a Type "G" loading space and a staging area. The existing building has a long history of being used for rental housing. However, the Housing Issues Report accompanying the Zoning By-law Amendment Application provided the opinion that a Rental Housing Demolition Application is not required for this proposal. Staff have requested since February 25, 2020 that the applicant provide an updated Housing Issues Report containing additional information on the use of the property to support the opinion that a Rental Housing Demolition Application is not required, but have received no satisfactory response. Based on the City's evaluation, a Rental Housing Demolition application under Section 111 of the City of Toronto Act is required for the proposed development. The Zoning By-law Amendment Application was deemed complete on December 6, 2019. The application was appealed to the Local Planning Appeal Tribunal (the "LPAT") on November 2, 2020 due to the City's failure to make a decision within the prescribed time period set out in the Planning Act. . This report recommends that the City Solicitor, together with City Planning staff, and other appropriate City staff, attend the LPAT in opposition to the proposed development. As proposed, the Zoning By-law Amendment Application is not consistent with the Provincial Policy Statement (2020), does not conform to A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2020), and does not conform to the City's Official Plan. Staff recommend that Council defer its decision on any forthcoming application for Rental Housing Demolition under Chapter 667 of the Municipal Code pursuant to Section 111 of the City of Toronto Act for this Site. Council's decision under this statute is not appealable to the LPAT. Following the LPAT decision on the Zoning By-law Amendment Application, the Rental Housing Demolition application will return to Council for consideration.
The Toronto and East York Community Council recommends that: 1. City Council direct the City Solicitor, together with City Planning staff and other appropriate staff, to attend the Local Planning Appeal Tribunal hearing to oppose the Zoning By-law Amendment Application for 1521 Queen Street West (19 247355 STE 04 OZ) in its current form. 2. City Council defer making a decision on any forthcoming Rental Housing Demolition Application under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006, which would allow for the demolition of eight (8) rental dwelling units at 1521 Queen Street West, and instruct staff, if necessary, to report on the Rental Housing Demolition application to City Council at such time as an Local Planning Appeal Tribunal decision has been issued regarding the Zoning By-law Amendment Application for 1521 Queen Street West. 3. In the event the Local Planning Appeal Tribunal allows the appeal, in whole or in part, City Council direct the City Solicitor to request the Local Planning Appeal Tribunal to withhold its final Order on the Zoning By-law Amendments until: a. draft Zoning By-law Amendments are provided in a form and with content satisfactory to the Chief Planner and Executive Director, City Planning and the City Solicitor, including securing the replacement rental dwelling units and rents, the tenant relocation and assistance plan and any other rental related matters as required to conform with Section 3.2.1.6 of the Official Plan; b. the owner has submitted a revised Transportation Impact Study and Parking Study acceptable to and to the satisfaction of the General Manager, Transportation Services; c. City Council has approved a Rental Housing Demolition Application 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 eight (8) rental dwelling units at 1521 Queen Street West; and d. the owner has entered into and registered on title a Section 111 Agreement with the City securing the rental housing matters in Recommendation 3.a. above, all to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor. 4. City Council authorize the City Solicitor and appropriate City staff to take such necessary steps, as required, to implement the recommendation above. 5. City Council condemn the illegal eviction of tenants at 1521 Queen Street West by the BSaR group of companies.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council direct the City Solicitor, together with City Planning staff and other appropriate staff, to attend the Local Planning Appeal Tribunal hearing to oppose the Zoning By-law Amendment Application for 1521 Queen Street West (19 247355 STE 04 OZ) in its current form. 2. City Council defer making a decision on any forthcoming Rental Housing Demolition Application under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006, which would allow for the demolition of eight (8) rental dwelling units at 1521 Queen Street West, and instruct staff, if necessary, to report on the Rental Housing Demolition application to City Council at such time as an LPAT decision has been issued regarding the Zoning By-law Amendment Application for 1521 Queen Street West. 3. In the event the Local Planning Appeal Tribunal allows the appeal, in whole or in part, City Council direct the City Solicitor to request the Local Planning Appeal Tribunal to withhold its final Order on the Zoning By-law Amendments until: a. draft Zoning By-law Amendments are provided in a form and with content satisfactory to the Chief Planner and Executive Director, City Planning and the City Solicitor, including securing the replacement rental dwelling units and rents, the tenant relocation and assistance plan and any other rental related matters as required to conform with Section 3.2.1.6 of the Official Plan; b. the owner has submitted a revised Transportation Impact Study and Parking Study acceptable to, and to the satisfaction of, the General Manager, Transportation Services; c. City Council has approved a Rental Housing Demolition Application 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 eight (8) rental dwelling units at 1521 Queen Street West; and d. the owner has entered into and registered on title a Section 111 Agreement with the City securing the rental housing matters in Recommendation 3 a), all to the satisfaction of the Chief Planner and Executive Director, City Planning Division and the City Solicitor; 4. City Council authorize the City Solicitor and appropriate City staff to take such necessary steps, as required, to implement City Council's decision.
