Toronto and East York Community Council
The full agenda, as filed
All 85 items in the clerk’s order. Each carries the city’s own words: the staff recommendation, what the body decided, and its status. Nothing below is written by us.
Items 1 to 25 of 85Show 2550100all
TE24.1amended
This report recommends approval of a Rental Housing Demolition application which proposes to demolish 12 rental dwelling units located at 1930-1938 Bloor Street West and 3, 5 and 21 Quebec Avenue. The 12 rental units are proposed to be replaced as part of the new development on the site. The proposal includes a Tenant Assistance Plan that addresses the right of existing tenants to return to replacement rental units at similar rents and provides financial compensation to mitigate hardship. The proposed development on the site is the subject of a related Zoning By-law Amendment application (24 121126 STE 04 OZ) which was appealed to the Ontario Land Tribunal (OLT). A settlement offer was endorsed by City Council on February 5, 2025. On March 19, 2025, the OLT held a settlement hearing and approved the Zoning Bylaw Amendment application permitting a 19-storey mixed-use building with 144 dwelling units, including 12 replacement rental units. The OLT withheld its final Order until outstanding matters, including a decision by City Council on the Rental Housing Demolition application, are resolved. This report also recommends approval of the Residential Demolition Permit under Chapter 363 of the Toronto Municipal Code, subject to conditions.
The Toronto and East York Community Council recommends that: 1. City Council approve the Rental Housing Demolition Application 24 121138 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, to permit the demolition of 12 existing rental dwelling units located at 1930-1938 Bloor Street West and 3, 5 and 21 Quebec Avenue, subject to the following conditions: a. the owner shall provide and maintain 12 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; b. the replacement rental dwelling units required by Recommendation 1.a. above shall collectively have a total gross floor area of at least 817 square metres and be comprised of 5 one-bedroom units and 7 two-bedroom units, as generally illustrated in the plans submitted to the City Planning Division dated June 17, 2025; and any revision to these plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning; c. the owner shall, as part of the 12 replacement rental dwelling units required in Recommendation 1.a above, provide at least 2 one-bedroom units and 4 two-bedroom units at affordable rents, 2 one-bedroom units and 1 two-bedroom unit at mid-range (affordable) rents, and 1 one-bedroom unit and 2 two-bedroom units at mid-range (moderate) rents, as currently defined in the City's Official Plan, all for a period of at least 10 years beginning from the date of first occupancy of each unit; d. the owner shall provide a Tenant Assistance Plan for tenants of the 12 existing rental dwelling units proposed to be demolished at 1930-1938 Bloor Street West and 3, 5 and 21 Quebec Avenue to the satisfaction of the Chief Planner and Executive Director, City Planning; e. the owner shall provide tenants of all 12 replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed 19-storey building at no extra charge; access to, and use of, these amenities shall be on the same terms and conditions as any other resident of the building without the need to pre-book or pay a fee, unless specifically required as a customary practice for private bookings; f. the owner shall provide ensuite laundry and central air conditioning in each replacement rental dwelling unit at no extra charge; g. the owner shall provide and make available for rent at least 5 vehicle parking spaces to tenants of the replacement rental dwelling units; such parking spaces shall be made available firstly to returning tenants who previously rented a vehicle parking space, and at similar monthly parking charges that such tenants previously paid; the remaining vehicle parking spaces shall be made available to tenants of the replacement rental units to the satisfaction of the Chief Planner and Executive Director, City Planning; h. the owner shall provide tenants of all replacement rental dwelling units with access to bicycle and visitor parking on the same terms and conditions as any other resident of the proposed development; i. the replacement rental dwelling units required in Recommendation 1.a. above shall be made ready and available for occupancy no later than the date by which 70 percent of the new dwelling units in the proposed development, exclusive of the replacement rental dwelling units, are made available and ready for occupancy, subject to any revisions to the satisfaction of the Chief Planner and Executive Director, City Planning; and j. the owner shall enter into, and register on title to the lands at subject site, an Agreement pursuant to Section 111 of the City of Toronto Act, 2006, to secure the conditions outlined in Recommendations 1.a. through 1.i. above, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning. 2. City Council authorize the Chief Planner and Executive Director, City Planning to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006, for the demolition of the 12 existing rental dwelling units located at 1930-1938 Bloor Street West and 3, 5 and 21 Quebec Avenue after all the following have occurred: a. all conditions in Recommendation 1 above have been fully secured; b. the Zoning By-law Amendment for Application 24 121126 STE 04 OZ has come into full force and effect; c. the issuance of the Notice of Approval Conditions for site plan approval by the Executive Director, Development Review or their designate, pursuant to Section 114 of the City of Toronto Act, 2006, or as otherwise determined by the Chief Planner and Executive Director, City Planning; d. the issuance of excavation and shoring permits (conditional or full permit) for the approved development on the site; and e. the owner has confirmed, in writing, that all existing rental dwelling units proposed to be demolished are vacant. 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 or their designate, 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 1930-1938 Bloor Street West and 3, 5 and 21 Quebec Avenue after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 2 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to section 6.2 of Chapter 363, on condition that: a. the owner removes all debris and rubble from the site immediately after demolition; b. the owner erects solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building; c. the owner erects the proposed building on the site no later than three (3) years from the date that the demolition of the existing rental dwelling units commences, subject to the timeframe being extended at the discretion of the Chief Planner and Executive Director, City Planning; and d. should the owner fail to complete the proposed building within the time specified in Recommendation 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 any other related agreements.
Staff recommendation as filed
The Director, Strategic Initiatives, Policy and Analysis recommends that: 1. City Council approve the Rental Housing Demolition Application 24 121138 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 to permit the demolition of 12 existing rental dwelling units located at 1930-1938 Bloor Street West and 3, 5 and 21 Quebec Avenue, subject to the following conditions: a. the owner shall provide and maintain 12 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; b. the replacement rental dwelling units required by Recommendation 1.a. above shall collectively have a total gross floor area of at least 817 square metres and be comprised of 7 one-bedroom units and 5 two-bedroom units, as generally illustrated in the plans submitted to the City Planning Division dated March 26, 2025. Any revision to these plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning; c. the owner shall, as part of the 12 replacement rental dwelling units required in Recommendation 1.a above, provide at least 2 one-bedroom units and 4 two-bedroom units at affordable rents, 3 one-bedroom units at mid-range (affordable) rents, and 2 one-bedroom units and 1 two-bedroom unit at mid-range (moderate) rents, as currently defined in the City's Official Plan, all for a period of at least 10 years beginning from the date of first occupancy of each unit; d. the owner shall provide a Tenant Assistance Plan for tenants of the 12 existing rental dwelling units proposed to be demolished at 1930-1938 Bloor Street West and 3, 5 and 21 Quebec Avenue to the satisfaction of the Chief Planner and Executive Director, City Planning; e. the owner shall provide tenants of all 12 replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed 19-storey building at no extra charge. Access to, and use of, these amenities shall be on the same terms and conditions as any other resident of the building without the need to pre-book or pay a fee, unless specifically required as a customary practice for private bookings; f. the owner shall provide ensuite laundry and central air conditioning in each replacement rental dwelling unit at no extra charge; g. the owner shall provide and make available for rent at least 5 vehicle parking spaces to tenants of the replacement rental dwelling units. Such parking spaces shall be made available firstly to returning tenants who previously rented a vehicle parking space, and at similar monthly parking charges that such tenants previously paid. The remaining vehicle parking spaces shall be made available to tenants of the replacement rental units to the satisfaction of the Chief Planner and Executive Director, City Planning; h. the owner shall provide tenants of all replacement rental dwelling units with access to bicycle and visitor parking on the same terms and conditions as any other resident of the proposed development; i. the replacement rental dwelling units required in Recommendation 1.a. above shall be made ready and available for occupancy no later than the date by which 70 percent of the new dwelling units in the proposed development, exclusive of the replacement rental dwelling units, are made available and ready for occupancy, subject to any revisions to the satisfaction of the Chief Planner and Executive Director, City Planning; and j. the owner shall enter into, and register on title to the lands at subject site, an agreement pursuant to Section 111 of the City of Toronto Act, 2006, to secure the conditions outlined in Recommendations 1.a. through 1.i. above all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning. 2. City Council authorize the Chief Planner and Executive Director, City Planning, to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006, for the demolition of the 12 existing rental dwelling units located at 1930- 1938 Bloor Street West and 3, 5, and 21 Quebec Avenue after all the following have occurred: a. all conditions in Recommendation 1 above have been fully secured; b. the Zoning By-law Amendment for Application 24 121126 STE 04 OZ has come into full force and effect; c. the issuance of the Notice of Approval Conditions for site plan approval by the Executive Director, Development Review or their designate, pursuant to Section 114 of the City of Toronto Act, 2006, or as otherwise determined by the Chief Planner and Executive Director, City Planning; d. the issuance of excavation and shoring permits (conditional or full permit) for the approved development on the site; and e. the owner has confirmed, in writing, that all existing rental dwelling units proposed to be demolished are vacant. 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, or their designate, 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 1930 - 1938 Bloor Street West and 3, 5 and 21 Quebec Avenue after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 2 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to section 6.2 of Chapter 363, on condition that: a. the owner removes all debris and rubble from the site immediately after demolition; b. the owner erects solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building; c. the owner erects the proposed building on the site no later than three (3) years from the date that the demolition of the existing rental dwelling units commences, subject to the timeframe being extended at the discretion of the Chief Planner and Executive Director, City Planning; and d. should the owner fail to complete the proposed building within the time specified in Recommendation 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 any other related agreements.
TE24.2adopted
This report reviews and recommends approval of the application to amend the Official Plan and Zoning By-law to permit three mixed use buildings with heights of 29, 26, and 9 storeys with 768 residential units, that conserves the designated heritage properties at 358-360 Dufferin Street (including the building at 350 Dufferin Street). A total of 49,173 square metres of gross floor area is proposed, including 46,713 square metres of residential space, 2,460 square metres of non-residential space, and 95 square metres for a greenhouse and community garden. A new mid-block connection is also provided with 2,778 square metres of privately-owned publicly accessible space (POPS). The POPS will serve as a central courtyard accessible from Dufferin Street, Melbourne Avenue and Milky Way Lane. A total of 208 vehicular parking spaces and 868 bicycle parking spaces are proposed. The proposed development is consistent with the Provincial Planning Statement (2024) and conforms to the City's Official Plan. Staff recommend 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 340-376R Dufferin Street and 2 Melbourne Avenue substantially in accordance with the draft Official Plan Amendment included as Attachment 5 to the report (June 18, 2025) from the Director, Community Planning, Toronto and East York District. 2. City Council amend Zoning By-law 569-2013 for the lands at 340-376R Dufferin Street and 2 Melbourne Avenue substantially in accordance with the draft Zoning By-law Amendment included as Attachment 6 to the report (June 18, 2025) from the Director, Community Planning, Toronto and East York District. 3. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment and draft Zoning By-law Amendment as may be required. 4. City Council request the Owner to make reasonable commercial efforts to identify, in consultation with the General Manager, Parks and Recreation, a suitable off-site parkland dedication as a substitution for an on-site parkland dedication that: a. is accessible to the area where the development site is located; b. is a good physical substitute for any on-site parkland dedication; c. is free and clear, above and below grade, of all easements, encumbrances and encroachments; d. is in an acceptable environmental condition; and e. the value of the off-site parkland dedication shall not exceed the estimated value of the on-site parkland dedication that would otherwise be required, which value may include the cost of acquiring the land, land transfer tax, typical closing cost and reasonable real estate commissions of up to 5 percent; and all to the satisfaction of the General Manager, Parks and Recreation. 5. Should the General Manager, Parks and Recreation, and Owner agree to a property as a substitution for an on-site dedication, City Council accept the off-site parkland dedication, in full or partial fulfilment of the parkland dedication requirements, pursuant to Section 42 of the Planning Act, with conveyance to the City to occur prior to the issuance of the first above grade building permit in accordance with the following: a. in the event that the value of off-site parkland dedication is less than the value of the on-site parkland dedication, the owner shall pay cash-in-lieu of parkland for the shortfall in parkland dedication in accordance with Chapter 415 Article III of the Municipal Code; and b. in the event that the Owner is unable to provide a substituted off-site parkland dedication to the City, the Owner will be required to satisfy the parkland dedication requirement through the payment of cash-in-lieu prior to the issuance of first above grade building permit in accordance with Chapter 415 Article III of the Municipal Code. 6. Should a substituted off-site parkland dedication be accepted by the City, City Council approve a development charge credit against the Parks and Recreation component of the Development Charges for the design and construction by the Owner of the Above Base Park Improvements to the satisfaction of the General Manager, Parks and Recreation; the development charge credit shall be in an amount that is the lesser of the cost to the Owner of designing and constructing the Above Base Park Improvements, as approved by the General Manager, Parks and Recreation, and the Parks and Recreation component of development charges payable for the development in accordance with the City's Development Charges By-law, as may be amended from time to time. 7. City Council request the General Manager, Transportation Services to review and report back on the feasibility of amending Schedule B of the City of Toronto Municipal Code Chapter 925, Permit Parking, to exclude the development located at 340-376R Dufferin Street and 2 Melbourne Avenue from Permit Parking.
Staff recommendation as filed
The Director, Community Planning, Toronto and East York District recommends that: 1. City Council amend the Official Plan for the lands at 340-376R Dufferin Street and 2 Melbourne Avenue substantially in accordance with the draft Official Plan Amendment included as Attachment No. 5 to this report. 2. City Council amend Zoning By-law 569-2013 for the lands at 340-376R Dufferin Street and 2 Melbourne Avenue substantially in accordance with the draft Zoning By-law Amendment included as Attachment No. 6 to this report. 3. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment and draft Zoning By-law Amendment as may be required. 4. City Council request that the Owner make reasonable commercial efforts to identify, in consultation with the General Manager, Parks and Recreation, a suitable off-site parkland dedication as a substitution for an on-site parkland dedication that: a. is accessible to the area where the development site is located; b. is a good physical substitute for any on-site parkland dedication; c. is free and clear, above and below grade, of all easements, encumbrances, and encroachments; d. is in an acceptable environmental condition; and e. the value of the off-site parkland dedication shall not exceed the estimated value of the on-site parkland dedication that would otherwise be required, which value may include the cost of acquiring the land, land transfer tax, typical closing cost and reasonable real estate commissions of up to 5 percent; and all to the satisfaction of the General Manager, Parks and Recreation. 5. Should the General Manager, Parks and Recreation, and Owner agree to a property as a substitution for an on-site dedication, City Council accept the off-site parkland dedication, in full or partial fulfilment of the parkland dedication requirements, pursuant to Section 42 of the Planning Act, with conveyance to the City to occur prior to the issuance of the first above grade building permit in accordance with the following: a. in the event that the value of off-site parkland dedication is less than the value of the on-site parkland dedication, the Owner shall pay cash-in-lieu of parkland for the shortfall in parkland dedication in accordance with Chapter 415 Article III of the Municipal Code; and b. in the event that the Owner is unable to provide a substituted off-site parkland dedication to the City, the Owner will be required to satisfy the parkland dedication requirement through the payment of cash-in-lieu prior to the issuance of first above grade building permit in accordance with Chapter 415 Article III of the Municipal Code. 6. Should a substituted off-site parkland dedication be accepted by the City, City Council approve a development charge credit against the Parks and Recreation component of the Development Charges for the design and construction by the Owner of the Above Base Park Improvements to the satisfaction of the General Manager, Parks and Recreation. The development charge credit shall be in an amount that is the lesser of the cost to the Owner of designing and constructing the Above Base Park Improvements, as approved by the General Manager, Parks and Creation, and the Parks and Recreation component of development charges payable for the development in accordance with the City's Development Charges By-law, as may be amended from time to time. 7. City Council request the General Manager, Transportation Services to review and report back on the feasibility of amending Schedule B of the City of Toronto Municipal Code Chapter 925, Permit Parking, to exclude the development located at 340-376R Dufferin Street and 2 Melbourne Avenue from Permit Parking.
TE24.3adopted
This report recommends that City Council approve the proposed alterations and demolitions under Sections 33 and 34 of the Ontario Heritage Act for the properties at 358-360 Dufferin Street (including structure address 350 Dufferin Street) and grant authority to enter into a Heritage Easement Agreement. The subject properties comprise part of the Dominion Radiator Complex, a Late-Victorian era industrial compound defined by Factory Office buildings grouped around an open, central courtyard. The prominent Toronto architect, E.J. Lennox, is attributed to the adaptation and expansion of buildings on the site during Dominion Radiator's ownership (1889-1907). The functional industrial design of the Foundry, Mixing & Core Oven Buildings with their large footprints and the tall brick chimneys are typical Victorian industrial buildings. The site constitutes a cultural heritage landscape that facilitated heavy industrial manufacturing and contributed to the historic character of Parkdale. This Heritage Permit application is in connection with an application to amend the Official Plan and Zoning By-law to permit three mixed use buildings with heights of 29, 26, and 9 storeys. The redevelopment achieves whole-building retention and re-use of the Mixing & Core Oven Buildings. The Factory Office and Foundry Buildings are to be partially retained within the new construction surrounding the central courtyard, which is to become re-animated as a Privately-Owned-Publicly Accessible-Space.
