Toronto and East York Community Council
The full agenda, as filed
All 101 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 101Show 2550100all
TE6.1adopted
Naming of an existing Public Lane north of Kingston Road and west of Lawlor Avenue
This report recommends that the name "Vaughan Family Lane" be approved to identify an existing public lane located north of Kingston Road and west of Lawlor Avenue. This naming proposal complies with the City of Toronto Street Naming Policy which can be found at https://www.toronto.ca/city-government/planning-development/street-naming/
The Toronto and East York Community Council: 1. Approved the name "Vaughan Family Lane" for an existing public lane located north of Kingston Road and west of Lawlor Avenue.
Staff recommendation as filed
Engineering and Construction Services recommends that Toronto and East York Community Council: 1. Approve the name "Vaughan Family Lane" for an existing public lane located north of Kingston Road and west of Lawlor Avenue.
TE6.2amended
This report reviews and recommends approval of the application to amend the Zoning By-law to permit an eight-storey mixed-use building with 88 dwellings units and 230 square metres of commercial space on the ground floor. The proposal will provide a contextually appropriate Mid-Rise building that fits within the planned and existing context and appropriately transitions to lower scaled neighbourhood areas to the south of the site. The report also recomments approval of the application to demolish two rental dwelling units, subject to the conditions set out in this report.
The Toronto and East York Community Council recommends that: 1. City Council amend Zoning By-law 569-2013 for the lands at 3239-3251 Dundas Street West substantially in accordance with the draft Zoning By-law Amendment included as Attachment 1 to the supplementary report (June 16, 2023) 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 determine that the revisions reflected in the proposed Zoning By-law Amendment included as Attachment 1 to the supplementary report (June 16, 2023) from the Acting Director, Community Planning, Toronto and East York District are minor in nature and, pursuant to Section 34(17) of the Planning Act, no further public notice is required in respect of the revisions within the proposed Zoning By-law Amendment. 4. As part of the Site Plan Control process, City Council direct that the applicant must submit revised Architectural Plans with façade design and building materiality to the satisfaction of the Chief Planner and Executive Director, City Planning. 5. City Council approve the Rental Housing Demolition Application File 21 247134 STE 04 RH in accordance with Chapter 667 of the Toronto Municipal Code and pursuant to Section 111 of the City of Toronto Act, 2006, which allows for the demolition of two (2) existing rental dwelling units located at 3251 Dundas Street West, subject to the following condition: a. the owner shall provide an acceptable Tenant Relocation and Assistance Plan to all Eligible Tenants of the two rental dwelling units proposed to be demolished, including addressing the provision of alternative accommodation at similar rents in the form of rent gap payments to assist in transitioning to market rental housing, and other assistance to mitigate hardship; the Tenant Relocation and Assistance Plan shall be to the satisfaction of the Chief Planner and Executive Director, City Planning; and b. the owner shall enter into, and register on title at 3239-3251 Dundas Street West, an agreement pursuant to Section 111 of the City of Toronto Act, 2006, to secure the condition outlined in Recommendation 5.a. above, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning. 6. City Council authorize the Chief Planner and Executive Director, City Planning to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006 for the demolition of two (2) existing rental dwelling units at 3251 Dundas Street West after all the following have occurred: a. all conditions in Recommendation 5 above have been fully satisfied and secured; b. the Zoning By-law Amendments have come into full force and effect; c. the issuance of the Notice of Approval Conditions for site plan approval by the Chief Planner and Executive Director, City Planning or designate, pursuant to Section 114 of the City of Toronto Act, 2006; d. the issuance of excavation and shoring permits (conditional or full permit) for the approved development on the site; e. the execution and registration of one or more agreements by the Owner, to the satisfaction of the City Solicitor, to secure the Tenant Relocation and Assistance Plan required in Recommendation 5 above and any other rental housing matters as deemed appropriate or necessary by the Chief Planner and Executive Director, City Planning; and f. written confirmation by the owner that all existing rental dwelling units are vacant. 7. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code after the Chief Planner and Executive Director, City Planning has given the Preliminary Approval referred to in Recommendation 6 above. 8. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Residential Demolition Permit under Section 33 of the Planning Act and Chapter 363 of the Toronto Municipal Code for 3239-3251 Dundas Street West after the Chief Planner and Executive Director, City Planning has given the Preliminary Approval referred to in Recommendation 6 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to section 6.2 of Chapter 363, on condition that: a. the owner removes all debris and rubble from the site immediately after demolition to the satisfaction of the Chief Building Official and Executive Director, Toronto Building; b. the owner erects solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building; c. the owner erects the proposed building no later than five years from the date on which 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 development within the time specified the in Recommendation 8.c. above, the City Clerk shall be entitled to enter on the collector's roll, as with municipal property taxes, an amount equal to the sum of $20,000 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.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council amend Zoning By-law 569-2013 for the lands at 3239-3251 Dundas 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. As part of the Site Plan Control process, the applicant must submit revised Architectural Plans with façade design and building materiality to the satisfaction of the Chief Planner and Executive Director of the City Planning Division. 4. City Council approve the Rental Housing Demolition Application File No. 21 247134 STE 04 RH in accordance with Chapter 667 of the Toronto Municipal Code and pursuant to Section 111 of the City of Toronto Act, 2006 which allows for the demolition of two (2) existing rental dwelling units located at 3251 Dundas Street West, subject to the following condition: a. the owner shall provide an acceptable Tenant Relocation and Assistance Plan to all Eligible Tenants of the two rental dwelling units proposed to be demolished, including addressing the provision of alternative accommodation at similar rents in the form of rent gap payments to assist in transitioning to market rental housing, and other assistance to mitigate hardship. The Tenant Relocation and Assistance Plan shall be to the satisfaction of the Chief Planner and Executive Director, City Planning; and b. the owner shall enter into, and register on title at 3239-3251 Dundas Street West, an agreement pursuant to Section 111 of the City of Toronto Act, 2006 to secure the condition outlined in Recommendation 4.a. above, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning. 5. City Council authorize the Chief Planner and Executive Director, City Planning to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006 for the demolition of two (2) existing rental dwelling units at 3251 Dundas Street West after all the following have occurred: a. All conditions in Recommendation 4 above have been fully satisfied and secured; b. the Zoning By-law Amendments have come into full force and effect; c. the issuance of the Notice of Approval Conditions for site plan approval by the Chief Planner and Executive Director, City Planning or designate, pursuant to Section 114 of the City of Toronto Act, 2006; d. the issuance of excavation and shoring permits (conditional or full permit) for the approved development on the site; e. the execution and registration of one or more agreements by the Owner, to the satisfaction of the City Solicitor, to secure the Tenant Relocation and Assistance Plan required in Recommendation 4 above and any other rental housing matters as deemed appropriate or necessary by the Chief Planner and Executive Director, City Planning; and f. written confirmation by the owner that all existing rental dwelling units are vacant. 6. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code after the Chief Planner and Executive Director, City Planning has given the Preliminary Approval referred to in Recommendation 5 above. 7. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Residential Demolition Permit under Section 33 of the Planning Act and Chapter 363 of the Toronto Municipal Code for 3239-3251 Dundas Street West after the Chief Planner and Executive Director, City Planning has given the Preliminary Approval referred to in Recommendation 5 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to section 6.2 of Chapter 363, on condition that: a. the owner removes all debris and rubble from the site immediately after demolition to the satisfaction of the Chief Building Official and Executive Director, Toronto Building; b. the owner erects solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building; c. the owner erects the proposed building no later than five years from the date on which 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 development within the time specified the in Recommendation 7.c. above, the City Clerk shall be entitled to enter on the collector's roll, as with municipal property taxes, an amount equal to the sum of $20,000 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.
TE6.3adopted
1613 St. Clair Avenue West - Zoning Amendment - Decision Report - Approval
This application proposes a 17-storey, 64-metre-high (including mechanical penthouse) mixed-use building containing 258 dwelling units, 304 square metres of ground floor retail, 1,097 square metres of medical offices located on the ground and second floors, 306 bike parking spaces, and 101 vehicle parking spaces at 1613 St. Clair Avenue West. A Privately Owned Public Space (POPS) would be provided at the northwest corner of the site. The proposed development is consistent with the Provincial Policy Statement (2020) and conforms with A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2020). This report reviews and recommends approval of the application to amend the Zoning By-law as the proposal animates the public realm at a gateway into a portion of the St. Clair Avenue West - (Glenholme to Keele) Avenue Study Area, provides an appropriate built form on site given the constrained context and provides housing options for families.