TE23.27adopted
10-30 Dawes Road - Zoning By-law Amendment Application - Request for Direction
This application proposes to amend the Zoning By-law for the property at 10-30 Dawes Road (the "Site") to permit two towers atop a shared base building comprising residential, retail, office and day care uses (the "Application"). The north tall building would be 24 storeys, and the south tall building would be 41 storeys. Together, a total of 616 units are proposed with a total gross floor area of 47,469 square metres. On November 6, 2020, the Applicant appealed the Application to the Local Planning Appeal Tribunal (the "LPAT") due to Council's failure to make a decision on the Application within the timeframe prescribed by the Planning Act. A case management conference ("CMC") has been scheduled for March 19, 2021. This report recommends that the City Solicitor, with appropriate City Staff, attend the LPAT to oppose the Application. The proposal is not consistent with the Provincial Policy Statement, 2020, does not conform to A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2020) and does not conform to the City's Official Plan.
The Toronto and East York Community Council recommends that: 1. City Council authorize the City Solicitor to attend the Local Planning Appeal Tribunal (the "LPAT") hearing with appropriate City Staff in opposition of the Zoning By-law Amendment application (File No. 19 124138 STE 19 OZ) proposed for 10-30 Dawes Road. 2. City Council authorize the City Solicitor and appropriate staff to continue discussions with the applicant to address the outstanding issues set out in this report. 3. In the event that the Local Planning Appeal Tribunal allows the appeal in whole or in part, City Council authorize the City Solicitor to request that the Local Planning Appeal Tribunal withhold issuance of any final Order(s) until such time as the Local Planning Appeal Tribunal has been advised by the City Solicitor that: a. the form and content of the Zoning By-law Amendment has been finalized to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor; b. the owner has submitted required reports and secured necessary conditions to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services, General Manager, Solid Waste Services and General Manager, Transportation Services; c. the owner has submitted a revised Functional Servicing Report, including confirmation of water flow, sanitary and storm water capacity, Storm Water Management Report and Hydro-geological Report (the "Engineering Reports") to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services, in consultation with the General Manager, Toronto Water; d. the implementation of the Engineering Reports that are accepted by the Chief Engineer and Executive Director, Engineering and Construction Services either does not require changes to the proposed amending By-law or any such required changes have been made to the proposed amending By-law to the satisfaction of the Chief Planner and Executive Director, City Planning, the City Solicitor and the Chief Engineer and Executive Director, Engineering and Construction Services; e. secured the design and the provision of financial securities for any upgrades or required improvements to the existing municipal infrastructure and/or new 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 and/or new infrastructure are required to support the development; f. the owner has submitted a revised Transportation Impact Study acceptable to, and to the satisfaction of, the General Manager, Transportation Services; g. the owner has secured off-site parkland dedication to the satisfaction of the General Manager, Parks, Forestry and Recreation; and h. Community benefits and other matters in support of the development are secured in a Section 37 Agreement executed by the owner and registered on title to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council authorize the City Solicitor to attend the Local Planning Appeal Tribunal (the "LPAT") hearing with appropriate City Staff in opposition of the Zoning By-law Amendment application (File No. 19 124138 STE 19 OZ) proposed for 10-30 Dawes Road. 2. City Council authorize the City Solicitor and appropriate staff to continue discussions with the applicant to address the outstanding issues set out in this report. 3. In the event that the LPAT allows the appeal in whole or in part, City Council authorize the City Solicitor to request that the LPAT withhold issuance of any final Order(s) until such time as the LPAT has been advised by the City Solicitor that: a. the form and content of the Zoning By-law Amendment has been finalized to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor; b. the owner has submitted required reports and secured necessary conditions to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services, General Manager, Solid Waste Services and General Manager, Transportation Services; c. the owner has submitted a revised Functional Servicing Report, including confirmation of water flow, sanitary and storm water capacity, Storm Water Management Report and Hydro-geological Report (the "Engineering Reports") to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services, in consultation with the General Manager, Toronto Water; d. the implementation of the Engineering Reports that are accepted by the Chief Engineer and Executive Director, Engineering and Construction Services either does not require changes to the proposed amending By-law or any such required changes have been made to the proposed amending By-law to the satisfaction of the Chief Planner and Executive Director, City Planning, the City Solicitor and the Chief Engineer and Executive Director, Engineering and Construction Services; e. secured the design and the provision of financial securities for any upgrades or required improvements to the existing municipal infrastructure and/or new 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 and/or new infrastructure are required to support the development; f. the owner has submitted a revised Transportation Impact Study acceptable to, and to the satisfaction of, the General Manager, Transportation Services; g. the owner has secured off-site parkland dedication to the satisfaction of the General Manager, Parks, Forestry and Recreation; and h. Community benefits and other matters in support of the development are secured in a Section 37 Agreement executed by the owner and registered on title to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor.
TE23.28adopted
Issuance of a Sidewalk Café permit located at 590 Pape Avenue, Wroxeter Avenue Flankage
This staff report is about a matter for which the Toronto and East York Community Council has delegated authority from City Council to make a final decision. To report on the issuance of a permit by Municipal Licensing and Standards for a Sidewalk Café located at 590 Pape Avenue, Wroxeter Avenue flankage.
The Toronto and East York Community Council: 1. Received the report (January 29, 2021) from the Director, Business Licensing and Regulatory Services, Municipal Licensing and Standards, for information.