The Toronto and East York Community Council recommends that: 1. City Council approve: a. the application to alter the designated heritage property at 358-360 Dufferin Street (including structure address at 350 Dufferin Street), with conditions, under Part IV, Section 33 of the Ontario Heritage Act to allow for the construction of a mixed use development with such alterations substantially in accordance with the plans and drawings dated April 29, 2025 prepared by Sweeny & Co Architects and on file with the Senior Manager, Heritage Planning and the Heritage Impact Assessment prepared by ERA Architects, dated May 1, 2025, and on file with the Senior Manager, Heritage Planning, all subject to and in accordance with the Conservation Plan satisfactory to the Senior Manager, Heritage Planning; and b. the application to demolish the specified heritage attributes of the designated heritage property at 358-360 Dufferin Street (including structure address at 350 Dufferin Street), with conditions, under Part IV, Section 34(1) 1 of the Ontario Heritage Act to allow for the construction of a mixed use development with the removal of the specified heritage attributes on the designated heritage property being substantially in accordance with the plans and drawings dated April 29, 2025 prepared by Sweeny & Co Architects and on file with the Senior Manager, Heritage Planning and the Heritage Impact Assessment prepared by ERA Architects, dated May 1, 2025, and on file with the Senior Manager, Heritage Planning, all subject to and in accordance with the Conservation Plan satisfactory to the Senior Manager, Heritage Planning. 2. City Council direct that its consent to the application to alter the designated heritage property at 358-360 Dufferin Street (including structure address at 350 Dufferin Street), in accordance with Part IV, Section 33 of the Ontario Heritage Act, and its consent to the demolition of heritage attributes at 358-360 Dufferin Street (including structure address at 350 Dufferin Street), under Part IV, Section 34(1)1 of the Ontario Heritage Act, are also subject to the following conditions: a. the related Official Plan Amendment and Zoning By-law Amendment permitting the proposed alterations has been enacted by City Council and has come into full force and effect; b. prior to the introduction of the Bills for such Official Plan Amendment and Zoning By-law Amendment by City Council, the owner shall: 1. enter into a Heritage Easement Agreement with the City for the property at 358-360 Dufferin Street (including structure address at 350 Dufferin Street), substantially in accordance with the plans and drawings dated April 29, 2025 prepared by Sweeny & Co Architects and on file with the Senior Manager, Heritage Planning and the Heritage Impact Assessment prepared by ERA Architects, dated May 1, 2025, all on file with the Senior Manager, Heritage Planning, subject to and in accordance with the Conservation Plan required in Recommendation 2.b.2 below, to the satisfaction of the Senior Manager, Heritage Planning, including execution and registration of such agreement to the satisfaction of the City Solicitor; and 2. provide a detailed Conservation Plan, prepared by a qualified heritage consultant that is substantially in accordance with the conservation strategy set out in the Heritage Impact Assessment for the property at 358-360 Dufferin Street (including structure address at 350 Dufferin Street) to the satisfaction of the Senior Manager, Heritage Planning; c. prior to the issuance of any permit for all or any part of the property at 358-360 Dufferin Street (including structure address at 350 Dufferin Street), including a heritage permit or a building permit, but excluding permits for repairs and maintenance and usual and minor works for the existing heritage building as are acceptable to the Senior Manager, Heritage Planning, the owner shall: 1. have entered into a Heritage Easement Agreement with the City required in Recommendation 2.b.1 above for the property at 358-360 Dufferin Street (including structure address at 350 Dufferin Street), including registration on title of such agreement, to the satisfaction of the City Solicitor; 2. have obtained final approval for the necessary Official Plan Amendment and Zoning By-law Amendments, and such Amendments to have come into full force and effect; 3. provide a Heritage Lighting Plan that describe how the exterior of the heritage property will be sensitively illuminated to enhance its heritage character to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such a plan to the satisfaction of the Senior Manager, Heritage Planning; 4. 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; 5. submit a Signage Plan to the satisfaction of the Senior Manager, Heritage Planning; 6. provide a detailed Landscape Plan for the subject property, satisfactory to the Senior Manager, Heritage Planning; 7. provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Conservation Plans required in Recommendation 2.b.2 above including a description of materials and finishes, to be prepared by the project architect and a qualified heritage consultant to the satisfaction of the Senior Manager, Heritage Planning; and 8. provide a Letter of Credit, including provision for upwards indexing, in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Planning, to secure all work included in the approved Conservation Plan and Interpretation Plan; and d. prior to the release of the Letter of Credit required in Recommendation 2.c.8 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 and Interpretation Plans and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Planning; and 2. provide replacement Heritage Easement Agreement photographs to the satisfaction of the Senior Manager, Heritage Planning. 3. City Council authorize the City Solicitor to introduce the necessary Bill in City Council authorizing the entering into of a Heritage Easement Agreement for the property at 358-360 Dufferin Street (including structure address at 350 Dufferin Street). 4. City Council authorize the City Solicitor and City staff to take all necessary actions to implement City Council's decision.
Staff recommendation as filed
The Senior Manager, Heritage Planning, Urban Design, City Planning recommends that: 1. City Council approve: a. the application to alter the designated heritage property at 358-360 Dufferin Street (including structure address at 350 Dufferin Street), with conditions, under Part IV, Section 33 of the Ontario Heritage Act to allow for the construction of a mixed use development with such alterations substantially in accordance with the plans and drawings dated April 29, 2025 prepared by Sweeny & Co Architects and on file with the Senior Manager, Heritage Planning and the Heritage Impact Assessment prepared by ERA Architects, dated May 1, 2025, and on file with the Senior Manager, Heritage Planning, all subject to and in accordance with the Conservation Plan satisfactory to the Senior Manager, Heritage Planning; and b. the application to demolish the specified heritage attributes of the designated heritage property at 358-360 Dufferin Street (including structure address at 350 Dufferin Street), with conditions, under Part IV, Section 34(1) 1 of the Ontario Heritage Act to allow for the construction of a mixed use development with the removal of the specified heritage attributes on the designated heritage property being substantially in accordance with the plans and drawings dated April 29, 2025 prepared by Sweeny & Co Architects and on file with the Senior Manager, Heritage Planning and the Heritage Impact Assessment prepared by ERA Architects, dated May 1, 2025, and on file with the Senior Manager, Heritage Planning, all subject to and in accordance with the Conservation Plan satisfactory to the Senior Manager, Heritage Planning. 2. City Council direct that its consent to the application to alter the designated heritage property at 358-360 Dufferin Street (including structure address at 350 Dufferin Street), in accordance with Part IV, Section 33 of the Ontario Heritage Act, and its consent to the demolition of heritage attributes at 358-360 Dufferin Street (including structure address at 350 Dufferin Street), under Part IV, Section 34(1)1 of the Ontario Heritage Act, are also subject to the following conditions: a. the related Official Plan Amendment and Zoning By-law Amendment permitting the proposed alterations has been enacted by City Council and has come into full force and effect; b. prior to the introduction of the bills for such Official Plan Amendment and Zoning By-law Amendment by City Council, the owner shall: 1. enter into a Heritage Easement Agreement with the City for the property at 358-360 Dufferin Street (including structure address at 350 Dufferin Street), substantially in accordance with the plans and drawings dated April 29, 2025 prepared by Sweeny & Co Architects and on file with the Senior Manager, Heritage Planning and the Heritage Impact Assessment prepared by ERA Architects, dated May 1, 2025, all on file with the Senior Manager, Heritage Planning, subject to and in accordance with the Conservation Plan required in Recommendation 2.b.2, to the satisfaction of the Senior Manager, Heritage Planning, including execution and registration of such agreement to the satisfaction of the City Solicitor; and 2. provide a detailed Conservation Plan, prepared by a qualified heritage consultant that is substantially in accordance with the conservation strategy set out in the Heritage Impact Assessment for the property at 358-360 Dufferin Street (including structure address at 350 Dufferin Street) to the satisfaction of the Senior Manager, Heritage Planning; c. prior to the issuance of any permit for all or any part of the property at 358-360 Dufferin Street (including structure address at 350 Dufferin Street), including a heritage permit or a building permit, but excluding permits for repairs and maintenance and usual and minor works for the existing heritage building as are acceptable to the Senior Manager, Heritage Planning, the owner shall: 1. have entered into a Heritage Easement Agreement with the City required in Recommendation 2.b.1 above for the property at 358-360 Dufferin Street (including structure address at 350 Dufferin Street), including registration on title of such agreement, to the satisfaction of the City Solicitor; 2. have obtained final approval for the necessary Official Plan Amendment and Zoning By-law Amendments, and such Amendments to have come into full force and effect; 3. provide a Heritage Lighting Plan that describe how the exterior of the heritage property will be sensitively illuminated to enhance its heritage character to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such a plan to the satisfaction of the Senior Manager Heritage Planning; 4. 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; 5. submit a Signage Plan to the satisfaction of the Senior Manager, Heritage Planning; 6. provide a detailed Landscape Plan for the subject property, satisfactory to the Senior Manager, Heritage Planning; 7. provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Conservation Plans required in Recommendation 2.b.2, including a description of materials and finishes, to be prepared by the project architect and a qualified heritage consultant to the satisfaction of the Senior Manager, Heritage Planning; and 8. provide a Letter of Credit, including provision for upwards indexing, in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Planning, to secure all work included in the approved Conservation Plan and Interpretation Plan; and d. prior to the release of the Letter of Credit required in Recommendation 2.c.8, the owner shall: 1. provide a letter of substantial completion prepared and signed by a qualified heritage consultant confirming that the required conservation work and the required interpretive work has been completed in accordance with the Conservation and Interpretation Plans and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Planning; and 2. provide replacement Heritage Easement Agreement photographs to the satisfaction of the Senior Manager, Heritage Planning. 3. City Council authorize the City Solicitor to introduce the necessary Bill in Council authorizing the entering into of a Heritage Easement Agreement for the property at 358-360 Dufferin Street (including structure address at 350 Dufferin Street). 4. City Council authorize the City Solicitor and City staff to take all necessary actions to implement City Council's decision.
TE24.4adopted
This report reviews and recommends approval of the application to amend the Zoning By-law to permit a 50-storey mixed use building with 452 dwelling units and 127 square metres of retail space at 101-105 Spadina Avenue and 363 Adelaide Street West. This site was previously approved in 2023 for a 39-storey mixed use building. The site was subject to a real estate transaction in December 16, 2020 between the applicant and the City of Toronto which reconfigured the existing parcels of land to facilitate the proposed development and also a 1,000 square metre City park on the northern portion of the site fronting Spadina Avenue and Adelaide Street West. There are no changes to the proposed City park being contemplated through this application to amend the Zoning By-law. A Toronto Parking Authority (TPA) parking facility will occupy 2 levels of the proposed 5 level underground garage.
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 101-105 Spadina Avenue and 363 Adelaide Street West, substantially in accordance with the draft Zoning By-law Amendment included as Attachment 5 to the report (June 17, 2025) from the Director, Community Planning, Toronto and East York District. 2. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendment as may be required. 3. City Council approve a development charge credit against the Parks and Recreation component of the Development Charges for the design and construction by the owner of the Above Base Park Improvements to the 1,000 square metre public park located at the northern portion of the site, to the satisfaction of the General Manager, Parks and Recreation; the development charge credit shall be in an amount that is the lesser of the cost to the owner of designing and constructing the Above Base Park Improvements, as approved by the General Manager, Parks and Recreation, and the Parks and Recreation component of development charges payable for the development in accordance with the City's Development Charges By-law, as may be amended from time to time.
Staff recommendation as filed
The Director, Community Planning, Toronto and East York District recommends that: 1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 101-105 Spadina Avenue and 363 Adelaide Street West, substantially in accordance with the draft Zoning By-law Amendment included as Attachment No. 5 to this report. 2. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendment as may be required. 3. City Council approve a development charge credit against the Parks and Recreation component of the Development Charges for the design and construction by the owner of the Above Base Park Improvements to the 1,000 square metre public park located at the northern portion of the site, to the satisfaction of the General Manager, Parks and Recreation. The development charge credit shall be in an amount that is the lesser of the cost to the owner of designing and constructing the Above Base Park Improvements, as approved by the General Manager, Parks and Recreation, and the Parks and Recreation component of development charges payable for the development in accordance with the City's Development Charges By-law, as may be amended from time to time.
TE24.5amended
126 - 130 Avenue Road - Zoning By-law Amendment, Application - Decision Report - Approval
This Report reviews and recommends approval of an application to amend the Zoning By-law to permit an 11-storey mixed-use building at 126-130 Avenue Road containing a total of 60 dwelling units (including 11 rental replacement units), 169 square metres of at-grade retail, an underground parking garage containing 18 vehicular parking spaces, and 66 bicycle parking spaces. The application proposes the demolition of the three existing buildings at 126, 128, and 130 Avenue Road. The existing buildings are located within the East Annex Heritage Conservation District (EAHCD) and are not considered to be "of heritage significance at this time". An approval report for the application to demolish the designated properties under Section 42 of the Ontario Heritage Act will be presented to the Toronto Preservation Board on June 30, 2025, and will be considered concurrently with this report at the July 8, 2025 Toronto and East York Community Council meeting. A related Rental Housing Demolition and Conversion application (23 119299 STE 11 RH) has also been submitted as the proposed development includes the demolition of 11 rental dwelling units. The proposal includes replacement of all 11 units with new units of the same type and of similar size, and a Tenant Assistance Plan that addresses the right for eligible tenants to return to replacement rental dwelling units at similar rents and financial assistance to lessen hardship. An approval report for the Rental Housing Demolition application has been advanced concurrently with this Zoning By-law Amendment approval report.
The Toronto and East York Community Council recommends that: 1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 126-130 Avenue Road substantially in accordance with the draft Zoning By-law Amendment included as Attachment 5 to the report (June 19, 2025) from the Acting Director, Community Planning, Toronto and East York District. 2. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendment as may be required. 3. Before introducing the necessary Bills to City Council for enactment, City Council require: a. that City Council has approved the Rental Housing Demolition Application (23 119299 STE 11 RH) under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006, to permit the demolition of 11 existing rental dwelling units; b. the owner submit a revised Functional Servicing and Stormwater Management Report, ("Engineering Reports"), and supporting plans, to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services; and/or c. the owner enter into a financially secured agreement with the City to secure the construction of any upgrades or required improvements to the existing municipal infrastructure identified in the accepted Engineering Reports to support the development, if any, all to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services. 4. City Council direct the General Manager, Solid Waste Management Services to amend the Toronto Municipal Code as necessary to exclude the development at 126-130 Avenue Road from curbside garbage collection. 5. City Council request the applicant to establish a Neighbourhood Liaison Committee, in consultation with the Ward Councillor, and to consult the Neighbourhood Liaison Committee in developing and implementing a Neighbourhood Communication Strategy and the Construction Management Plan for the project, including with respect to noise, dust, contractor parking, vehicle staging and haul routes. 6. City Council request the applicant to consult with nearby residents and the residents' associations including the Annex Residents' Association, the ABC Residents' Association and the Greater Yorkville Residents' Association, in preparation of, and at, the site plan application stage, including with respect to public realm improvements such as additional street trees. 7. City Council request that through the site plan application process staff work with the applicant to secure a right of first refusal for the existing flower shops to lease retail space in the new building, and all other commitments in the applicant's letter of July 7, 2025. 8. City Council request the Executive Director, Development Review to consider securing the following as part of the site plan agreement: a. a minimum 3.5 metre wide easement within the rear driveway to allow for a future vehicular and pedestrian connection between Bernard Avenue and Davenport Road; b. short-term bicycle parking spaces, though not within the public realm along Avenue Road; c. removal of the existing hydro poles along Avenue Road and Bernard Avenue and burial of associated hydro wires servicing the future development, in consultation and subject to approval from Toronto Hydro; d. the gas meter to be installed at the rear of the building or within a recessed portion of the building along Bernard Avenue and not to be installed facing Avenue Road, in consultation with and subject to approval from Enbridge; e. appropriate heritage commemoration of the site's history and architecture; f. an outdoor, publicly accessible source of drinking water; g. outdoor seating, to be located within or adjacent to the public right-of-way for public use, in consultation with Transportation Services; and h. low-carbon energy strategy as part of the site plan agreement that includes at least the following sustainability measures: 1. a highly energy-efficient building envelope; 2. low carbon building heating and cooling, including Energy Recovery Units that provide sensible and latent heat recovery from ventilation in each suite; 3. ample electrical outlets for bicycle charging in the interior bicycle parking area; 4. fixtures and appliances that are efficient in their use of water and energy; 5. electric-only appliances or fireplaces in the residential units; 6. accommodation for future solar photovoltaic system; 7. improved Stormwater management measures; 8. installation of outdoor (dark sky) downward lighting; 9. provision of indoor space dedication for household hazardous waste; and 10. conduit to allow for electric vehicle supply equipment for 100 percent of motor vehicle parking. 9. City Council request the General Manager, Transportation Services to review and report back on the feasibility of amending Schedule B of the City of Toronto Municipal Code Chapter 925, Permit Parking, to exclude the development located at 126-130 Avenue Road from Permit Parking.