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 receive the report for information.
TE23.29withdrawn
Residential Demolition Application - 127 Strachan Avenue
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 city-wide residential demolition control under the Toronto Municipal Code Ch.363, under the authority of Section 33 of the Planning Act, the application for the demolition of an existing 3-storey mixed use building located at 127 Strachan Avenue (Application No. 20 220927 DEM 00 DM) is being referred to the Toronto and East York Community Council for consideration to refuse or grant the application, including any conditions, if any, to be attached to the permit application because a building permit has not been issued for a replacement building.
The Item was withdrawn from the agenda.
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 and decide to: 1. Refuse the application to demolish the existing 3-storey mixed use building because there is no permit to replace the building on the site at this time; or 2. Approve the application to demolish the existing 3-storey mixed use building without any conditions; or 3. Approve the application to demolish the existing 3-storey mixed use building 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.
TE23.30amended
Residential Demolition Application - 33 Fernwood Park Avenue
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, Ch. 363, Article 6 "Demolition Control," the application for the demolition of an existing 2-storey detached dwelling at 33 Fernwood park Avenue (Application No. 20 233180 DEM 00 DM) is being referred to the Toronto and East York Community Council for consideration. Toronto Building received an objection from a constituent with concerns of safety, property damages, access to the backyard. The access between the properties to the rear yard is used on a daily basis for access to the basement backyard rental unit. A building permit for a semi-detached dwelling on a single lot has been submitted and is under review.
The Toronto and East York Community Council: 1. Approved the application to demolish the 2 storey detached dwelling 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. Access to the basement backyard rental unit of the adjacent property at 35 Fernwood Park Avenue be maintained and remain free from encroachments onto the property at 35 Fernwood Park Avenue during the demolition and construction process; 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 33 Fernwood Park Avenue, and decide to: 1. Approve the application to demolish the 2 storey detached dwelling without any conditions; or 2. Approve the application to demolish the 2 storey detached dwelling 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. Access to the basement backyard rental unit be maintained and remain free from encroachments of any kind at all times during the demolition and construction process. d. That any holes on the property are backfilled with clean fill.
TE23.31adopted
Application to Remove a Private Ravine Protected Tree - 17 Langmuir Crescent
This report requests that City Council deny the request for a permit to remove one privately owned ravine tree located at 17 Langmuir Crescent. The application indicates the reason for removal is that the tree drops large quantities of nuts making the rear yard unusable. The subject tree is a black walnut (Juglans nigra), measuring 97 cm in diameter. The Ravine and Natural Feature Protection By-Law does not support the removal of this tree as it is healthy and maintainable.
The Toronto and East York Community Council recommends that: 1. City Council deny the request for a permit to remove one privately owned ravine-protected tree located at 17 Langmuir Crescent.
Staff recommendation as filed
The General Manager of Parks, Forestry and Recreation recommends that: 1. City Council deny the request for a permit to remove one privately owned ravine-protected tree located at 17 Langmuir Crescent.
TE23.32deferred indefinitely
Request for Fence Exemption - Pool Enclosure - 237 Warren Road, Toronto
This staff report is in regards to 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 consider an application submitted by the owner(s) of 237 Warren Rd for a site-specific Fence Exemption, pursuant to the Toronto Municipal Code, Chapter 447- Fences. The property owner(s) is seeking Council's permission to be exempt from Chapter 447-1.3.C(3) -'If the wall of any building, or any portion of it, forms part of the pool enclosure, there shall be no access to the enclosed pool area through the wall', contrary to Section 447-1.3.C(3) of the bylaw, as detailed in the following chart: The subject property 237 Warren Rd is located in Ward 12, on a residentially zoned lot. GENERAL LOCATION SPECIFIC LOCATION PROPOSED CONSTRUCTION & DEFICIENCY BY-LAW SECTION & REQUIREMENT Rear yard Rear wall of property, leading into rear yard / Proposed enclosed pool area. Access to pool area through wall of building that forms part of a pool enclosure. Chapter 447-1.3.C(3) If the wall of any building, or any portion of it, forms part of the pool enclosure, there shall be no access to the enclosed pool area through the wall.
The Toronto and East York Community Council deferred consideration of the item indefinitely.
Staff recommendation as filed
Municipal Licensing and Standards recommends that the Toronto and East York Community Council give consideration to the exemption application and decide to: 1. Refuse to grant the application for an exemption permit, by the owner(s) of 237 Warren Road, for failing to comply with the provisions of Toronto Municipal Code, Chapter 447, Fences as it relates to pool enclosures. OR 2. Grant the application for the proposed pool enclosure without conditions. Direct and require that the installation be maintained in good repair without alteration. Direct and require that at such time as replacement of the fence or enclosure is required that such installation will comply with Municipal Code Chapter 447, or its successor by-law.