Staff recommendation as filed
The Acting Director, Community Planning Toronto and East York District recommends that: 1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 126-130 Avenue Road substantially in accordance with the draft Zoning By-law Amendment included as Attachment 5 to this Report. 2. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendment as may be required. 3. Before introducing the necessary Bills to City Council for enactment, City Council require: a. that City Council has approved the Rental Housing Demolition Application (23 119299 STE 11 RH) under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006, to permit the demolition of 11 existing rental dwelling units; b. the owner submit a revised Functional Servicing and Stormwater Management Report, ("Engineering Reports"), and supporting plans, to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services; and/or c. the owner enter into a financially secured agreement with the City to secure the construction of any upgrades or required improvements to the existing municipal infrastructure identified in the accepted Engineering Reports to support the development, if any, all to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services.
TE24.6adopted
126, 128 and 130 Avenue Road - Rental Housing Demolition Application - Decision Report - Approval
This report recommends approval of a Rental Housing Demolition application which proposes to demolish 11 rental dwelling units located at 126, 128 and 130 Avenue Road. The 11 rental units are proposed to be replaced as part of the new development on the site. The proposal includes a Tenant Assistance Plan that addresses the right of existing tenants to return to replacement rental units at similar rents and provides financial compensation to mitigate hardship. The proposed development on the site is the subject of a related Zoning By-law Amendment application (23 119287 STE 11 OZ). The proposed development would permit a 11-storey residential building with 60 dwelling units, including 11 replacement rental units and 169 square metres of commercial use at grade. An approval report for the Zoning By-law Amendment application has been advanced concurrently with this Rental Housing Demolition application approval report. This report also recommends approval of the Residential Demolition Permit under Chapter 363 of the Toronto Municipal Code, subject to conditions.
The Toronto and East York Community Council recommends that: 1. City Council approve the Rental Housing Demolition Application 23 119299 STE 11 RH in accordance with Chapter 667 of the Toronto Municipal Code and pursuant to Section 111 of the City of Toronto Act, 2006, to permit the demolition of 11 existing rental dwelling units located at 126, 128 and 130 Avenue Road, subject to the following conditions: a. the owner shall provide and maintain 11 replacement rental dwelling units on the subject site for a period of at least 20 years beginning from the date that each replacement rental dwelling unit is first occupied and, during which time, no application may be submitted to the City for condominium registration, or for any other conversion to a non-rental housing purpose, or for demolition without providing for replacement; b. the replacement rental dwelling units required by Recommendation 1.a. above shall collectively have a total gross floor area of at least 7,582 square feet and be comprised of 1 studio unit, 4 one-bedroom units, and 6 two-bedroom units, as generally illustrated in the plans submitted to City Planning dated May 7, 2025; and any revision to these plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning; c. the owner shall, as part of the 11 replacement rental dwelling units required in Recommendation 1.a. above, provide at least 1 two-bedroom unit at affordable rents, 1 studio unit and 1 two-bedroom unit at mid-range (affordable) rents, and 4 one-bedroom units and 4 two-bedroom units at mid-range (moderate) rents, as currently defined in the City's Official Plan, all for a period of at least 10 years beginning from the date of first occupancy of each unit; d. the owner shall provide a Tenant Assistance Plan for tenants of the 11 existing rental dwelling units proposed to be demolished to the satisfaction of the Chief Planner and Executive Director, City Planning; e. the owner shall provide tenants of all 11 replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed 11-storey building at no extra charge; access to, and use of, these amenities shall be on the same terms and conditions as any other resident of the building without the need to pre-book or pay a fee, unless specifically required as a customary practice for private bookings; f. the owner shall provide ensuite laundry and central air conditioning in each replacement rental dwelling unit at no extra charge; g. the owner shall provide tenants of all replacement rental dwelling units with access to bicycle and visitor parking on the same terms and conditions as any other resident of the proposed development; h. the replacement rental dwelling units required in Recommendation 1.a. above shall be made ready and available for occupancy no later than the date by which 70 percent of the new dwelling units in the proposed development, exclusive of the replacement rental dwelling units, are made available and ready for occupancy, subject to any revisions to the satisfaction of the Chief Planner and Executive Director, City Planning; and i. the owner shall enter into, and register on title to the lands at subject site, an Agreement pursuant to Section 111 of the City of Toronto Act, 2006, to secure the conditions outlined in Recommendations 1.a. through 1.h. above, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning. 2. City Council authorize the Chief Planner and Executive Director, City Planning to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006, for the demolition of the 11 existing rental dwelling units located at 126, 128 and 130 Avenue Road after all the following have occurred: a. all conditions in Recommendation 1 above have been fully secured; b. the Zoning By-law Amendment for Application 23 119287 STE 11 OZ has come into full force and effect; c. the issuance of the Notice of Approval Conditions for site plan approval by the Executive Director, Development Review or their designate, pursuant to Section 114 of the City of Toronto Act, 2006, or as otherwise determined by the Chief Planner and Executive Director, City Planning; d. the issuance of excavation and shoring permits (conditional or full permit) for the approved development on the site; and e. the owner has confirmed, in writing, that all existing rental dwelling units proposed to be demolished are vacant. 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 or their designate, 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 126, 128 and 130 Avenue Road after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 2 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to section 6.2 of Chapter 363, on condition that: a. the owner removes all debris and rubble from the site immediately after demolition; b. the owner erects solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building; c. the owner erects the proposed building on the site no later than three (3) years from the date that the demolition of the existing rental dwelling units commences, subject to the timeframe being extended at the discretion of the Chief Planner and Executive Director, City Planning; and d. should the owner fail to complete the proposed building within the time specified in Recommendation 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 any other related agreements.
Staff recommendation as filed
The Director, Strategic Initiatives, Policy and Analysis recommends that: 1. City Council approve the Rental Housing Demolition Application 23 119299 STE 11 RH in accordance with Chapter 667 of the Toronto Municipal Code and pursuant to Section 111 of the City of Toronto Act, 2006, to permit the demolition of 11 existing rental dwelling units located at 126, 128 and 130 Avenue Road, subject to the following conditions: a. the owner shall provide and maintain 11 replacement rental dwelling units on the subject site for a period of at least 20 years beginning from the date that each replacement rental dwelling unit is first occupied and, during which time, no application may be submitted to the City for condominium registration, or for any other conversion to a non-rental housing purpose, or for demolition without providing for replacement; b. the replacement rental dwelling units required by Recommendation 1.a. above shall collectively have a total gross floor area of at least 7,582 square feet and be comprised of 1 studio unit, 4 one-bedroom units, and 6 two-bedroom units, as generally illustrated in the plans submitted to City Planning dated May 7, 2025. Any revision to these plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning; c. the owner shall, as part of the 11 replacement rental dwelling units required in Recommendation 1.a above, provide at least 1 two-bedroom unit at affordable rents, 1 studio unit and 1 two-bedroom unit at mid-range (affordable) rents, and 4 one-bedroom units and 4 two-bedroom units at mid-range (moderate) rents, as currently defined in the City's Official Plan, all for a period of at least 10 years beginning from the date of first occupancy of each unit; d. the owner shall provide a Tenant Assistance Plan for tenants of the 11 existing rental dwelling units proposed to be demolished to the satisfaction of the Chief Planner and Executive Director, City Planning; e. the owner shall provide tenants of all 11 replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed 11-storey building at no extra charge. Access to, and use of, these amenities shall be on the same terms and conditions as any other resident of the building without the need to pre-book or pay a fee, unless specifically required as a customary practice for private bookings; f. the owner shall provide ensuite laundry and central air conditioning in each replacement rental dwelling unit at no extra charge; g. the owner shall provide tenants of all replacement rental dwelling units with access to bicycle and visitor parking on the same terms and conditions as any other resident of the proposed development; h. the replacement rental dwelling units required in Recommendation 1.a. above shall be made ready and available for occupancy no later than the date by which 70 percent of the new dwelling units in the proposed development, exclusive of the replacement rental dwelling units, are made available and ready for occupancy, subject to any revisions to the satisfaction of the Chief Planner and Executive Director, City Planning; and i. the owner shall enter into, and register on title to the lands at subject site, an agreement pursuant to Section 111 of the City of Toronto Act, 2006 to secure the conditions outlined in Recommendations 1.a. through 1.h. above all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning. 2. City Council authorize the Chief Planner and Executive Director, City Planning to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006 for the demolition of the 11 existing rental dwelling units located at 126, 128, and 130 Avenue Road after all the following have occurred: a. all conditions in Recommendation 1 above have been fully secured; b. the Zoning By-law Amendment for Application 23 119287 STE 11 OZ has come into full force and effect; c. the issuance of the Notice of Approval Conditions for site plan approval by the Executive Director, Development Review or their designate, pursuant to Section 114 of the City of Toronto Act, 2006, or as otherwise determined by the Chief Planner and Executive Director, City Planning; d. the issuance of excavation and shoring permits (conditional or full permit) for the approved development on the site; and e. the owner has confirmed, in writing, that all existing rental dwelling units proposed to be demolished are vacant. 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, or their designate, 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 126, 128 and 130 Avenue Road after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 2 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to section 6.2 of Chapter 363, on condition that: a. the owner removes all debris and rubble from the site immediately after demolition; b. the owner erects solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building; c. the owner erects the proposed building on the site no later than three (3) years from the date that the demolition of the existing rental dwelling units commences, subject to the timeframe being extended at the discretion of the Chief Planner and Executive Director, City Planning; and d. should the owner fail to complete the proposed building within the time specified in Recommendation 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 any other related agreements.
TE24.7adopted
This report recommends that City Council approve the demolition of three category "X" buildings within the East Annex Heritage Conservation District (EAHCD) and approve the design of a replacement structure located at 126, 128 and 130 Avenue Road in accordance with Section 42(1) 2 and 42(1) 4 of the Ontario Heritage Act. The application is to demolish three existing buildings that form part of a row of buildings located on the west side of Avenue Road, between Bernard Avenue to the south and Davenport Road to the north. The EAHCD Plan allows for the demolition of category "X" buildings provided that the replacement building design complies with the EAHCD plan guidelines for new buildings. The demolition would allow for the construction of a new 11-storey building that meets the general intent of the EAHCD Plan's guidelines and would not detract from rated heritage buildings to the west of the development site. On March 2, 2023, a related Zoning By-law Amendment application was made for 126-130 Avenue Road (23 119287 STE 11 OZ) to permit construction of a new 11-storey mixed-use building, containing 60 dwelling units and retail uses at-grade. The recommendations in this report relate solely to the approvals required under the Ontario Heritage Act.
The Toronto and East York Community Council recommends that: 1. City Council approve the demolition of the category "X" buildings at 126, 128 and 130 Avenue Road, in the East Annex Heritage Conservation District, in accordance with Section 42(1) 4 of the Ontario Heritage Act and the erection of one building in accordance with Section 42(1) 2 of the Ontario Heritage Act subject to the following: a. City Council approve the replacement building for 126, 128 and 130 Avenue Road as shown in the plans and elevations submitted by the applicant and prepared by Icon Architects dated May 8, 2025 along with the Heritage Impact Assessment prepared by ERA Architects Inc dated April 22, 2025 and on file with the Senior Manager, Heritage Planning, and that the replacement structure be constructed substantially in accordance with the submitted plans; and b. prior to the issuance of any heritage permit for the property at 126, 128 and 130 Avenue Road including a demolition permit, but excluding permits for interior work, repairs and maintenance and usual and minor works for the existing category "X" buildings as are acceptable to the Senior Manager, Heritage Planning, the applicant provide the following to the satisfaction of the Senior Manager, Heritage Planning: 1. photo documentation of the existing buildings at 126, 128 and 130 Avenue Road; and 2. final building permit drawings for the replacement structure and a landscape plan consistent with the East Annex Heritage Conservation District Plan and substantially in accordance with the plans and elevations submitted by the applicant and prepared by Icon Architects dated May 8, 2025 and the East Annex Heritage Conservation District Plan.
Staff recommendation as filed
The Senior Manager, Heritage Planning, Urban Design, City Planning recommends that: 1. City Council approve the demolition of the category "X" buildings at 126, 128 and 130 Avenue Road, in the East Annex Heritage Conservation District, in accordance with Section 42(1) 4 of the Ontario Heritage Act and the erection of one building in accordance with Section 42(1) 2 of the Ontario Heritage Act subject to the following: a. City Council approve the replacement building for 126, 128 and 130 Avenue Road as shown in the plans and elevations submitted by the applicant and prepared by Icon Architects dated May 8, 2025 along with the Heritage Impact Assessment prepared by ERA Architects Inc dated April 22, 2025 and on file with the Senior Manager, Heritage Planning, and that the replacement structure be constructed substantially in accordance with the submitted plans; and b. that prior to the issuance of any heritage permit for the property at 126, 128 and 130 Avenue Road including a demolition permit, but excluding permits for interior work, repairs and maintenance and usual and minor works for the existing category "X" buildings as are acceptable to the Senior Manager, Heritage Planning, the applicant provide the following to the satisfaction of the Senior Manager, Heritage Planning: 1. photo documentation of the existing buildings at 126, 128 and 130 Avenue Road; and 2. final building permit drawings for the replacement structure and a landscape plan consistent with the East Annex Heritage Conservation District Plan and substantially in accordance with the plans and elevations submitted by the applicant and prepared by Icon Architects dated May 8, 2025 and the East Annex Heritage Conservation District Plan.
TE24.8amended
This report reviews and recommends approval of the application to amend the Official Plan and Zoning By-law to permit a 123.5-metre (37-storey, excluding mechanical penthouse) mixed-use building on the south side of Eglinton Avenue West, east of Northcliffe Boulevard, at 1675 and 1685 Eglinton Avenue West. The building is proposed to contain 424 dwelling units, including 75 rental replacement units, with a total gross floor area of 26,600 square metres, including 269 square metres of commercial-retail space. The proposal would provide 482 bicycle and 91 vehicle parking spaces, as well as a 3.0-metre-wide rear land conveyance for a future public laneway. A Rental Housing Demolition application (Number 24 194451 STE 12 RH) has been submitted, and will be reviewed and analyzed in a related but separate Rental Housing Demolition Application - Decision Report. The site is directly east of the development proposal at 1711-1741 Eglinton Avenue West (Application Number 24 192670 STE 12 OZ), which is also being considered at the July 8, 2025, Toronto and East York Community Council. Staff's review and recommendations of the two adjacent proposals, have been coordinated.