TE23.33deferred
Request for Fence Exemption - Rear yard - 79 Boardwalk Drive
This staff report is in regards to 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 consider an application submitted by the owner(s) of 79 Boardwalk Dr. for a site-specific Fence Exemption, pursuant to the Toronto Municipal Code, Chapter 447- Fences. The property owner(s) is seeking Council's permission to be exempt from Chapter 447-1.2.B(1) - Fence height. The subject property 79 Boardwalk Dr. is located in Ward 19, on a residentially zoned property. GENERAL LOCATION SPECIFIC LOCATION PROPOSED CONSTRUCTION & DEFICIENCY BY-LAW SECTION & REQUIREMENT Rear yard East, North and South side of property, rear yard. East - Existing wooden board on board fence between #79 & 81 Boardwalk Dr. to be increased in height to 2.44 metres. (8 Feet). North - existing gate is 2.44 metres high. (8 feet). South - Existing wooden board on board fence is 2.3 metres high (average height). Chapter 447-1.2.B(1) - Fence height.
The Toronto and East York Community Council deferred consideration of the item until its April 21, 2021 meeting.
Staff recommendation as filed
Municipal Licensing and Standards recommends that the Toronto and East York Community Council give consideration to the exemption application and decide to: 1. Refuse to grant the application for an exemption permit, by the owner(s) of 79 Boardwalk Drive, rear yard fence height, for failing to comply with the provisions of Toronto Municipal Code, Chapter 447, Fences. OR 2. Grant the application for the rear yard fence to be built in excess of 2.0 metres without conditions. Direct and require that the installation be maintained in good repair without alteration. Direct and require that 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.
TE23.34amended
Request for Fence Exemption - Side and Rear yard - 226 Dunvegan Road
This staff report is in regards to 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 consider an application submitted by the owner(s) of 226 Dunvegan Rd. for a site-specific Fence Exemption, pursuant to the Toronto Municipal Code, Chapter 447- Fences. The property owner(s) is seeking Council's permission to be exempt from Chapter 447-1.2.B(1) - Fence height. The subject property 226 Dunvegan Rd. is located in Ward 12, on a residentially zoned property, and is currently under construction. GENERAL LOCATION SPECIFIC LOCATION PROPOSED CONSTRUCTION & DEFICIENCY BY-LAW SECTION & REQUIREMENT Rear and side yards East side of property, side and rear yard, Between 226 and 224 Dunvegan Rd. Total length 35.66 Metres (117'). Wooden board on board, 6"x6" posts with 1"x6' vertical boards. There will be a difference in grade between the houses at numbers 224 and 226 of about 1 metre (3'3") with number 226 being higher, therefore the average height is measured perpendicular to, and one metre away on either side of the fence. The proposed average height of the fence would be 2.33 metres (7'8") at its highest point, and 2.03 metres (6'8") at its lowest. Chapter 447-1.2.B(1) - Fence height.
The Toronto and East York Community Council: 1. Granted the application at 226 Dunvegan Road for the side and rear yard fence to be built in excess of 2.0 metres without conditions. Directed and required that the installation be maintained in good repair without alteration. Directed and required that 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.
Staff recommendation as filed
Municipal Licensing and Standards recommends that the Toronto and East York Community Council give consideration to the exemption application and decide to: 1. Refuse to grant the application for an exemption permit, by the owner(s) of 226 Dunvegan Road, side and rear yard fence height, for failing to comply with the provisions of Toronto Municipal Code, Chapter 447, Fences. OR 2. Grant the application for the side and rear yard fence to be built in excess of 2.0 metres without conditions. Direct and require that the installation be maintained in good repair without alteration. Direct and require that 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.
TE23.35adopted
Appointments to Business Improvement Area Boards of Management
The purpose of this report is to appoint directors to the Forest Hill Village and Wychwood Heights BIA boards of management and remove a director from the Forest Hill Village BIA board of management.
The Toronto and East York Community Council: 1. In accordance with the City's Public Appointments Policy, appointed the following nominees to the Business Improvement Area (BIA) boards of management set out below at the pleasure of Toronto and East York Community Council, and for a term expiring at the end of the term of Council or as soon thereafter as successors are appointed: Forest Hill Village: Lindala, Emma Wychwood Heights: Kamel, Nicole 2. Removed the following director from the Business Improvement Area (BIA) board of management set out below: Forest Hill Village: Perez, Soleida
Staff recommendation as filed
The Acting General Manager, Economic Development and Culture recommends that Toronto and East York Community Council: 1. In accordance with the City's Public Appointments Policy, appoint the following nominees to the Business Improvement Area (BIA) boards of management set out below at the pleasure of Toronto and East York Community Council, and for a term expiring at the end of the term of Council or as soon thereafter as successors are appointed: Forest Hill Village: Lindala, Emma Wychwood Heights: Kamel, Nicole 2. Remove the following director from the Business Improvement Area (BIA) board of management set out below: Forest Hill Village: Perez, Soleida
TE23.36adopted
Designation of Fire Routes and amendment to Chapter 880 - Fire Routes - 15 Queens Quay East
To obtain Toronto and East York Community Council approval for the amendment of the Fire Route By-law to designate certain locations as fire routes within the meaning of City of Toronto Municipal Code Chapter 880, as amended. Fire Services uses designated fire routes as a key mechanism in regulating fire prevention, including the prevention of spreading of fires and the delivery of fire protection services.
The Toronto and East York Community Council: 1. Designated part or those parts of the private road or roads shown on the site plan filed with the Fire Chief and General Manager, Toronto Fire Services in respect of the municipal address set out below, as a fire route pursuant to Municipal Code Chapter 880 - Fire Routes - 15 Queens Quay East; and 2. Authorized the Fire Chief and General Manager, Toronto Fire Services and the City Solicitor to take the appropriate action to make a designated Fire Route.
Staff recommendation as filed
The Fire Chief and General Manager, Toronto Fire Services recommends that: 1. Toronto and East York Community Council designate part or those parts of the private road or roads shown on the site plan filed with the Fire Chief in respect of the municipal address set out below, as a fire route pursuant to Municipal Code Chapter 880 - Fire Routes - 15 Queens Quay East; and 2. Toronto and East York Community Council authorize the Fire Chief and City Solicitor to take the appropriate action to make a designated Fire Route.
TE23.37adopted
To obtain Toronto and East York Community Council approval for the amendment of the Fire Route By-law to designate certain locations as fire routes within the meaning of City of Toronto Municipal Code Chapter 880, as amended. Fire Services uses designated fire routes as a key mechanism in regulating fire prevention, including the prevention of spreading of fires and the delivery of fire protection services.
The Toronto and East York Community Council: 1. Designated part or those parts of the private road or roads shown on the site plan filed with the Fire Chief and General Manager, Toronto Fire Services in respect of the municipal addresses set out below, as fire routes pursuant to Municipal Code Chapter 880 - Fire Route - 9 Haldon Avenue, 165 Barrington Avenue and 195 Barrington Avenue. 2. Authorized the Fire Chief and General Manager, Toronto Fire Services and the City Solicitor to take the appropriate action to make a designated Fire Route.
Staff recommendation as filed
The Fire Chief and General Manager, Toronto Fire Services recommends that: 1. Toronto and East York Community Council designate part or those parts of the private road or roads shown on the site plan filed with the Fire Chief in respect of the municipal addresses set out below, as fire routes pursuant to Municipal Code Chapter 880 - Fire Route - 9 Haldon Ave, 165 Barrington Ave and 195 Barrington Ave 2. Toronto and East York Community Council authorize the Fire Chief and City Solicitor to take the appropriate action to make a designated Fire Route.
TE23.38adopted
1- 7 Yonge Street - Public Art Plan
The purpose of this staff report is to seek City Council approval of 1 Yonge Street Public Art Plan. The Plan, which is included as Attachment 1 of this report, outlines the method by which the owner will commission public art adjacent to the corner plaza which is publicly owned. The Public Art Plan provides a framework and description of the commissioning of public art including: introduction and background; project team; reference to the Section 37 agreement; public art objectives; mentorship opportunity; maps and renderings; public art north contribution location; public art south contribution location; budget; selection process; jury composition and schedule. The attached plan meets the objectives of the City Planning's Percent for Public Art Guidelines and is supported by the Toronto Public Art Commission.
The Toronto and East York Community Council recommends that: 1. City Council approve 1 Yonge Street Public Art Plan as attached Attachment 1 to the report (January 25, 2021) from the Director, Urban Design.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council approve 1 Yonge Street Public Art Plan as attached (Attachment 1) to the report dated January 25, 2021 from the Director, Urban Design.
TE23.39adopted
This report provides information and identifies a preliminary set of issues regarding the application for a new nine-storey mixed use building located at 1358-1360 and 1354-1356 Queen Street West and 8-10, 12 and 14 Brock Ave. Staff are currently reviewing the application. It has been circulated to all appropriate agencies and City divisions for comment. Staff will proceed to schedule a community consultation meeting for the application with the Ward Councillor.
The Toronto and East York Community Council directed: 1. Staff schedule a virtual community consultation meeting for the application located at 1358-1360 and 1354-1356 Queen Street West and 8-10, 12 and 14 Brock Ave together with the Ward Councillor. 2. Notice for the community consultation meeting be given to landowners and residents within 120 metres of the application site, and to additional residents, institutions and owners to be determined in consultation with the Ward Councillor, with any additional mailing costs to be borne by the applicant.
Staff recommendation as filed
The City Planning Division recommends that: 1. Staff schedule a virtual community consultation meeting for the application located at 1358-1360 and 1354-1356 Queen Street West and 8-10, 12 and 14 Brock Ave together with the Ward Councillor. 2. Notice for the community consultation meeting be given to landowners and residents within 120 metres of the application site, and to additional residents, institutions and owners to be determined in consultation with the Ward Councillor, with any additional mailing costs to be borne by the applicant.