The Toronto and East York Community Council recommends that: 1. City Council amend the Official Plan for the lands municipally known as 1675 and 1685 Eglinton Avenue West substantially in accordance with the draft Official Plan Amendment included as Attachment 5 to the report (June 19, 2025) from the Acting Director, Community Planning, Toronto and East York District. 2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 1675 and 1685 Eglinton Avenue West substantially in accordance with the draft Zoning By-law Amendment included as Attachment 6 to the report (June 19, 2025) from the Acting Director, Community Planning, Toronto and East York District. 3. City Council authorize the City Solicitor to make stylistic and technical changes to the draft Official Plan Amendment and draft Zoning By-law Amendment as may be required. 4. City Council request the owner to make reasonable commercial efforts to convey off-site parkland to the City equal to the value of the on-site parkland dedication, in fulfillment of the parkland dedication requirements pursuant to Section 42 of the Planning Act, with the off-site parkland dedication to be acceptable to the General Manager, Parks and Recreation, and free and clear of any above or below grade encumbrances, with the exception of any encumbrances as may be otherwise approved by the General Manager, Parks and Recreation, to be conveyed prior to the issuance of the first above grade building permit; and: a. in the event that the off-site parkland dedication is less than the value of the on-site parkland dedication, then the owner will pay cash-in-lieu of parkland to make up for the shortfall in parkland dedication, prior to the issuance of the first above grade building permit; b. in the event that the owner is unable to provide an acceptable off-site parkland dedication to the City, the owner will be required to satisfy the parkland dedication requirement through the payment of cash-in-lieu; and c. the value of the cash-in-lieu of parkland dedication will be appraised through Real Estate Services and payment will be required prior to the issuance of the first above grade building permit. 5. City Council approve a development charge credit against the Parks and Recreation component of the Development Charges for any design and construction by the owner of the Above Base Park Improvements to the satisfaction of the General Manager, Parks and Recreation; the development charge credit shall be in an amount that is the lesser of the cost to the owner of designing and constructing the Above Base Park Improvements, as approved by the General Manager, Parks and Recreation, and the Parks and Recreation component of development charges payable for the development in accordance with the City's Development Charges By-law, as may be amended from time to time. 6. City Council direct the City Solicitor to withhold the necessary Bills for enactment until: a. the owner, at its sole cost and expense, provides a revised Pedestrian Level Wind Tunnel Study to address the matters outlined in the report (June 19, 2025) from the Acting Director, Community Planning, Toronto and East York District to the satisfaction of the Executive Director, Development Review; and b. City Council has approved the Rental Housing Demolition Application Number 24 194451 STE 12 RH under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006, to permit the demolition of existing rental dwelling units. 7. City Council delegate the approval and signing authority to the Executive Director, Development Review for agreements related to payments-in-lieu of bicycle parking under Article 900.11.10 Exception Number 1119 of Zoning By-law 569-2013, as amended, in a form satisfactory to the City Solicitor. 8. City Council direct the Executive Director, Development Review to use $538 per short-term bicycle parking space reduced, adjusted for inflation, as the basis upon which payments under Article 900.11.10 Exception Number 1119 of Zoning By-law 569-2013, as amended, be calculated. 9. City Council direct the Executive Director, Development Review to use $1,076 per long-term bicycle parking space reduced, adjusted for inflation, as the basis upon which payments under Article 900.11.10 Exception Number 1119 of Zoning By-law 569-2013, as amended, be calculated. 10. City Council request the owner of 1675 and 1685 Eglinton Avenue West to continue to meet with all relevant community stakeholders, including the "Little Jamaica Coalition" (composed of Oakwood Vaughan Community Organization, CP Planning and Toronto Community Benefits network), Black Urbanism Toronto, the Toronto District School Board and the Toronto Catholic District School Board, and the local Councillor during the Site Plan Control process to identify further opportunities to secure community benefits including affordable housing, provide updates of key project milestones, implement wind mitigation measures and consult on construction management. 11. City Council request the owner of 1675 and 1685 Eglinton Avenue West to work with the owner of 1711-1741 Eglinton Avenue West proposing the adjacent development to explore phasing the construction of the two proposals on each site to minimize tenant displacement 12. City Council request the owner of 1675 and 1685 Eglinton Avenue West to work with City staff and community stakeholders to offer the right of return for existing businesses that would be displaced by the site's redevelopment, or displaced legacy Black-owned business who previously operated in Little Jamaica, to the new retail spaces within the development to support the local Black-business ecosystem, in alignment with the objectives of the City's Action Plan to Confront Anti-Black Racism and the Little Jamaica and Eglinton West Study. 13. City Council request the Mayor to consider allocating any Community Benefits Charges funds collected from the development at 1675 and 1685 Eglinton Avenue West to the space or fit-out of the potential in-kind Community Benefits Charges community space at 1711-1741 Eglinton Avenue West, other future community spaces in proximity of the site or the provision of affordable housing in Ward 12, in consultation with local Councillor.
Staff recommendation as filed
The Acting Director, Community Planning, Toronto and East York District recommends that: 1. City Council amend the Official Plan for the lands municipally known as 1675 and 1685 Eglinton Avenue West substantially in accordance with the draft Official Plan Amendment included as Attachment 5 to this Report. 2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 1675 and 1685 Eglinton Avenue West substantially in accordance with the draft Zoning By-law Amendment included as Attachment 6 to this Report. 3. City Council authorize the City Solicitor to make stylistic and technical changes to the draft Official Plan Amendment and draft Zoning By-law Amendment as may be required. 4. City Council request that the owner make reasonable commercial efforts to convey off-site parkland to the City equal to the value of the on-site parkland dedication, in fulfillment of the parkland dedication requirements pursuant to Section 42 of the Planning Act, with the off-site parkland dedication to be acceptable to the General Manager, Parks and Recreation, and free and clear of any above or below grade encumbrances, with the exception of any encumbrances as may be otherwise approved by the General Manager, Parks and Recreation, to be conveyed prior to the issuance of the first above grade building permit; and: a. in the event that the off-site parkland dedication is less than the value of the on-site parkland dedication, then the owner will pay cash-in-lieu of parkland to make up for the shortfall in parkland dedication, prior to the issuance of the first above grade building permit; b. in the event that the owner is unable to provide an acceptable off-site parkland dedication to the City, the owner will be required to satisfy the parkland dedication requirement through the payment of cash-in-lieu; and c. the value of the cash-in-lieu of parkland dedication will be appraised through Real Estate Services and payment will be required prior to the issuance of the first above grade building permit. 5. City Council approve a development charge credit against the Parks and Recreation component of the Development Charges for any design and construction by the owner of the Above Base Park Improvements to the satisfaction of the General Manager, Parks and Recreation. The development charge credit shall be in an amount that is the lesser of the cost to the owner of designing and constructing the Above Base Park Improvements, as approved by the General Manager, Parks and Recreation, and the Parks and Recreation component of development charges payable for the development in accordance with the City's Development Charges By-law, as may be amended from time to time. 6. City Council direct the City Solicitor to withhold the necessary Bills for enactment until: a. the owner, at its sole cost and expense, provides a revised Pedestrian Level Wind Tunnel Study to address the matters outlined in this report to the satisfaction of the Executive Director, Development Review; and b. City Council has approved the Rental Housing Demolition Application Number 24 194451 STE 12 RH under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006, to permit the demolition of existing rental dwelling units. 7. City Council delegate the approval and signing authority to the Executive Director, Development Review for agreements related to payments-in-lieu of bicycle parking under Article 900.11.10 Exception Number 1119 of Zoning By-law 569-2013, as amended, in a form satisfactory to the City Solicitor. 8. City Council direct the Executive Director, Development Review to use $538 per short-term bicycle parking space reduced, adjusted for inflation, as the basis upon which payments under Article 900.11.10 Exception Number 1119 of Zoning By-law 569-2013, as amended, be calculated. 9. City Council direct the Executive Director, Development Review to use $1,076 per long-term bicycle parking space reduced, adjusted for inflation, as the basis upon which payments under Article 900.11.10 Exception Number 1119 of Zoning By-law 569-2013, as amended, be calculated.
TE24.9adopted
This report recommends approval of a Rental Housing Demolition application which proposes to demolish 75 rental dwelling units located at 1675 and 1685 Eglinton Avenue West. The 75 rental units are proposed to be replaced as part of the new development on the site. The proposal includes a Tenant Assistance Plan that addresses the right of existing tenants to return to replacement rental units at similar rents and provides financial compensation to mitigate hardship. The proposed development on the site is the subject of a related Official Plan and Zoning By-law Amendment application (24 194386 STE 12 OZ). The proposed development would permit a 37-storey residential building with 424 dwelling units, including 75 replacement rental units. An approval report for the Official Plan and Zoning By-law Amendment application has been advanced concurrently with this Rental Housing Demolition application approval report. This report also recommends approval of the Residential Demolition Permit under Chapter 363 of the Toronto Municipal Code, subject to conditions.
The Toronto and East York Community Council recommends that: 1. City Council approve the Rental Housing Demolition Application 24 194451 STE 12 RH in accordance with Chapter 667 of the Toronto Municipal Code and pursuant to Section 111 of the City of Toronto Act, 2006, to permit the demolition of 75 existing rental dwelling units located at 1675 and 1685 Eglinton Avenue West, subject to the following conditions: a. the owner shall provide and maintain 75 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; b. the replacement rental dwelling units required by Recommendation 1.a. above shall collectively have a total gross floor area of at least 3,601 square metres and be comprised of 31 studio units, 43 one-bedroom units and 1 two-bedroom unit, as generally illustrated in the plans submitted to City Planning dated April 24, 2025; and any revision to these plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning; c. the owner shall, as part of the 75 replacement rental dwelling units required in Recommendation 1.a above, provide at least 13 studio units, 27 one-bedroom units and 1 two-bedroom unit at affordable rents, 7 studio units and 5 one-bedroom units at mid-range (affordable) rents, and 11 studio units and 11 one-bedroom units at mid-range (moderate) rents, as currently defined in the City's Official Plan, all for a period of at least 10 years beginning from the date of first occupancy of each unit; d. the owner shall provide a Tenant Assistance Plan for tenants of the 75 existing rental dwelling units proposed to be demolished to the satisfaction of the Chief Planner and Executive Director, City Planning; e. the owner shall provide tenants of all 75 replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed 37-storey building at no extra charge; access to, and use of, these amenities shall be on the same terms and conditions as any other resident of the building without the need to pre-book or pay a fee, unless specifically required as a customary practice for private bookings; f. the owner shall provide ensuite laundry and central air conditioning in each replacement rental dwelling unit at no extra charge; g. the owner shall provide and make available for rent at least 9 vehicle parking spaces to tenants of the replacement rental dwelling units; such parking spaces shall be made available firstly to returning tenants who previously rented a vehicle parking space, and at similar monthly parking charges that such tenants previously paid; the remaining vehicle parking spaces shall be made available to tenants of the replacement rental units to the satisfaction of the Chief Planner and Executive Director, City Planning; h. the owner shall provide tenants of all replacement rental dwelling units with access to bicycle and visitor parking on the same terms and conditions as any other resident of the proposed development; i. the replacement rental dwelling units required in Recommendation 1.a. above shall be made ready and available for occupancy no later than the date by which 70 percent of the new dwelling units in the proposed development, exclusive of the replacement rental dwelling units, are made available and ready for occupancy, subject to any revisions to the satisfaction of the Chief Planner and Executive Director, City Planning; and j. the owner shall enter into, and register on title to the lands, an Agreement pursuant to Section 111 of the City of Toronto Act, 2006, to secure the conditions outlined in Recommendations 1.a. through 1.i. above, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning. 2. City Council authorize the Chief Planner and Executive Director, City Planning, to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006, for the demolition of the 75 existing rental dwelling units located at 1675 and 1685 Eglinton Avenue West after all the following have occurred: a. all conditions in Recommendation 1 above have been fully secured; b. the Official Plan and Zoning By-law Amendments for Application 24 194386 STE 12 OZ have come into full force and effect; c. the issuance of the Notice of Approval Conditions for site plan approval by the Executive Director, Development Review or their designate, pursuant to Section 114 of the City of Toronto Act, 2006, or as otherwise determined by the Chief Planner and Executive Director, City Planning; d. the issuance of excavation and shoring permits (conditional or full permit) for the approved development on the site; and e. the owner has confirmed, in writing, that all existing rental dwelling units proposed to be demolished are vacant. 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 or their designate, 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 1675 and 1685 Eglinton Avenue West after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 2 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to section 6.2 of Chapter 363, on condition that: a. the owner removes all debris and rubble from the site immediately after demolition; b. the owner erects solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building; c. the owner erects the proposed building on the site no later than three (3) years from the date that the demolition of the existing rental dwelling units commences, subject to the timeframe being extended at the discretion of the Chief Planner and Executive Director, City Planning; and d. should the owner fail to complete the proposed building within the time specified in Recommendation 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 any other related agreements.
Staff recommendation as filed
The Director, Strategic Initiatives, Policy and Analysis recommends that: 1. City Council approve the Rental Housing Demolition Application 24 194451 STE 12 RH in accordance with Chapter 667 of the Toronto Municipal Code and pursuant to Section 111 of the City of Toronto Act, 2006, to permit the demolition of 75 existing rental dwelling units located at 1675 and 1685 Eglinton Avenue West, subject to the following conditions: a. the owner shall provide and maintain 75 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; b. the replacement rental dwelling units required by Recommendation 1.a. above shall collectively have a total gross floor area of at least 3,601 square metres and be comprised of 31 studio units, 43 one-bedroom units and 1 two-bedroom unit, as generally illustrated in the plans submitted to City Planning dated April 24, 2025. Any revision to these plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning; c. the owner shall, as part of the 75 replacement rental dwelling units required in Recommendation 1.a above, provide at least 13 studio units, 27 one-bedroom units and 1 two-bedroom unit at affordable rents, 7 studio units and 5 one-bedroom units at mid-range (affordable) rents, and 11 studio units and 11 one-bedroom units at mid-range (moderate) rents, as currently defined in the City's Official Plan, all for a period of at least 10 years beginning from the date of first occupancy of each unit; d. the owner shall provide a Tenant Assistance Plan for tenants of the 75 existing rental dwelling units proposed to be demolished to the satisfaction of the Chief Planner and Executive Director, City Planning; e. the owner shall provide tenants of all 75 replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed 37-storey building at no extra charge. Access to, and use of, these amenities shall be on the same terms and conditions as any other resident of the building without the need to pre-book or pay a fee, unless specifically required as a customary practice for private bookings; f. the owner shall provide ensuite laundry and central air conditioning in each replacement rental dwelling unit at no extra charge; g. the owner shall provide and make available for rent at least 9 vehicle parking spaces to tenants of the replacement rental dwelling units. Such parking spaces shall be made available firstly to returning tenants who previously rented a vehicle parking space, and at similar monthly parking charges that such tenants previously paid. The remaining vehicle parking spaces shall be made available to tenants of the replacement rental units to the satisfaction of the Chief Planner and Executive Director, City Planning; h. the owner shall provide tenants of all replacement rental dwelling units with access to bicycle and visitor parking on the same terms and conditions as any other resident of the proposed development; i. the replacement rental dwelling units required in Recommendation 1.a. above shall be made ready and available for occupancy no later than the date by which 70 percent of the new dwelling units in the proposed development, exclusive of the replacement rental dwelling units, are made available and ready for occupancy, subject to any revisions to the satisfaction of the Chief Planner and Executive Director, City Planning; and j. the owner shall enter into, and register on title to the lands, an agreement pursuant to Section 111 of the City of Toronto Act, 2006 to secure the conditions outlined in Recommendations 1.a. through 1.i. above all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning. 2. City Council authorize the Chief Planner and Executive Director, City Planning, to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006 for the demolition of the 75 existing rental dwelling units located at 1675 and 1685 Eglinton Avenue West after all the following have occurred: a. all conditions in Recommendation 1 above have been fully secured; b. the Official Plan and Zoning By-law Amendments for Application 24 194386 STE 12 OZ have come into full force and effect; c. the issuance of the Notice of Approval Conditions for site plan approval by the Executive Director, Development Review or their designate, pursuant to Section 114 of the City of Toronto Act, 2006, or as otherwise determined by the Chief Planner and Executive Director, City Planning; d. the issuance of excavation and shoring permits (conditional or full permit) for the approved development on the site; and e. the owner has confirmed, in writing, that all existing rental dwelling units proposed to be demolished are vacant. 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, or their designate, 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 1675 and 1685 Eglinton Avenue West after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 2 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to section 6.2 of Chapter 363, on condition that: a. the owner removes all debris and rubble from the site immediately after demolition; b. the owner erects solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building; c. the owner erects the proposed building on the site no later than three (3) years from the date that the demolition of the existing rental dwelling units commences, subject to the timeframe being extended at the discretion of the Chief Planner and Executive Director, City Planning; and d. should the owner fail to complete the proposed building within the time specified in Recommendation 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 any other related agreements.
TE24.10amended
This report reviews and recommends approval of the application to amend the Official Plan and Zoning By-law to permit a 129.5-metre (39-storey excluding mechanical penthouse) mixed-use building, on the south side of Eglinton Avenue West, east of Northcliffe Boulevard, at 1711-1741 Eglinton Avenue West. The building is proposed to contain 427 dwelling units, including 8 rental replacement units and have a total gross floor area of 26,800 square metres, including 116 square metres of commercial-retail space. The proposal would provide 486 bicycle and 87 vehicle parking spaces, as well as a 3.0-metre-wide rear land conveyance for a future public laneway. A Rental Housing Demolition application (Number 24 192674 STE 12 RH) has been submitted, and will be reviewed and analyzed in a related but separate Rental Housing Demolition Application - Decision Report. An approximate 363-square metre community space is also proposed at the northwest corner of the site along Eglinton Avenue West, comprised of a 171-square metre indoor space and a connected 192-square metre outdoor area. The proposed indoor and outdoor community space is proposed to be an in-kind Community Benefits Charge (CBC) contribution for this site. Staff are continuing discussions with the applicant, in consultation with the Ward Councillor, to finalize and secure this contribution. The site is directly west of the development proposal at 1675 and 1685 Eglinton Avenue West (Application Number 24 194386 STE 12 OZ) which is also being considered at the July 8, 2025, Toronto and East York Community Council. Staff's review and recommendations of the two adjacent proposals, have been coordinated.
The Toronto and East York Community Council recommends that: 1. City Council amend the Official Plan for the lands municipally known as 1711-1741 Eglinton Avenue West substantially in accordance with the draft Official Plan Amendment included as Attachment 5 to the report (June 19, 2025) from the Acting Director, Community Planning, Toronto and East York District. 2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 1711-1741 Eglinton Avenue West substantially in accordance with the draft Zoning By-law Amendment included as Attachment 6 to the report (June 19, 2025) from the Acting Director, Community Planning, Toronto and East York District. 3. City Council authorize the City Solicitor to make stylistic and technical changes to the draft Official Plan Amendment and draft Zoning By-law Amendment as may be required. 4. City Council direct the Executive Director, Development Review, in consultation with the local Ward Councillor and the City Solicitor, to continue discussions with the applicant to finalize the details of the in-kind Community Benefits Charge community benefit (the proposed indoor and outdoor community space) pursuant to Section 37(6) of the Planning Act, and to report back to City Council for further instruction if the in-kind community benefit is offered by the applicant to the satisfaction of the Executive Director, Development Review. 5. City Council request the owner to make reasonable commercial efforts to convey off-site parkland to the City equal to the value of the on-site parkland dedication, in fulfillment of the parkland dedication requirements pursuant to Section 42 of the Planning Act, with the off-site parkland dedication to be acceptable to the General Manager, Parks and Recreation, and free and clear of any above or below grade encumbrances, with the exception of any encumbrances as may be otherwise approved by the General Manager, Parks and Recreation, to be conveyed prior to the issuance of the first above grade building permit, and: a. in the event that the off-site parkland dedication is less than the value of the on-site parkland dedication, then the owner will pay cash-in-lieu of parkland to make up for the shortfall in parkland dedication, prior to the issuance of the first above grade building permit; b. in the event that the owner is unable to provide an acceptable off-site parkland dedication to the City, the owner will be required to satisfy the parkland dedication requirement through the payment of cash-in-lieu; and c. the value of the cash-in-lieu of parkland dedication will be appraised through Real Estate Services and payment will be required prior to the issuance of the first above grade building permit. 6. City Council approve a development charge credit against the Parks and Recreation component of the Development Charges for any design and construction by the owner of the Above Base Park Improvements to the satisfaction of the General Manager, Parks and Recreation; the development charge credit shall be in an amount that is the lesser of the cost to the owner of designing and constructing the Above Base Park Improvements, as approved by the General Manager, Parks and Recreation, and the Parks and Recreation component of development charges payable for the development in accordance with the City's Development Charges By-law, as may be amended from time to time. 7. City Council direct the City Solicitor to withhold the necessary Bills for enactment, until: a. the owner, at its sole cost and expense, provides a revised Pedestrian Level Wind Tunnel Study to address the matters outlined in this report to the satisfaction of the Executive Director, Development Review; and b. City Council has approved the Rental Housing Demolition Application Number 24 192674 STE 12 RH under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006, to permit the demolition of existing rental dwelling units. 8. City Council delegate the approval and signing authority to the Executive Director, Development Review for agreements related to payments-in-lieu of bicycle parking under Article 900.11.10 Exception Number 1120 of Zoning By-law 569-2013, as amended, in a form satisfactory to the City Solicitor. 9. City Council direct the Executive Director, Development Review to use $538 per short-term bicycle parking space reduced, adjusted for inflation, as the basis upon which payments under Article 900.11.10 Exception Number 1120 of Zoning By-law 569-2013, as amended, be calculated. 10. City Council direct the Executive Director, Development Review to use $1,076 per long-term bicycle parking space reduced, adjusted for inflation, as the basis upon which payments under Article 900.11.10 Exception Number 1120 of Zoning By-law 569-2013, as amended, be calculated. 11. City Council request the owner of 1711-1741 Eglinton Avenue West to continue to meet with all relevant community stakeholders, including the "Little Jamaica Coalition" (composed of Oakwood Vaughan Community Organization, CP Planning and Toronto Community Benefits network), Black Urbanism Toronto, the Toronto District School Board and the Toronto Catholic District School Board, and the local Councillor during the Site Plan Control process to identify further opportunities to secure community benefits including affordable housing, provide updates of key project milestones, implement wind mitigation measures and consult on construction management. construction management. 12. City Council request the owner of 1711-1741 Eglinton Avenue West to work with the owner of 1675 and 1685 Eglinton Avenue West proposing the adjacent development to explore phasing the construction of the two proposals on each site to minimize tenant displacement. 13. City Council request the owner of 1711-174­­1 Eglinton Avenue to work with City Staff and community stakeholders to offer the right of return for existing businesses that would be displaced by the site's redevelopment, or displaced legacy Black-owned business who previously operated in Little Jamaica, to the new retail spaces within the development to support the local Black-business ecosystem, in alignment with the objectives of the City's Action Plan to Confront Anti-Black Racism and the Little Jamaica and Eglinton West Study.
Staff recommendation as filed
The Acting Director, Community Planning, Toronto and East York District recommends that: 1. City Council amend the Official Plan for the lands municipally known as 1711-1741 Eglinton Avenue West substantially in accordance with the draft Official Plan Amendment included as Attachment 5 to this Report. 2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 1711-1741 Eglinton Avenue West substantially in accordance with the draft Zoning By-law Amendment included as Attachment 6 to this Report. 3. City Council authorize the City Solicitor to make stylistic and technical changes to the draft Official Plan Amendment and draft Zoning By-law Amendment as may be required. 4. City Council direct the Executive Director, Development Review, in consultation with the local Ward Councillor, and the City Solicitor, to continue discussions with the applicant to finalize the details of the in-kind Community Benefits Charge community benefit (the proposed indoor and outdoor community space) pursuant to Section 37(6) of the Planning Act, and to report back to City Council for further instruction if the in-kind community benefit is offered by the applicant to the satisfaction of the Executive Director, Development Review. 5. City Council request that the owner make reasonable commercial efforts to convey off-site parkland to the City equal to the value of the on-site parkland dedication, in fulfillment of the parkland dedication requirements pursuant to Section 42 of the Planning Act, with the off-site parkland dedication to be acceptable to the General Manager, Parks and Recreation, and free and clear of any above or below grade encumbrances, with the exception of any encumbrances as may be otherwise approved by the General Manager, Parks and Recreation, to be conveyed prior to the issuance of the first above grade building permit; and: a. in the event that the off-site parkland dedication is less than the value of the on-site parkland dedication, then the owner will pay cash-in-lieu of parkland to make up for the shortfall in parkland dedication, prior to the issuance of the first above grade building permit; b. in the event that the owner is unable to provide an acceptable off-site parkland dedication to the City, the owner will be required to satisfy the parkland dedication requirement through the payment of cash-in-lieu; and c. the value of the cash-in-lieu of parkland dedication will be appraised through Real Estate Services and payment will be required prior to the issuance of the first above grade building permit. 6. City Council approve a development charge credit against the Parks and Recreation component of the Development Charges for any design and construction by the owner of the Above Base Park Improvements to the satisfaction of the General Manager, Parks and Recreation. The development charge credit shall be in an amount that is the lesser of the cost to the owner of designing and constructing the Above Base Park Improvements, as approved by the General Manager, Parks and Recreation, and the Parks and Recreation component of development charges payable for the development in accordance with the City's Development Charges By-law, as may be amended from time to time. 7. City Council direct the City Solicitor to withhold the necessary Bills for enactment, until: a. the owner, at its sole cost and expense, provides a revised Pedestrian Level Wind Tunnel Study to address the matters outlined in this report to the satisfaction of the Executive Director, Development Review; and b. City Council has approved the Rental Housing Demolition Application Number 24 192674 STE 12 RH under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006 to permit the demolition of existing rental dwelling units. 8. City Council delegate the approval and signing authority to the Executive Director, Development Review for agreements related to payments-in-lieu of bicycle parking under Article 900.11.10 Exception Number 1120 of Zoning By-law 569-2013, as amended, in a form satisfactory to the City Solicitor. 9. City Council direct the Executive Director, Development Review to use $538 per short-term bicycle parking space reduced, adjusted for inflation, as the basis upon which payments under Article 900.11.10 Exception Number 1120 of Zoning By-law 569-2013, as amended, be calculated. 10. City Council direct the Executive Director, Development Review to use $1,076 per long-term bicycle parking space reduced, adjusted for inflation, as the basis upon which payments under Article 900.11.10 Exception Number 1120 of Zoning By-law 569-2013, as amended, be calculated.
TE24.11adopted
1711-1741 Eglinton Avenue West - Rental Housing Demolition Application - Decision Report - Approval
This report recommends approval of a Rental Housing Demolition application which proposes to demolish 8 rental dwelling units located at 1711-1741 Eglinton Avenue West. The units are located on the second floor of a strip plaza. The 8 rental units are proposed to be replaced as part of the new development on the site. The proposal includes a Tenant Assistance Plan that addresses the right of existing tenants to return to replacement rental units at similar rents and provides financial compensation to mitigate hardship. The proposed development on the site is the subject of a related Official Plan and Zoning By-law Amendment application (24 192670 STE 12 OZ). The proposed development would permit a 39-storey residential building with 427 dwelling units, including 8 replacement rental units. An approval report for the Official Plan and Zoning By-law Amendment application has been advanced concurrently with this Rental Housing Demolition application approval report. This report also recommends approval of the Residential Demolition Permit under Chapter 363 of the Toronto Municipal Code, subject to conditions.
The Toronto and East York Community Council recommends that: 1. City Council approve the Rental Housing Demolition Application 24 192674 STE 12 RH in accordance with Chapter 667 of the Toronto Municipal Code and pursuant to Section 111 of the City of Toronto Act, 2006, to permit the demolition of 8 existing rental dwelling units located at 1711-1741 Eglinton Avenue West, subject to the following conditions: a. the owner shall provide and maintain 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; b. the replacement rental dwelling units required by Recommendation 1.a. above shall collectively have a total gross floor area of at least 854 square metres and be comprised of 8 three-bedroom units, as generally illustrated in the plans submitted to City Planning dated July 15, 2024; and any revision to these plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning; c. the owner shall, as part of the 8 replacement rental dwelling units required in Recommendation 1.a above, provide at least 2 three-bedroom units at affordable rents, and 4 three-bedroom units at mid-range (moderate) rents, as currently defined in the City's Official Plan, all for a period of at least 10 years beginning from the date of first occupancy of each unit; the rents of the remaining 2 replacement rental dwelling units shall be unrestricted; d. the owner shall provide a Tenant Assistance Plan for tenants of the 8 existing rental dwelling units proposed to be demolished to the satisfaction of the Chief Planner and Executive Director, City Planning; e. the owner shall provide tenants of all 8 replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed 39-storey building at no extra charge; access to, and use of, these amenities shall be on the same terms and conditions as any other resident of the building without the need to pre-book or pay a fee, unless specifically required as a customary practice for private bookings; f. the owner shall provide ensuite laundry and central air conditioning in each replacement rental dwelling unit at no extra charge; g. the owner shall provide tenants of all replacement rental dwelling units with access to bicycle and visitor parking on the same terms and conditions as any other resident of the proposed development; h. the replacement rental dwelling units required in Recommendation 1.a. above shall be made ready and available for occupancy no later than the date by which 70 percent of the new dwelling units in the proposed development, exclusive of the replacement rental dwelling units, are made available and ready for occupancy, subject to any revisions to the satisfaction of the Chief Planner and Executive Director, City Planning; and i. the owner shall enter into, and register on title to the lands, an Agreement pursuant to Section 111 of the City of Toronto Act, 2006, to secure the conditions outlined in Recommendations 1.a. through 1.h. above, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning. 2. City Council authorize the Chief Planner and Executive Director, City Planning to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006, for the demolition of the 8 existing rental dwelling units located at 1711-1741 Eglinton Avenue West after all the following have occurred: a. all conditions in Recommendation 1 above have been fully secured; b. the Official Plan and Zoning By-law Amendments for Application 24 192670 STE 12 OZ have come into full force and effect; c. the issuance of the Notice of Approval Conditions for site plan approval by the Executive Director, Development Review or their designate, pursuant to Section 114 of the City of Toronto Act, 2006, or as otherwise determined by the Chief Planner and Executive Director, City Planning; d. the issuance of excavation and shoring permits (conditional or full permit) for the approved development on the site; and e. the owner has confirmed, in writing, that all existing rental dwelling units proposed to be demolished are vacant. 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, or their designate, 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 1711-1741 Eglinton Avenue West after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 2 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to section 6.2 of Chapter 363, on condition that: a. the owner removes all debris and rubble from the site immediately after demolition; b. the owner erects solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building; c. the owner erects the proposed building on the site no later than three (3) years from the date that the demolition of the existing rental dwelling units commences, subject to the timeframe being extended at the discretion of the Chief Planner and Executive Director, City Planning; and d. should the owner fail to complete the proposed building within the time specified in Recommendation 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 any other related agreements.
Staff recommendation as filed
The Director, Strategic Initiatives, Policy and Analysis recommends that: 1. City Council approve the Rental Housing Demolition Application 24 192674 STE 12 RH in accordance with Chapter 667 of the Toronto Municipal Code and pursuant to Section 111 of the City of Toronto Act, 2006, to permit the demolition of 8 existing rental dwelling units located at 1711-1741 Eglinton Avenue West, subject to the following conditions: a. the owner shall provide and maintain 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; b. the replacement rental dwelling units required by Recommendation 1.a. above shall collectively have a total gross floor area of at least 854 square metres and be comprised of 8 three-bedroom units, as generally illustrated in the plans submitted to City Planning dated July 15, 2024. Any revision to these plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning; c. the owner shall, as part of the 8 replacement rental dwelling units required in Recommendation 1.a above, provide at least 2 three-bedroom units at affordable rents, and 4 three-bedroom units at mid-range (moderate) rents, as currently defined in the City's Official Plan, all for a period of at least 10 years beginning from the date of first occupancy of each unit. The rents of the remaining 2 replacement rental dwelling units shall be unrestricted; d. the owner shall provide a Tenant Assistance Plan for tenants of the 8 existing rental dwelling units proposed to be demolished to the satisfaction of the Chief Planner and Executive Director, City Planning; e. the owner shall provide tenants of all 8 replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed 39-storey building at no extra charge. Access to, and use of, these amenities shall be on the same terms and conditions as any other resident of the building without the need to pre-book or pay a fee, unless specifically required as a customary practice for private bookings; f. the owner shall provide ensuite laundry and central air conditioning in each replacement rental dwelling unit at no extra charge; g. the owner shall provide tenants of all replacement rental dwelling units with access to bicycle and visitor parking on the same terms and conditions as any other resident of the proposed development; h. the replacement rental dwelling units required in Recommendation 1.a. above shall be made ready and available for occupancy no later than the date by which 70 percent of the new dwelling units in the proposed development, exclusive of the replacement rental dwelling units, are made available and ready for occupancy, subject to any revisions to the satisfaction of the Chief Planner and Executive Director, City Planning; and i. the owner shall enter into, and register on title to the lands, an agreement pursuant to Section 111 of the City of Toronto Act, 2006, to secure the conditions outlined in Recommendations 1.a. through 1.h. above all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning. 2. City Council authorize the Chief Planner and Executive Director, City Planning, to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006, for the demolition of the 8 existing rental dwelling units located at 1711-1741 Eglinton Avenue West after all the following have occurred: a. all conditions in Recommendation 1 above have been fully secured; b. the Official Plan and Zoning By-law Amendments for Application 24 192670 STE 12 OZ have come into full force and effect; c. the issuance of the Notice of Approval Conditions for site plan approval by the Executive Director, Development Review or their designate, pursuant to Section 114 of the City of Toronto Act, 2006, or as otherwise determined by the Chief Planner and Executive Director, City Planning; d. the issuance of excavation and shoring permits (conditional or full permit) for the approved development on the site; and e. the owner has confirmed, in writing, that all existing rental dwelling units proposed to be demolished are vacant. 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, or their designate, 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 1711-1741 Eglinton Avenue West after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 2 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to section 6.2 of Chapter 363, on condition that: a. the owner removes all debris and rubble from the site immediately after demolition; b. the owner erects solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building; c. the owner erects the proposed building on the site no later than three (3) years from the date that the demolition of the existing rental dwelling units commences, subject to the timeframe being extended at the discretion of the Chief Planner and Executive Director, City Planning; and d. should the owner fail to complete the proposed building within the time specified in Recommendation 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 any other related agreements.