TE23.40adopted
1319 Bloor Street West Zoning Amendment Application - Preliminary Report
This report provides information and identifies a preliminary set of issues regarding the application located at 1319 Bloor Street West. The application proposes a 31 and 33-storey mixed-use building (109m and 115m in height including mechanical equipment), connected by a "C" shaped base building ranging in height from 4 to 7-storeys, 634 residential units, 56,877 square metres of residential and 769 square metres of commercial uses, 443 square metres for a Bloor-Lansdowne GO Station entrance within the development, for a total of 58,089 square metres of gross floor area resulting in an FSI of 5.9. Also proposed is a public park (867 square metres) and POPS (421 square metres) located at the south end of the site. A total of 215 vehicular parking spaces on two levels underground are proposed, and 640 residential bicycle parking spaces. In addition, the landowner proposes to convey a 10-metre wide strip of the site along the western lot line to Metrolinx for a station platform and a multi-use path connecting to the existing West Toronto Rail Path. The applicant has entered a commercial agreement with Metrolinx under the Province's Transit Oriented Communities Program. Staff are currently reviewing the application. It has been circulated to all appropriate agencies and City divisions for comment. Staff will proceed to schedule a community consultation meeting for the application with the Ward Councillor.
The Toronto and East York Community Council directed: 1. Staff schedule a community consultation meeting for the application located at 1319 Bloor Street West together with the Ward Councillor. 2. Notice for the community consultation meeting be given to landowners and residents within 120 metres of the application site, and to additional residents, institutions and owners to be determined in consultation with the Ward Councillor, with any additional mailing costs to be borne by the applicant.
Staff recommendation as filed
The City Planning Division recommends that: 1. Staff schedule a community consultation meeting for the application located at 1319 Bloor Street West together with the Ward Councillor. 2. Notice for the community consultation meeting be given to landowners and residents within 120 metres of the application site, and to additional residents, institutions and owners to be determined in consultation with the Ward Councillor, with any additional mailing costs to be borne by the applicant.
TE23.41adopted
224-240 Adelaide Street West-Zoning Amendment Application - Preliminary Report
This report provides information and identifies a preliminary set of issues regarding the application located at 224-240 Adelaide Street West. The Zoning Amendment application proposes to demolish the existing buildings and redevelop the site with a 68-storey mixed-use building. Staff are currently reviewing the application. It has been circulated to all appropriate agencies and City divisions for comment. The application, as currently proposed is not supported by staff based on the issues outlined in this report. Staff will continue to work with the applicant to address these issues. Staff will proceed to schedule a community consultation meeting for the application together with the Ward Councillor.
The Toronto and East York Community Council directed: 1. Staff schedule a community consultation meeting for the application located at 224-240 Adelaide Street West together with the Ward Councillor. 2. Notice for the community consultation meeting be given to landowners and residents within 120 metres of the application site, and to additional residents, institutions and owners to be determined in consultation with the Ward Councillor, with any additional mailing costs to be borne by the applicant.
Staff recommendation as filed
The City Planning Division recommends that: 1. Staff schedule a community consultation meeting for the application located at 224-240 Adelaide Street West together with the Ward Councillor. 2. Notice for the community consultation meeting be given to landowners and residents within 120 metres of the application site, and to additional residents, institutions and owners to be determined in consultation with the Ward Councillor, with any additional mailing costs to be borne by the applicant.
TE23.42adopted
61-85 Hanna Avenue and 120 Lynn Williams Street - Zoning Amendment Application - Preliminary Report
This report provides information and identifies a preliminary set of issues regarding the application located at 61-85 Hanna Avenue and 120 Lynn Williams Street. The Zoning Amendment application proposes to demolish 3 existing buildings located at 61 and 75 Hanna Avenue and 120 Lynn Williams and to construct three mixed-use buildings of 29, 31 and 34-storeys in height. Staff are currently reviewing the application. It has been circulated to all appropriate agencies and City divisions for comment. The application, as currently proposed is not supported by staff based on the issues outlined in this report. Staff will continue to work with the applicant to address these issues. Staff will proceed to schedule a community consultation meeting for the application with the Ward Councillor.
The Toronto and East York Community Council directed: 1. Staff schedule a community consultation meeting for the application located at 61-85 Hanna Avenue and 120 Lynn Williams Street. 2. Notice for the community consultation meeting be given to landowners and residents within 120 metres of the application site, and to additional residents, institutions and owners to be determined in consultation with the Ward Councillor, with any additional mailing costs to be borne by the applicant.
Staff recommendation as filed
The City Planning Division recommends that: 1. Staff schedule a community consultation meeting for the application located at 61-85 Hanna Avenue and 120 Lynn Williams Street. 2. Notice for the community consultation meeting be given to landowners and residents within 120 metres of the application site, and to additional residents, institutions and owners to be determined in consultation with the Ward Councillor, with any additional mailing costs to be borne by the applicant.
TE23.43adopted
200 Queens Quay West - Zoning Amendment Application - Preliminary Report
This report provides information and identifies a preliminary set of issues regarding an application proposing to demolish the existing parking garage and replace it with a mixed-use development including retail and residential uses in two buildings (41 and 71 storeys) at 200 Queens Quay West. The application also proposes to remove all obligations such as legal agreements and easements on title with respect to 200 Queens Quay West for properties at 208 and 218 Queens Quay West and 8 York Street and to amend the Zoning By-law parking provisions for properties at 207, 208, 211, 218, 228 and 230 Queens Quay West and 8 York Street for parking spaces that are currently situated within the existing parking garage. Staff are currently reviewing the application. It has been circulated to all appropriate agencies and City divisions for comment. This application, as currently proposed is not supported by staff based on the issues outlined in this report. Staff will continue to work with the applicant to address these issues. A community consultation meeting was held on January 12, 2021 and preliminary issues identified at that meeting are outlined in this report.