TE24.12adopted
21-25 Imperial Street - Zoning By-law Amendment - Decision Report - Approval
This report recommends approval of the application to amend the Zoning By-law to permit a 19-storey (63.4 metres, excluding mechanical penthouse) mixed-use building at 21-25 Imperial Street. The building is proposed to contain 228 dwelling units and 52 square metres of ground floor retail space. Two ground level units will have expanded home occupation (live/work) permissions.
The Toronto and East York Community Council recommends that: 1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 21-25 Imperial Street substantially in accordance with the draft Zoning By-law Amendment included as Attachment 5 to the report (June 19, 2025) from the Acting Director, Community Planning, Toronto and East York District. 2. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendment as may be required. 3. City Council direct that before introducing the necessary Bills to City Council for enactment, the owner is required to, at its sole cost and expense: a. submit an updated Pedestrian Level Wind Tunnel Study to the satisfaction of the Executive Director, Development Review and the owner shall agree to implement any wind mitigation measures required therein to the satisfaction of the Executive Director, Development Review. 4. City Council request the owner to make reasonable commercial efforts to convey off-site parkland to the City equal to the value of the on-site parkland dedication, in fulfilment of the parkland dedication requirements pursuant to Section 42 of the Planning Act, with the final location and configuration of the off-site parkland dedication to be acceptable to the General Manager, Parks and Recreation and free and clear of any above or below grade easements, encroachments, and encumbrances, with the exception of any encumbrances as may be otherwise approved by the General Manager, Parks and Recreation and be in an acceptable environmental condition to the satisfaction of the General Manager, Parks and Recreation, to be conveyed to the City prior to the issuance of the first above grade building permit; and a. in the event that the off-site parkland dedication is less than the value of the on-site parkland dedication, then the owner will pay cash-in-lieu of parkland for the remaining deficiency in parkland dedication, prior to the issuance of the first above grade building permit; b. in the event the owner sufficiently demonstrates that they made reasonable commercial efforts to secure an acceptable off-site parkland dedication but were unable to do so, the owner will be required to satisfy the parkland dedication requirement through the payment of cash-in-lieu; and c. the value of the cash-in-lieu of parkland dedication will be appraised through Corporate Real Estate Management and payment will be required prior to the issuance of the first above grade building permit.
Staff recommendation as filed
The Acting Director, Community Planning Toronto and East York District recommends that: 1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 21-25 Imperial Street substantially in accordance with the draft Zoning By-law Amendment included as Attachment 5 to this Report. 2. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendment as may be required. 3. City Council direct that before introducing the necessary Bills to City Council for enactment, the owner is required to, at its sole cost and expense: a. submit an updated Pedestrian Level Wind Tunnel Study to the satisfaction of the Executive Director, Development Review, and the owner shall agree to implement any wind mitigation measures required therein to the satisfaction of the Executive Director, Development Review. 4. City Council request that the owner make reasonable commercial efforts to convey off-site parkland to the City equal to the value of the on-site parkland dedication, in fulfilment of the parkland dedication requirements pursuant to Section 42 of the Planning Act, with the final location and configuration of the off-site parkland dedication to be acceptable to the General Manager, Parks and Recreation and free and clear of any above or below grade easements, encroachments, and encumbrances, with the exception of any encumbrances as may be otherwise approved by the General Manager, Parks and Recreation and be in an acceptable environmental condition to the satisfaction of the General Manager, Parks and Recreation, to be conveyed to the City prior to the issuance of the first above grade building permit; and a. in the event that the off-site parkland dedication is less than the value of the on-site parkland dedication, then the owner will pay cash-in-lieu of parkland for the remaining deficiency in parkland dedication, prior to the issuance of the first above grade building permit; b. in the event the owner sufficiently demonstrates that they made reasonable commercial efforts to secure an acceptable off-site parkland dedication but were unable to do so, the owner will be required to satisfy the parkland dedication requirement through the payment of cash-in-lieu; and c. the value of the cash-in-lieu of parkland dedication will be appraised through Corporate Real Estate Management and payment will be required prior to the issuance of the first above grade building permit.
TE24.13amended
This report reviews and recommends approval of the application to amend the Official Plan and Zoning By-law to permit a 63-storey (206.9 metres, including the mechanical penthouse) residential building at 2-12 Cawthra Square. The proposal contains 590 dwelling units, including 14 replacement rental dwelling units, and 475 square metres of community space intended to be operated as a satellite location for an existing Association of Community Centres facility. The Official Plan Amendment redesignating the subject site from Neighbourhoods to Apartment Neighbourhoods is required to permit the proposed tower form of development. A separate report from the Senior Manager, Heritage Planning, on the proposed heritage conservation of the designated heritage properties at 6 Cawthra Square and 8 Cawthra Square will be considered by City Council in conjunction with this report. A related Rental Housing Demolition application from the Chief Planner considering the rental housing demolition and replacement matters, including assistance to impacted tenants, will also be considered by City Council in conjunction with this report.
The Toronto and East York Community Council recommends that: 1. City Council amend the Official Plan for the lands at 2-12 Cawthra Square substantially in accordance with the draft Official Plan Amendment included as Attachment 5 to the report (June 19, 2025) 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 2-12 Cawthra Square substantially in accordance with the draft Zoning By-law Amendment included as Attachment 6 to the report (June 19, 2025) 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 Zoning By-law Amendment as may be required. 4. Before introducing the necessary Bills to City Council for enactment, City Council require: a. the owner to submit a revised Functional Servicing and Stormwater Management Report ("Engineering Reports") and supporting plans, for review and acceptance, to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services, in consultation with the General Manager, Toronto Water; b. the owner to enter into a financially secured agreement with the City to secure the construction of any upgrades or required improvements to the existing municipal infrastructure identified in the accepted Engineering Reports to support the development, if any, all to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services and the General Manager, Toronto Water; and c. that City Council has approved the Rental Housing Demolition Application Number 23 147352 STE 13 RH under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006, to permit the demolition of existing rental dwelling units. 5. City Council allow the owner to provide community space to the satisfaction of the Executive Director, Development Review, the Executive Director, Social Development Finance and Administration, the Executive Director, Corporate Real Estate Management and the City Solicitor, as part of the development, as an in-kind contribution pursuant to subsection 37(6) of the Planning Act, in accordance with the following terms: a. the owner shall design, construct and convey to the City, in an acceptable environmental condition, a minimum of 475 square metres of community space located on the first two floors in the new building with a minimum of 230 square metres located on the first floor, in accordance with the terms set out in the in-kind Contribution Agreement identified in Recommendation 6 below; and b. the community space shall be delivered to the City in accordance with the City's Association of Community Centres Expansion Framework or Community Space Tenancy Policy, and finished to Base Building condition. 6. City Council attribute a value to the in-kind contribution set out in Recommendation 5 above, equal to 100 percent of four (4) percent of the value of the land (net of any exclusions or exemptions authorized under the Community Benefits Charge By-law), as determined the day before the day the first building permit is issued in respect of the development. 7. City Council authorize the Executive Director, Development Review to enter into an Agreement pursuant to subsection 37(7.1) of the Planning Act (the "In-kind Contribution Agreement") to address the provision of the in-kind contribution identified in Recommendation 5 above, to the satisfaction of the Executive Director, Development Review and the City Solicitor. 8. City Council request the Executive Director, Development Review, in consultation with relevant City Divisions (including Transportation Services, Engineering and Construction Services, and Parks and Recreation), to explore through the Site Plan Control approval process the potential to close the western end of Cawthra Square to vehicular traffic to provide for a potential expansion of Barbara Hall Park or other public realm improvements. 9. City Council request the General Manager, Transportation Services to review and report back on the feasibility of amending Schedule B of the City of Toronto Municipal Code Chapter 925, Permit Parking, to exclude the development located at 2-12 Cawthra Square from Permit Parking.
Staff recommendation as filed
The Director, Community Planning, Toronto and East York District recommends that: 1. City Council amend the Official Plan for the lands at 2-12 Cawthra Square substantially in accordance with the draft Official Plan Amendment included as Attachment 5 to this report. 2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 2-12 Cawthra Square substantially in accordance with the draft Zoning By-law Amendment included as Attachment 6 to this report. 3. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment and Zoning By-law Amendment as may be required. 4. Before introducing the necessary Bills to City Council for enactment, City Council require: a. the owner to submit a revised Functional Servicing and Stormwater Management Report ("Engineering Reports") and supporting plans, for review and acceptance, to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services, in consultation with the General Manager, Toronto Water; b. the owner to enter into a financially secured agreement with the City to secure the construction of any upgrades or required improvements to the existing municipal infrastructure identified in the accepted Engineering Reports to support the development, if any, all to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services and the General Manager, Toronto Water; and c. that City Council has approved the Rental Housing Demolition Application Number 23 147352 STE 13 RH under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006, to permit the demolition of existing rental dwelling units. 5. City Council allow the owner to provide community space to the satisfaction of the Executive Director, Development Review, the Executive Director, Social Development Finance and Administration, the Executive Director, Corporate Real Estate Management and the City Solicitor, as part of the development, as an in-kind contribution pursuant to subsection 37(6) of the Planning Act, in accordance with the following terms: a. the owner shall design, construct, and convey to the City, in an acceptable environmental condition, a minimum of 475 square metres of community space located on the first two floors in the new building with a minimum of 230 square metres located on the first floor, in accordance with the terms set out in the in-kind Contribution Agreement identified in Recommendation 6 below; and b. the community space shall be delivered to the City in accordance with the City's Association of Community Centres Expansion Framework or Community Space Tenancy Policy, and finished to Base Building condition. 6. City Council attribute a value to the in-kind contribution set out in Recommendation 5 above, equal to 100 percent of 4 percent of the value of the land (net of any exclusions or exemptions authorized under the Community Benefits Charge By-law), as determined the day before the day the first building permit is issued in respect of the development. 7. City Council authorize the Executive Director, Development Review to enter into an Agreement pursuant to subsection 37(7.1) of the Planning Act (the "In-kind Contribution Agreement") to address the provision of the in-kind contribution identified in Recommendation 5 above, to the satisfaction of the Executive Director, Development Review and the City Solicitor. 8. City Council request the Executive Director, Development Review, in consultation with relevant City Divisions (including Transportation Services, Engineering and Construction Services, and Parks and Recreation), to explore through the Site Plan Control approval process the potential to close the western end of Cawthra Square to vehicular traffic to provide for a potential expansion of Barbara Hall Park or other public realm improvements.
TE24.14adopted
2-12 Cawthra Square - Rental Housing Demolition Application - Decision Report - Approval
This report recommends approval of a Rental Housing Demolition application which proposes to demolish 14 rental dwelling units located in the residential buildings at 6, 8, 10, and 12 Cawthra Square. The 14 rental units are proposed to be replaced as part of the new development on the site. The proposal includes a Tenant Assistance Plan that addresses the right of existing tenants to return to replacement rental units at similar rents and provides financial compensation to mitigate hardship. The proposed development on 2-12 Cawthra Square is the subject of a related Official Plan and Zoning By-law Amendment application (23 140427 STE 13 OZ). The proposed development would permit a 63-storey residential building with 590 dwelling units, including 14 replacement rental units. An approval report for the Official Plan and Zoning By-law Amendment application has been advanced concurrently with this Rental Housing Demolition application approval report. This report also recommends approval of the Residential Demolition Permit under Chapter 363 of the Toronto Municipal Code, subject to conditions.
The Toronto and East York Community Council recommends that: 1. City Council approve the Rental Housing Demolition Application 23 147352 STE 13 RH in accordance with Chapter 667 of the Toronto Municipal Code and pursuant to Section 111 of the City of Toronto Act, 2006, to permit the demolition of 14 existing rental dwelling units located at 6, 8, 10 and 12 Cawthra Square, subject to the following conditions: a. the owner shall provide and maintain 14 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; b. the replacement rental dwelling units required by Recommendation 1.a. above shall collectively have a total gross floor area of at least 9,171 square feet and be comprised of 8 one-bedroom units, 4 two-bedroom units, and 2 three-bedroom units, as generally illustrated in the plans submitted to City Planning dated March 14, 2025; and any revision to these plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning; c. the owner shall, as part of the 14 replacement rental dwelling units required in Recommendation 1.a. above, provide at least 7 one-bedroom units and 1 three-bedroom unit at affordable rents, 1 one-bedroom unit, 1 two-bedroom unit, and 1 three-bedroom unit at mid-range (affordable) rents, and 3 two-bedroom units at mid-range (moderate) rents, as currently defined in the City's Official Plan, all for a period of at least 10 years beginning from the date of first occupancy of each unit; d. the owner shall provide a Tenant Assistance Plan for tenants of the 14 existing rental dwelling units proposed to be demolished to the satisfaction of the Chief Planner and Executive Director, City Planning; e. the owner shall provide tenants of all 14 replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed 63-storey building at no extra charge; access to, and use of, these amenities shall be on the same terms and conditions as any other resident of the building without the need to pre-book or pay a fee, unless specifically required as a customary practice for private bookings; f. the owner shall provide ensuite laundry and central air conditioning in each replacement rental dwelling unit at no extra charge; g. the owner shall provide tenants of all replacement rental dwelling units with access to bicycle and visitor parking on the same terms and conditions as any other resident of the proposed development; h. the replacement rental dwelling units required in Recommendation 1.a. above shall be made ready and available for occupancy no later than the date by which 70 percent of the new dwelling units in the proposed development, exclusive of the replacement rental dwelling units, are made available and ready for occupancy, subject to any revisions to the satisfaction of the Chief Planner and Executive Director, City Planning; and i. the owner shall enter into, and register on title to the lands, an Agreement pursuant to Section 111 of the City of Toronto Act, 2006, to secure the conditions outlined in Recommendations 1.a. through 1.h. above, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning. 2. City Council authorize the Chief Planner and Executive Director, City Planning to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006, for the demolition of the 14 existing rental dwelling units located at 6, 8, 10 and 12 Cawthra Square after all the following have occurred: a. all conditions in Recommendation 1 above have been fully secured; b. the Official Plan and Zoning By-law Amendments for Application 23 140427 STE 13 OZ have come into full force and effect; c. the issuance of the Notice of Approval Conditions for site plan approval by the Executive Director, Development Review or their designate, pursuant to Section 114 of the City of Toronto Act, 2006, or as otherwise determined by the Chief Planner and Executive Director, City Planning; d. the issuance of excavation and shoring permits (conditional or full permit) for the approved development on the site; and e. the owner has confirmed, in writing, that all existing rental dwelling units proposed to be demolished are vacant. 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 or their designate, 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 6, 8, 10, and 12 Cawthra Square after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 2 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to section 6.2 of Chapter 363, on condition that: a. the owner removes all debris and rubble from the site immediately after demolition; b. the owner erects solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building; c. the owner erects the proposed building on the site no later than three (3) years from the date that the demolition of the existing rental dwelling units commences, subject to the timeframe being extended at the discretion of the Chief Planner and Executive Director, City Planning; and d. should the owner fail to complete the proposed building within the time specified in Recommendation 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 any other related agreements.