The Toronto and East York Community Council directed: 1. Additional mailing costs resulting from an expanded notification area for the community consultation meeting held on January 12, 2021 beyond 120 metres from the site be borne by the applicant. 2. Staff continue to work with the applicant to address issues identified in the report (February 1, 2021) from the Director, Community Planning, Toronto and East York District and additional issues that may be identified through the continuing review of the application, agency comments and further community consultation processes.
Staff recommendation as filed
The City Planning Division recommends that: 1. Additional mailing costs resulting from an expanded notification area for the community consultation meeting held on January 12, 2021 beyond 120 metres from the site be borne by the applicant. 2. Staff continue to work with the applicant to address issues identified in this report and additional issues that may be identified through the continuing review of the application, agency comments and further community consultation processes.
TE23.44adopted
277 Wellington Street West - Zoning Amendment Application - Preliminary Report
This report provides information and identifies a preliminary set of issues regarding the application located at 277 Wellington Street West. The Zoning Amendment application proposes to demolish the existing 9-storey office building and construct a new 66-storey mixed-use building. Staff are currently reviewing the application. It has been circulated to all appropriate agencies and City divisions for comment. The application, as currently proposed is not supported by staff based on the issues outlined in this report. Staff will continue to work with the applicant to address these issues. Staff will proceed to schedule a community consultation meeting for the application with the Ward Councillor.
The Toronto and East York Community Council directed: 1. Staff schedule a community consultation meeting for the application located at 277 Wellington Street West together with the Ward Councillor. 2. Notice for the community consultation meeting be given to landowners and residents within 120 metres of the application site, and to additional residents, institutions and owners to be determined in consultation with the Ward Councillor, with any additional mailing costs to be borne by the applicant.
Staff recommendation as filed
The City Planning Division recommends that: 1. Staff schedule a community consultation meeting for the application located at 277 Wellington Street West together with the Ward Councillor. 2. Notice for the community consultation meeting be given to landowners and residents within 120 metres of the application site, and to additional residents, institutions and owners to be determined in consultation with the Ward Councillor, with any additional mailing costs to be borne by the applicant.
TE23.45adopted
This report provides information and identifies a preliminary set of issues regarding the new application for 1-11 Bloor Street West and 768-784 Yonge Street. The application proposes to increase the permitted height with an additional 9-storeys totalling 94-storeys (338.3 metres, including mechanical). The proposed building would contain 505 residential units and approximately 19,555 square metres of non-residential gross floor area for retail, restaurant, and hotel use. The application has been circulated to all appropriate agencies and City divisions for comment. City Planning staff will proceed to schedule a Community Consultation Meeting for the application with the Ward Councillor.
The Toronto and East York Community Council directed: 1. City Planning staff schedule a community consultation meeting for the development application for 1-11 Bloor Street West and 768-784 Yonge Street together with the Ward Councillor. 2. Notice for the community consultation meeting be given to landowners and residents within 120 metres of the application site, and to additional residents, institutions and owners to be determined in consultation with the Ward Councillor, with any additional mailing costs to be borne by the applicant.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Planning staff schedule a community consultation meeting for the development application for 1-11 Bloor Street West and 768-784 Yonge Street together with the Ward Councillor. 2. Notice for the community consultation meeting be given to landowners and residents within 120 metres of the application site, and to additional residents, institutions and owners to be determined in consultation with the Ward Councillor, with any additional mailing costs to be borne by the applicant.
TE23.46adopted
This report provides information and identifies a preliminary set of issues regarding the development application for 717 Church Street, and 85, 89, 93 and 97 Collier Street. The application proposes a 30-storey (105.85 metres including mechanical) mixed use building with 300 dwelling units and approximately 30 square metres of ground floor retail. The proposal is not acceptable, the tower is too tall, does not respond appropriately to the planned context, and does not provide appropriate transition to the adjacent low-rise Neighbourhood. The application has been circulated to all appropriate agencies and City divisions for comment. City Planning staff will proceed to schedule a community consultation meeting for the application with the Ward Councillor.
The Toronto and East York Community Council directed: 1. City Planning staff schedule a community consultation meeting for the development application for 717 Church Street, and 85, 89, 93 and 97 Collier Street together with the Ward Councillor. 2. Notice for the community consultation meeting be given to landowners and residents within 120 metres of the application site, and to additional residents, institutions and owners to be determined in consultation with the Ward Councillor, with any additional mailing costs to be borne by the applicant.
Staff recommendation as filed
The City Planning recommends that: 1. City Planning staff schedule a community consultation meeting for the development application for 717 Church Street, and 85, 89, 93 and 97 Collier Street together with the Ward Councillor. 2. Notice for the community consultation meeting be given to landowners and residents within 120 metres of the application site, and to additional residents, institutions and owners to be determined in consultation with the Ward Councillor, with any additional mailing costs to be borne by the applicant.