Staff recommendation as filed
The Director, Strategic Initiatives, Policy and Analysis recommends that: 1. City Council approve the Rental Housing Demolition Application 23 147352 STE 13 RH in accordance with Chapter 667 of the Toronto Municipal Code and pursuant to Section 111 of the City of Toronto Act, 2006, to permit the demolition of 14 existing rental dwelling units located at 6, 8, 10 and 12 Cawthra Square, subject to the following conditions: a. the owner shall provide and maintain 14 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; b. the replacement rental dwelling units required by Recommendation 1.a. above shall collectively have a total gross floor area of at least 9,171 square feet and be comprised of 8 one-bedroom units, 4 two-bedroom units, and 2 three-bedroom units, as generally illustrated in the plans submitted to City Planning dated March 14, 2025. Any revision to these plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning; c. the owner shall, as part of the 14 replacement rental dwelling units required in Recommendation 1.a above, provide at least 7 one-bedroom units and 1 three-bedroom unit at affordable rents, 1 one-bedroom unit, 1 two-bedroom unit, and 1 three-bedroom unit at mid-range (affordable) rents, and 3 two-bedroom units at mid-range (moderate) rents, as currently defined in the City's Official Plan, all for a period of at least 10 years beginning from the date of first occupancy of each unit; d. the owner shall provide a Tenant Assistance Plan for tenants of the 14 existing rental dwelling units proposed to be demolished to the satisfaction of the Chief Planner and Executive Director, City Planning; e. the owner shall provide tenants of all 14 replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed 63-storey building at no extra charge. Access to, and use of, these amenities shall be on the same terms and conditions as any other resident of the building without the need to pre-book or pay a fee, unless specifically required as a customary practice for private bookings; f. the owner shall provide ensuite laundry and central air conditioning in each replacement rental dwelling unit at no extra charge; g. the owner shall provide tenants of all replacement rental dwelling units with access to bicycle and visitor parking on the same terms and conditions as any other resident of the proposed development; h. the replacement rental dwelling units required in Recommendation 1.a. above shall be made ready and available for occupancy no later than the date by which 70 percent of the new dwelling units in the proposed development, exclusive of the replacement rental dwelling units, are made available and ready for occupancy, subject to any revisions to the satisfaction of the Chief Planner and Executive Director, City Planning; and i. the owner shall enter into, and register on title to the lands, an agreement pursuant to Section 111 of the City of Toronto Act, 2006, to secure the conditions outlined in Recommendations 1.a. through 1.h. above all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning. 2. City Council authorize the Chief Planner and Executive Director, City Planning to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006, for the demolition of the 14 existing rental dwelling units located at 6, 8, 10 and 12 Cawthra Square after all the following have occurred: a. all conditions in Recommendation 1 above have been fully secured; b. the Official Plan and Zoning By-law Amendments for Application 23 140427 STE 13 OZ have come into full force and effect; c. the issuance of the Notice of Approval Conditions for site plan approval by the Executive Director, Development Review or their designate, pursuant to Section 114 of the City of Toronto Act, 2006, or as otherwise determined by the Chief Planner and Executive Director, City Planning; d. the issuance of excavation and shoring permits (conditional or full permit) for the approved development on the site; and e. the owner has confirmed, in writing, that all existing rental dwelling units proposed to be demolished are vacant. 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, or their designate, 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 6, 8, 10, and 12 Cawthra Square after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 2 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to section 6.2 of Chapter 363, on condition that: a. the owner removes all debris and rubble from the site immediately after demolition; b. the owner erects solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building; c. the owner erects the proposed building on the site no later than three (3) years from the date that the demolition of the existing rental dwelling units commences, subject to the timeframe being extended at the discretion of the Chief Planner and Executive Director, City Planning; and d. should the owner fail to complete the proposed building within the time specified in Recommendation 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 any other related agreements.
TE24.15adopted
This report recommends that City Council approve the alterations proposed for the designated heritage properties municipally known as 6 Cawthra Square and 8 Cawthra Square under Section 33 of the Ontario Heritage Act in connection with the development of the subject site, and that Council grant authority to enter into a Heritage Easement Agreement. Located on the north side of Cawthra Square west of Jarvis Street in Toronto's Church & Wellesley neighbourhood, the subject site contains two heritage properties designated under Part IV, Section 29 of the Ontario Heritage Act for their cultural heritage value. Both properties contain a two-and-a-half-storey detached house-form building. The properties share a common, mirrored design, including design features characteristic of the Queen Anne and Romanesque architectural styles. On May 2, 2023, an Official Plan and Zoning By-law Amendment application was submitted to the City to permit a new residential development at 2-12 Cawthra Square. A Heritage Impact Assessment (HIA) prepared by GBCA Architects Ltd., dated March 31, 2023, and revised March 14, 2025, was submitted to support the development application. Through revisions to the applications, Heritage Planning staff are satisfied that the proposed alterations conserve the designated heritage properties and are consistent with the policy framework. The heritage impacts of the development proposal are appropriately mitigated through the overall conservation strategy.
The Toronto and East York Community Council recommends that: 1. City Council consent to the application to alter the heritage properties at 6 Cawthra Square and 8 Cawthra Square, with conditions, under Section 33 of the Ontario Heritage Act, to allow for the construction of a 63-storey (plus mechanical penthouse) mixed-use building, with such alterations to the designated properties being substantially in accordance with the plans and drawings dated October 4, 2024, revised March 14, 2025, and May 20, 2025, prepared by ZAS Architects + Interiors Inc., and on file with the Senior Manager, Heritage Planning, and the Heritage Impact Assessment prepared by GBCA Architects Ltd., dated March 31, 2023, revised March 14, 2025, and on file with the Senior Manager, Heritage Planning, all subject to and in accordance with the Conservation Plan satisfactory to the Senior Manager, Heritage Planning. 2. City Council direct that its consent to the application to alter the designated properties at 6 Cawthra Square and 8 Cawthra Square under Section 33 of the Ontario Heritage Act is also subject to the following conditions: a. the related Official Plan Amendment and Zoning By-law Amendment requiring the proposed alterations have been enacted by the City Council and have come into full force and effect; b. prior to the introduction of the Official Plan and Zoning By-law Amendment Bills to City Council, the owner shall: 1. provide a detailed Conservation Plan, prepared by a qualified heritage consultant that is consistent with the conservation strategy set out in the Heritage Impact Assessment for 6 Cawthra Square and 8 Cawthra Square, prepared by GBCA Architects Ltd., dated March 31, 2023, revised March 14, 2025, to the satisfaction of the Senior Manager, Heritage Planning; and 2. enter into a Heritage Easement Agreement with the City for the properties at 6 Cawthra Square and 8 Cawthra Square substantially in accordance with the plans and drawings dated October 4, 2024, revised March 14, 2025, and May 20, 2025, prepared by ZAS Architects + Interiors Inc., and on file with the Senior Manager, Heritage Planning, and the Heritage Impact Assessment prepared by GBCA Architects Ltd., dated March 31, 2023, revised March 14, 2025, subject to and in accordance with the Conservation Plan required in Recommendation 2.b.1. above to the satisfaction of the Senior Manager, Heritage Planning, including execution of such agreement to the satisfaction of the City Solicitor; c. prior to the issuance of any permit for all or any part of the properties at 6 Cawthra Square and 8 Cawthra Square, including a heritage permit or a building permit, but excluding permits for repairs and maintenance and usual and minor works for the existing heritage buildings, as are acceptable to the Senior Manager, Heritage Planning, the owner shall: 1. have entered into a Heritage Easement Agreement with the City required in Recommendation 2.b.2. above for the properties at 6 Cawthra Square and 8 Cawthra Square including registration on title of such agreement, to the satisfaction of the City Solicitor; 2. have obtained final approval for the necessary Official Plan Amendment and Zoning By-law Amendment, and such Amendments have come into full force and effect; 3. provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Conservation Plan required in Recommendation 2.b.1. 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; 4. 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; 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; 6. submit a Signage Plan for the subject properties, to the satisfaction of the Senior Manager, Heritage Planning; and 7. provide a Letter of Credit, including provision for upwards indexing, in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Planning to secure all work included in the approved Conservation Plan and Interpretation Plan; and d. prior to the release of the Letter of Credit required in Recommendation 2.c.7. above the owner shall: 1. provide a letter of substantial completion prepared and signed by a qualified heritage consultant confirming that the required conservation work and the required interpretive work has been completed in accordance with the Conservation Plan and Interpretation Plan and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Planning; and 2. provide replacement Heritage Easement Agreement photographs to the satisfaction of the Senior Manager, Heritage Planning. 3. City Council authorize the City Solicitor to introduce the necessary Bill in City Council authorizing the entering into of a Heritage Easement Agreement for the properties at 6 and 8 Cawthra Square. 4. City Council authorize the City Solicitor and City staff to take all necessary actions to implement City Council's decision.
Staff recommendation as filed
The Senior Manager, Heritage Planning, Urban Design, City Planning recommends that: 1. City Council consent to the application to alter the heritage properties at 6 Cawthra Square and 8 Cawthra Square, with conditions, under Section 33 of the Ontario Heritage Act, to allow for the construction of a 63-storey (plus mechanical penthouse) mixed-use building, with such alterations to the designated properties being substantially in accordance with the plans and drawings dated October 4, 2024, revised March 14, 2025, and May 20, 2025, prepared by ZAS Architects + Interiors Inc., and on file with the Senior Manager, Heritage Planning, and the Heritage Impact Assessment prepared by GBCA Architects Ltd., dated March 31, 2023, revised March 14, 2025, and on file with the Senior Manager, Heritage Planning, all subject to and in accordance with the Conservation Plan satisfactory to the Senior Manager, Heritage Planning. 2. City Council direct that its consent to the application to alter the designated properties at 6 Cawthra Square and 8 Cawthra Square under Section 33 of the Ontario Heritage Act is also subject to the following conditions: a. the related Official Plan Amendment and Zoning By-law Amendment requiring the proposed alterations have been enacted by the City Council and have come into full force and effect; and b. prior to the introduction of the Official Plan and Zoning By-law Amendment bills to City Council, the owner shall: 1. provide a detailed Conservation Plan, prepared by a qualified heritage consultant that is consistent with the conservation strategy set out in the Heritage Impact Assessment for 6 Cawthra Square and 8 Cawthra Square, prepared by GBCA Architects Ltd., dated March 31, 2023, revised March 14, 2025, to the satisfaction of the Senior Manager, Heritage Planning; and 2. enter into a Heritage Easement Agreement with the City for the properties at 6 Cawthra Square and 8 Cawthra Square substantially in accordance with the plans and drawings dated October 4, 2024, revised March 14, 2025, and May 20, 2025, prepared by ZAS Architects + Interiors Inc., and on file with the Senior Manager, Heritage Planning, and the Heritage Impact Assessment prepared by GBCA Architects Ltd., dated March 31, 2023, revised March 14, 2025, subject to and in accordance with the Conservation Plan required in Recommendation 2.b.1 to the satisfaction of the Senior Manager, Heritage Planning, including execution of such agreement to the satisfaction of the City Solicitor; c. that prior to the issuance of any permit for all or any part of the properties at 6 Cawthra Square and 8 Cawthra Square, including a heritage permit or a building permit, but excluding permits for repairs and maintenance and usual and minor works for the existing heritage buildings, as are acceptable to the Senior Manager, Heritage Planning, the owner shall: 1. have entered into a Heritage Easement Agreement with the City required in Condition 2.b.2 for the properties at 6 Cawthra Square and 8 Cawthra Square including registration on title of such agreement, to the satisfaction of the City Solicitor; 2. have obtained final approval for the necessary Official Plan Amendment and Zoning By-law Amendment, and such Amendments have come into full force and effect; 3. provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Conservation Plan required in Recommendation 2.b.1 including a description of materials and finishes, to be prepared by the project architect and a qualified heritage consultant to the satisfaction of the Senior Manager, Heritage Planning; 4. provide a 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; 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; 6. submit a Signage Plan for the subject properties, to the satisfaction of the Senior Manager, Heritage Planning; and 7. provide a Letter of Credit, including provision for upwards indexing, in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Planning to secure all work included in the approved Conservation Plan and Interpretation Plan; and d. that prior to the release of the Letter of Credit required in Recommendation 2.c.7 the owner shall: 1. provide a letter of substantial completion prepared and signed by a qualified heritage consultant confirming that the required conservation work and the required interpretive work has been completed in accordance with the Conservation Plan and Interpretation Plan and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Planning; and 2. provide replacement Heritage Easement Agreement photographs to the satisfaction of the Senior Manager, Heritage Planning. 3. City Council authorize the City Solicitor to introduce the necessary Bill in Council authorizing the entering into of a Heritage Easement Agreement for the properties at 6 and 8 Cawthra Square. 4. City Council authorize the City Solicitor and City staff to take all necessary actions to implement City Council's decision.
TE24.16adopted
2720, 2726 and 2734 Danforth Avenue - Zoning By-law Amendment - Decision Report - Approval
This report reviews and recommends approval of a Zoning By-law Amendment to permit an eight and four storey modular mass timber residential building organized around a central outdoor courtyard, and a two storey reconstruction of the heritage building at 2720, 2726 and 2734 Danforth Avenue. There are no vehicle parking spaces and 50 bike parking spaces proposed. The proposal consists of 4,726 square metres of residential gross floor area and 63 square metres of retail floor space on the ground floor. A total of 64 rental units are proposed, including six affordable rental units delivered through a funding agreement with the Canada Mortgage and Housing Corporation. The proposed development is consistent with the Provincial Planning Statement (2024), conforms to the City's Official Plan and represents an appropriate use, form and scale of development. This report reviews and recommends the Zoning By-law Amendment, with a Holding provision (H) in the Zoning By-law to address servicing matters.
The Toronto and East York Community Council recommends that: 1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 2720, 2726 and 2734 Danforth Avenue substantially in accordance with the draft Zoning By-law Amendment included as revised Attachment 5 to the report (June 19, 2025) from the Director, Community Planning, Toronto and East York District. 2. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendment as may be required. 3. City Council request the General Manager, Transportation Services to review and report back on the feasibility of amending Schedule B of the City of Toronto Municipal Code Chapter 925, Permit Parking, to exclude the development located at 2720-2734 Danforth Avenue from Permit Parking.
Staff recommendation as filed
The Director, Community Planning Toronto and East York District recommends that: 1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 2720, 2726 and 2734 Danforth Avenue substantially in accordance with the draft Zoning By-law Amendment included as Attachment 5 to this Report. 2. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendment as may be required. 3. City Council request the General Manager, Transportation Services to review and report back on the feasibility of amending Schedule B of the City of Toronto Municipal Code Chapter 925, Permit Parking, to exclude the development located at 2720-2734 Danforth Avenue from Permit Parking.
TE24.17adopted
On December 15, 2023, City Council adopted the Part Lot Control Exemption Application Decision Report (2023.TE9.22), and enacted the associated Part Lot Control Exemption By-law (By-law 1271-2023) for the development located at 276-294 Main Street. The intent of the Part Lot Control Exemption Application and associated by-law were to permit the division of the site into four lots, and transfer ownership into stratified parcels which would expire after a period of two years. This Report recommends approval of the application to permit the exemption from Part Lot Control to be extended for an additional three years to allow for the transfer of ownership for the remaining parcels.
The Toronto and East York Community Council recommends that: 1. City Council amend By-law 1271-2023 to extend the Part Lot Control Exemption for the lands municipally known as 276-294 Main Street for an additional three-year period from the date of the enactment of the By-law, substantially in accordance with the draft Part Lot Control Exemption By-law included as Attachment 2 to the revised report (June 27, 2025) from the Director, Community Planning, Toronto and East York District. 2. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Part Lot Control Exemption By-law as may be required. 3. Prior to enactment of the Amending Part Lot Control Exemption By-law, City Council require the owner to provide proof of payment of all current property taxes for the subject lands to the satisfaction of the City Solicitor. 4. 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 City Council's decision.
Staff recommendation as filed
The Director, Community Planning Toronto and East York District recommends that: 1. City Council amend By-law 1271-2023 to extend the Part Lot Control Exemption for the lands municipally known as 276-294 Main Street for an additional three-year period from the date of the enactment of the By-law, substantially in accordance with the draft Part Lot Control Exemption By-law included as Attachment 2 to this Report. 2. 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. 3. Prior to enactment of the Amending Part Lot Control Exemption By-law, City Council require the owner to provide proof of payment of all current property taxes for the subject lands to the satisfaction of the City Solicitor. 4. 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.
TE24.18adopted
462 Wellington Street West - Class 4 Noise Area Classification (NPC-300)
This report recommends that City Council classify the lands at 462 Wellington Street West as a Class 4 Noise Area under relevant provincial noise guidelines administered by the Ministry of Environment, Conservation and Parks (MECP). A Class 4 designation allows for higher daytime and night-time sound level limits than would otherwise be permitted in relation to a sensitive land use such as residential dwellings and associated outdoor living areas. The impacts of such higher levels would be mitigated by noise control measures that are part of the development at 462 Wellington Street West.
The Toronto and East York Community Council recommends that: 1. City Council classify the lands municipally known as 462 Wellington Street West as a Class 4 Noise area pursuant to Ministry of Environment, Conservation and Parks - Environmental Noise Guidelines - Stationary and Transportation Sources - Approval and Planning Publication NPC-300, August 2013. 2. City Council direct the Executive Director, Development Review or their designate to forward a copy of the City Council Decision Document to the Ministry of Environment, Conservation and Parks.
Staff recommendation as filed
The Director, Community Planning, Toronto and East York District recommends that: 1. City Council classify the lands municipally known as 462 Wellington Street West as a Class 4 Noise area pursuant to Ministry of Environment, Conservation and Parks - Environmental Noise Guidelines - Stationary and Transportation Sources - Approval and Planning Publication NPC-300, August 2013. 2. City Council direct the Executive Director, Development Review or their designate to forward a copy of the City Council Decision Document to the Ministry of Environment, Conservation and Parks (MECP).