TE23.47adopted
820 Church Street - Zoning By-law Amendment Application - Preliminary Report
This report provides information and identifies a preliminary set of issues regarding the development application for 820 Church Street. The application proposes a 32-storey (105.3 metres including mechanical) hotel containing 168 rooms. The proposal is not acceptable in its current form, the tower is too tall, does not respond appropriately to the planned context, and does not provide appropriate transition to the low-rise Neighbourhood to the east. The application has been circulated to all appropriate agencies and City divisions for comment. City Planning staff will proceed to schedule a community consultation meeting for the application with the Ward Councillor.
The Toronto and East York Community Council directed: 1. City Planning staff schedule a community consultation meeting for the development application for 820 Church Street together with the Ward Councillor. 2. Notice for the community consultation meeting be given to landowners and residents within 120 metres of the application site, and to additional residents, institutions and owners to be determined in consultation with the Ward Councillor, with any additional mailing costs to be borne by the applicant.
Staff recommendation as filed
The City Planning recommends that: 1. City Planning staff schedule a community consultation meeting for the development application for 820 Church Street together with the Ward Councillor. 2. Notice for the community consultation meeting be given to landowners and residents within 120 metres of the application site, and to additional residents, institutions and owners to be determined in consultation with the Ward Councillor, with any additional mailing costs to be borne by the applicant.
TE23.48adopted
374-388 Dupont Street - Official Plan and Zoning By-law Amendment Application - Preliminary Report
This report provides information and identifies a preliminary set of issues regarding the application located at 374-388 Dupont Street. The application proposes an 11-storey mixed use building (36.5 metres plus 5.0 metre mechanical) with 230 residential rental dwelling units, and 756 square metres of retail space on the ground floor. The proposal also includes a 340 square metre Privately Owned Publicly-Accessible Space (POPS) in the form of a retail plaza. The application has been circulated to all appropriate agencies and City divisions for comment. City Planning staff will proceed to schedule a community consultation meeting for the application with the Ward Councillor.
The Toronto and East York Community Council directed: 1. Staff schedule a community consultation meeting for the application located at 374-388 Dupont Street together with the Ward Councillor. 2. Notice for the community consultation meeting be given to landowners and residents within 120 metres of the application site, and to additional residents, institutions and owners to be determined in consultation with the Ward Councillor, with any additional mailing costs to be borne by the applicant.
Staff recommendation as filed
The City Planning Division recommends that: 1. Staff schedule a community consultation meeting for the application located at 374-388 Dupont Street together with the Ward Councillor. 2. Notice for the community consultation meeting be given to landowners and residents within 120 metres of the application site, and to additional residents, institutions and owners to be determined in consultation with the Ward Councillor, with any additional mailing costs to be borne by the applicant.
TE23.49adopted
49 Jackes Avenue - Official Plan and Zoning By-law Amendment Application - Preliminary Report
This report provides information and identifies a preliminary set of issues regarding the development application for 49 Jackes Avenue. The application proposes a 29-storey residential building with 217 dwelling units, including four two-storey townhouses facing David A. Balfour Park. The proposal is not acceptable, the tower is too tall, and does not provide appropriate tower setbacks, separation distances, and transition to adjacent Neighbourhoods to the south and the Park to the east. The application has been circulated to all appropriate agencies and City divisions for comment. City Planning staff will proceed to schedule a community consultation meeting for the application with the Ward Councillor.
The Toronto and East York Community Council directed: 1. City Planning staff schedule a community consultation meeting for the development application for 49 Jackes Avenue together with the Ward Councillor. 2. Notice for the community consultation meeting be given to landowners and residents within 120 metres of the application site, and to additional residents, institutions and owners to be determined in consultation with the Ward Councillor, with any additional mailing costs to be borne by the applicant.
Staff recommendation as filed
The City Planning recommends that: 1. City Planning staff schedule a community consultation meeting for the development application for 49 Jackes Avenue together with the Ward Councillor. 2. Notice for the community consultation meeting be given to landowners and residents within 120 metres of the application site, and to additional residents, institutions and owners to be determined in consultation with the Ward Councillor, with any additional mailing costs to be borne by the applicant.
TE23.50amended
This report provides information and identifies a preliminary set of issues regarding the development application located at 175-195 St Clair Avenue West and 273 Poplar Plains Road. The application proposes a 15-storey residential building (49.5 metres plus 5.0 metre mechanical) with 206 dwelling units. The application has been circulated to all appropriate agencies and City divisions for comment. Staff will proceed to schedule a community consultation meeting for the application with the Ward Councillor.
The Toronto and East York Community Council directed: 1. Staff schedule a community consultation meeting for the application located at 175-195 St Clair Avenue West and 273 Poplar Plains Road together with the Ward Councillor. 2. Notice for the community consultation meeting be given to landowners and residents within 240 metres of the application site, and to additional residents, institutions and owners to be determined in consultation with the Ward Councillor, with any additional mailing costs to be borne by the applicant.
Staff recommendation as filed
The City Planning recommends that: 1. Staff schedule a community consultation meeting for the application located at 175-195 St Clair Avenue West and 273 Poplar Plains Road together with the Ward Councillor. 2. Notice for the community consultation meeting be given to landowners and residents within 120 metres of the application site, and to additional residents, institutions and owners to be determined in consultation with the Ward Councillor, with any additional mailing costs to be borne by the applicant.