TE24.19adopted
On September 20, 2022 a Zoning By-law Amendment application was submitted to permit a 64-storey (217 metres, including mechanical penthouse) mixed-use building containing 514 dwelling units. The application was deemed complete on March 31, 2023. This Report reviews and recommends refusal of the application to amend the Zoning By-law as the proposed building massing, including tower setbacks, is not acceptable and the proposed development does not conserve the cultural heritage value of the on-site or adjacent heritage properties. Therefore, the proposed Zoning By-law Amendment does not conform with the policies of the Official Plan, including the Downtown Plan and SASP 517, and does not meet the intent of the Tall Building Design Guidelines.
The Toronto and East York Community Council recommends that: 1. City Council refuse the application for the Zoning By-law Amendment (Application 22 205973 STE 11 OZ) for the lands municipally known as 699-707 Yonge Street, 1-17 Hayden Street and 8 Charles Street East for the reasons identified in the report (June 19, 2025) from the Acting Director, Community Planning, Toronto and East York District. 2. City Council authorize the City Solicitor, together with appropriate City Staff, to appear before the Ontario Land Tribunal in support of City Council's decision to refuse the application, in the event that the decision is appealed to the Ontario Land Tribunal. 3. City Council authorize the City Solicitor and other appropriate City Staff to take any necessary steps to implement City Council's decision, including requesting any conditions of approval that would be in the City's interest, in the event an appeal of City Council's decision is allowed by the Ontario Land Tribunal, in whole or in part.
Staff recommendation as filed
The Acting Director, Community Planning Toronto and East York District recommends that: 1. City Council refuse the application for the Zoning By-law Amendment (Application No. 22 205973 STE 11 OZ) for the lands municipally known as 699-707 Yonge Street, 1-17 Hayden Street and 8 Charles Street East for the reasons identified in this Report. 2. City Council authorize the City Solicitor, together with appropriate City Staff, to appear before the Ontario Land Tribunal in support of City Council's decision to refuse the application, in the event that the decision is appealed to the Ontario Land Tribunal. 3. City Council authorize the City Solicitor and other appropriate City Staff to take any necessary steps to implement City Council's decision, including requesting any conditions of approval that would be in the City's interest, in the event an appeal of Council's decision is allowed by the Ontario Land Tribunal, in whole or in part.
TE24.20adopted
This report recommends that City Council refuse the application under Part V, Section 42 of the Ontario Heritage Act to demolish and construct a new building on the designated heritage properties at 445, 447, 449, and 451 Adelaide Street West, in connection with the proposed development of the site. The proposal demolishes four designated contributing heritage properties to replace them with a new 17-storey building with hotel and restaurant uses. The heritage permit application reflects the incomplete application submitted through the associated Zoning By-law Amendment application (25 152956 STE 10 OZ). The proposed development site (the "Site") consists of four properties - 445, 447, 449, and 451 Adelaide Street West - identified as contributing residential properties within the in-effect King-Spadina Heritage Conservation District (KSHCD), designated under Part V of the Ontario Heritage Act (OHA). The Site is adjacent to the contributing residential property at 453 Adelaide Street West to the west, and to the north, adjacent to the St. Andrew's Playground - a significant historic public space within the KSHCD dating to the 1837 Hawkins Plan. Functionally, the properties at 447, 449, and 451 are comprised of the same building, including 453 Adelaide Street West, which is not incorporated into the Site. Staff recommend refusal of the heritage permit application, as it does not demonstrate that the cultural heritage value and attributes of the King-Spadina HCD, as expressed through the contributing properties on, and adjacent to, the Site, will be conserved in a manner consistent with the heritage planning policy framework, including the KSHCD Plan. Nor does it demonstrate that the heritage impacts of the proposal would be appropriately mitigated. The proposal would result in the permanent and irreversible loss of cultural heritage resources that form part of the KSHCD's heritage attributes, in direct conflict with the policies and objectives of the KSHCD Plan. The demolition of designated heritage properties, and negative impact on adjacent designated heritage properties, is not consistent with the Provincial Planning Statement (2024), does not conform to the City of Toronto Official Plan, including the King-Spadina Secondary Plan and the Downtown Plan, and fails to meet or be consistent with the Standards and Guidelines for the Conservation of Historic Places in Canada.
The Toronto and East York Community Council recommends that: 1. City Council refuse the demolition and new construction on the designated heritage properties at 445, 447, 449 and 451 Adelaide Street West in accordance with Section 42 of the Ontario Heritage Act, as found in the plans and drawings prepared by architects Alliance, dated April 24, 2025, and the Heritage Impact Assessment prepared by ERA Architects, dated April 23, 2025. 2. In the event of an appeal to the Ontario Land Tribunal, City Council authorize the City Solicitor and the necessary City staff to attend the Ontario Land Tribunal hearing in opposition to the appeal.
Staff recommendation as filed
The Senior Manager, Heritage Planning, Urban Design, City Planning recommends that: 1. City Council refuse the demolition and new construction on the designated heritage properties at 445, 447, 449 and 451 Adelaide Street West in accordance with Section 42 of the Ontario Heritage Act, as found in the plans and drawings prepared by architects Alliance, dated April 24, 2025, and the Heritage Impact Assessment prepared by ERA Architects, dated April 23, 2025. 2. In the event of an appeal to the Ontario Land Tribunal, City Council authorize the City Solicitor and the necessary City staff to attend the Ontario Land Tribunal hearing in opposition to the appeal.
TE24.21deferred
This report recommends that City Council approve alterations under Section 33 of the Ontario Heritage Act for the Part IV designated heritage property at 149 College Street. This is in connection with an application to amend the Official Plan and Zoning By-law to permit a 60-storey mixed-use building that integrates the existing 6-storey heritage property known as the Stewart Building. The report also seeks approval to enter into a Heritage Easement Agreement to ensure the long-term conservation of this significant heritage resource. The site was designated in 1978 under the Ontario Heritage Act, on architectural and historic grounds, by City of Toronto By-law 508-1978. The designation identifies the building, which was designed by E.J. Lennox, as "a significant work in the Romanesque Revival style, by [an] important Toronto architect." The designation identifies "large arched windows, prominent wall dormers, a fine arched entrance portico and a distinctive use of stone and brick" as noteworthy features. A heritage permit application was submitted that integrates the retained building, including the College Street north façade, the east façade and a partial east and south façade into a base building with a 60-storey building component above. The new construction incorporates stepbacks above the retained heritage building. The transition in height between the heritage building and the tower will be moderated by a glazed reveal. A new landscape open area will be included at the northeast corner of the site. Staff are of the opinion that the proposal conserves the cultural heritage values, attributes and character of the heritage property.
The Toronto and East York Community Council: 1. Deferred consideration of the Item until the September 18, 2025 meeting of the Toronto and East York Community Council.
Staff recommendation as filed
The Senior Manager, Heritage Planning, Urban Design, City Planning recommends that: 1. City Council approve the alterations to the designated heritage property at 149 College Street, in accordance with Section 33 of the Ontario Heritage Act to allow for the construction of a 60-storey mixed-use building, with such alterations substantially in accordance with the plans and drawings dated March 11, 2025 prepared by Sweeney Architects Inc. and on file with the Senior Manager, Heritage Planning and the Heritage Impact Assessment prepared by ERA Architects, dated February 24, 2025, and on file with the Senior Manager, Heritage Planning, all subject to and in accordance with the Conservation Plan satisfactory to the Senior Manager, Heritage Planning and subject to conditions as set out below. 2. City Council direct that its consent to the application to alter the designated heritage property at 149 College Street, in accordance with Part IV, Section 33 of the Ontario Heritage Act are also subject to the following conditions: a. that the related Zoning By-law Amendment permitting the proposed alterations has been enacted by City Council and has come into full force and effect in a form and with content acceptable to City Council, as determined by Executive Director, Development Review, 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 149 College Street, substantially in accordance with the plans and drawings dated March 11, 2025 prepared by Sweeney Architects inc. and on file with the Senior Manager, Heritage Planning; and the Heritage Impact Assessment (HIA), dated February 24, 2025 prepared by ERA Architects, all on file with the Senior Manager, Heritage Planning, subject to and in accordance with the Conservation Plan required in Recommendation 2.b.2, to the satisfaction of the Senior Manager, Heritage Planning including execution of such agreement to the satisfaction of the City Solicitor; and 2. provide a detailed Conservation Plan, prepared by a qualified heritage consultant that is substantially in accordance with the conservation strategy set out in the Heritage Impact Assessment for the property at 149 College Street, to the satisfaction of the Senior Manager, Heritage Planning; c. that prior to the issuance of any permit for all or any part of the property at 149 College Street, including a heritage permit or a building permit, but excluding permits for repairs and maintenance and usual and minor works for the existing heritage building as are acceptable to the Senior Manager, Heritage Planning, the owner shall: 1. have entered into a Heritage Easement Agreement with the City required in Recommendation 2.b.1 above for the property at 149 College Street including registration on title of such agreement, to the satisfaction of the City Solicitor; 2. have obtained final approval for the necessary Zoning By-law Amendments, and 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 a plan to the satisfaction of the Senior Manager Heritage Planning; 4. 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; 5. submit a Signage Plan to the satisfaction of the Senior Manager, Heritage Planning; 6. provide a detailed Landscape Plan for the subject property, satisfactory to the Senior Manager, Heritage Planning; 7. provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Conservation Plans required in Recommendation 2.b.2, including a description of materials and finishes, to be prepared by the project architect and a qualified heritage consultant to the satisfaction of the Senior Manager, Heritage Planning; and 8. 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 and Interpretation plans; and d. that prior to the release of the Letter of Credit required in Recommendation 2.c.8, the owner shall: 1. provide a letter of substantial completion prepared and signed by a qualified heritage consultant confirming that the required conservation work and the required interpretive work has been completed in accordance with the Conservation and Interpretation Plans and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Planning; and 2. provide replacement Heritage Easement Agreement photographs to the satisfaction of the Senior Manager, Heritage Planning. 3. City Council authorize the City Solicitor to introduce the necessary Bill in Council authorizing the entering into of a Heritage Easement Agreement for the property at 149 College Street. 4. City Council authorize the City Solicitor and City staff to take all necessary actions to implement City Council's decision.
TE24.22forwarded without recommendation
This report recommends that City Council refuse the alterations to the designated property at 2 Old George Place under Section 42 of the Ontario Heritage Act. The subject site is an 'unrated' property located in the North Rosedale Heritage Conservation District (NRHCD). The applicant is requesting approval to demolish the existing second storey and construct a new two storey addition on the existing ground floor of the building. The proposed addition has not been designed so that the apparent height and form of the roof is compatible with that of the streetscape. In addition, staff are of the opinion that the addition is not compatible with heritage-rated buildings in the District (as required) with regard to materiality. As a result, the proposal does not comply with the North Rosedale HCD Plan and Official Plan and staff are recommending that this application be refused.
The Toronto and East York Community Council forwards the Item to City Council without recommendation.
Staff recommendation as filed
The Senior Manager, Heritage Planning, Urban Design, City Planning recommends that: 1. City Council refuse the application for the additions and alterations to the designated property at 2 Old George Place, in accordance with Section 42 of the Ontario Heritage Act, as outlined in the report prepared by WND Associates, dated April 2025. 2. If the owner appeals City Council's decision to refuse the application for the additions and alterations to the designated property at 2 Old George Place under Section 42 of the Ontario Heritage Act, City Council authorize the City Solicitor and the necessary City staff to attend the Ontario Land Tribunal hearing to oppose the appeal.
TE24.23deferred
5 Robinson Street - Residential Demolition Application
This staff report is regarding a matter for which the Toronto and East York Community Council has delegated authority to make a final decision. In accordance with city wide residential demolition control under the Toronto Municipal Code Chapter 363, under the authority of Section 33 of the Planning Act, the application for the demolition of the existing single detached house containing one dwelling unit at 5 Robinson Street (Application No. 24-167388 DEM 00 DM) is being referred to the Toronto and East York Community Council for consideration to refuse or to grant the application, including any conditions, to be attached to the demolition permit application because the building proposed to be demolished contains one residential dwelling unit and there are no replacement building permits to be issued at this time.
The Toronto and East York Community Council: 1. Deferred consideration of the Item until the September 18, 2025 meeting of the Toronto and East York Community Council.
Staff recommendation as filed
The Deputy Chief Building Official and Director, Toronto and East York District recommends that the Toronto and East York Community Council consider the application for demolition at 5 Robinson Street and decide to: 1. Refuse the application to demolish the existing single detached house containing one residential unit at 5 Robinson Street because a building permit application for a replacement building has not been issued; or 2. Approve the application to demolish the existing single detached house containing one residential unit at 5 Robinson Street without conditions; or 3. Approve the application to demolish the existing single detached house containing one residential unit at 5 Robinson Street with the following conditions: a. that a construction fence 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 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.
TE24.24amended
1648 Dupont Street - Residential Demolition Application
This staff report is regarding a matter for which the Toronto and East York Community Council has delegated authority to make a final decision. In accordance with Section 33 of the Planning Act and the City of Toronto Municipal Code, Ch. 363, Article 6 "Demolition Control", the application for the demolition of the existing two storey mixed use building (with ground floor commercial and 2nd floor residential) at 1648 Dupont Street (Application No. 24 222573 DEM 00 DM) is being referred to the Toronto and East York Community Council for consideration to refuse or to grant the application, including any conditions, to be attached to the demolition permit application because Toronto Building received a request letter from the owner to demolish this building prior to the issuance of a replacement building permit.
The Toronto and East York Community Council: 1. Approved the application to demolish the existing two storey mixed use building at 1648 Dupont Street with the following conditions: a. that construction fences be erected in accordance with the provisions of the Municipal Code, Chapter 363, Article 7, if deemed appropriate by the Chief Building Official and Executive Director, Toronto Building; b. that all debris and rubble be removed immediately after demolition; c. that sod be laid on the site and that the site be maintained free of garbage and weeds, in accordance with the Municipal Code Chapter 629-10, Paragraph B and 629-11; and d. that any holes on the property are backfilled with clean fill.
Staff recommendation as filed
The Deputy Chief Building Official and Director, Toronto and East York District recommends that the Toronto and East York Community Council consider the application for demolition at 1648 Dupont Street and decide to: 1. Refuse the application to demolish the existing two storey mixed use building at 1648 Dupont Street because there is no permit to replace the building on the site; or 2. Approve the application to demolish the existing two storey mixed use building at 1648 Dupont Street without any conditions; or 3. Approve the application to demolish the existing two storey mixed use building at 1648 Dupont Street 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.
TE24.25amended
267 Merton Street - Residential Demolition Application
This report is for a matter for which the Toronto and East York Community Council has the delegated authority to make a final decision. In accordance with Residential Demolition Control, as specified under the City of Toronto Municipal Code, Chapter 363, Article 6 'Demolition Control' and pursuant to the authority of Section 33 of the Planning Act, the application for the demolition of a two and a half storey detached residential dwelling located 267 Merton Street (Application No. 25 178522 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, to be attached to the demolition permit application because a building permit has not yet been issued for a replacement building.
The Toronto and East York Community Council: 1. Approved the application to demolish the existing two and a half storey detached residential dwelling at 267 Merton Street with the following conditions: a. that construction fences be erected in accordance with the provisions of the Toronto Municipal Code, Chapter 363, Article 7, if deemed appropriate by the Chief Building Official and Executive Director, Toronto Building; b. the immediate removal of all debris and rubble after demolition; c. the laying of sod on the site and maintenance of the site free from garbage and weeds, in accordance with the Municipal Code Chapter 629-10, paragraph B and 629-11; and d. the backfilling of any holes on the property with clean fill.
Staff recommendation as filed
The Deputy Chief Building Official and Director, Toronto and East York District recommends that the Toronto and East York Community Council consider the application for demolition at 267 Merton Street and decide to: 1. Refuse the application to demolish the existing two and a half storey detached residential dwelling at 267 Merton Street because there is no building permit issued to replace the existing building on the site; or 2. Approve the application to demolish the existing two and a half storey detached residential dwelling at 267 Merton Street without any conditions; or 3. Approve the application to demolish the existing two and a half storey detached residential dwelling at 267 Merton Street with the following conditions: a. that construction fences be erected in accordance with the provisions of the Toronto Municipal Code, Chapter 363, Article 7, if deemed appropriate by the Chief Building Official; b. the immediate removal of all debris and rubble after demolition; c. the laying of sod on the site and maintenance of the site free from garbage and weeds, in accordance with the Municipal Code Chapter 629-10, paragraph B and 629-11; and d. the backfilling of any holes on the property with clean fill.