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 1613 St. Clair Avenue West substantially in accordance with the draft Zoning By-law Amendment included as Attachment 5 to the revised report (June 20, 2023) 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 the owner to: a. submit a revised Functional Servicing and Stormwater Management Report for review and acceptance to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services; and b. submit a Rail Safety Report for review and acceptance by Metrolinx and the Chief Planner and Executive Director, City Planning.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 1613 St. Clair Avenue West 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, require the owner to: a. Submit a revised Functional Servicing and Stormwater Management Report for review and acceptance to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services. b. submit a Rail Safety Report for review and acceptance by Metrolinx and the Chief Planner and Executive Director, City Planning.
TE6.4amended
310-330 Front Street West - Zoning By-law Amendment - Decision Report - Approval
This report reviews and recommends approval of the application to amend City of Toronto Zoning By-law 569-2013 to permit the redevelopment of the southeastern portion of the site at 310-330 Front Street West with a 65-storey (220 metres, including the mechanical penthouse) mixed-use building. The proposed building would contain 578 residential units and a non-residential gross floor area of 11,330 square metres, comprised of retail uses on the ground floor and office uses within floors 2-10. The remaining two non-residential buildings on the site, labelled as Building A and Building B on the attached Site Plan Drawing (see Attachment 6) would remain in their current form. An existing underground parking garage shared by all three buildings would be retained and reconfigured. As well, the existing atrium connecting all three buildings is proposed to be replaced with a smaller glass atrium along with an enhanced outdoor landscaped area within the remainder of the space surrounding the three buildings. The proposed development would result in a built form that fits within the existing and planned context including the Union Park development on the south side of Front Street West and a mixed-use development to the immediate north at 277 Wellington Street West. The proposal would also result in a significantly improved public realm along both Front Street West and Windsor Street, including a new traffic signal at the intersection of these two streets, improving pedestrian safety.
The Toronto and East York Community Council recommends that: 1. City Council amend Zoning By-law 569-2013 for the lands at 310, 320 and 330 Front Street West, substantially in accordance with the draft Zoning By-law Amendment included as Attachment 5 to the report (June 6, 2023) 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.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council amend Zoning By-law 569-2013, for the lands at 310, 320 and 330 Front 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. Before introducing the necessary Bills to City Council for enactment, City Council require the applicant to address all outstanding comments in Section A.1.1 to 1.8 of the Memorandum from Engineering and Construction Services dated June 22, 2021, in relation to transportation matters, and any subsequent memorandums prepared in response to applicant resubmission(s), to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services. 4. Before introducing the necessary Bills to City Council for enactment, City Council require the applicant to address all outstanding comments in Section A.4.1. of the Memorandum from Engineering and Construction Services dated June 22, 2021, in relation servicing matters, and any subsequent memorandums prepared in response to applicant resubmission(s), to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services.
TE6.5amended
61-85 Hanna Avenue and 120 Lynn Williams Street - Zoning Amendment - Decision Report - Approval
This report reviews and recommends approval of an application to amend the Zoning By-law to permit the development of three mixed-use buildings of 32, 33, and 36 storeys containing 11,827 square metres of non-residential uses and 963 dwelling units within two blocks at 61-85 Hanna Avenue and 120 Lynn Williams Street. At 75 Hanna Avenue (Block 1) two towers are proposed and one tower is proposed to be located at 120 Lynn Williams Street (Block 2). The proposed development would result in a built form that fits within the existing and planned context and provides an appropriate mix of uses. In addition, the proposal would provide 29 affordable rental units, the eastward extension of Snooker Street, a new 1,282 square meter public park and publicly accessible open spaces that would significantly improve the public realm in and around the site.
The Toronto and East York Community Council recommends that: 1. City Council amend Zoning By-law 438-86, as amended, and By-laws 566-2000, 684-2003, 600-2005, 853-2005, 1079-2010 and 1171-2019 for the lands at 61-85 Hanna Avenue and 120 Lynn Williams Street, being portions of the lands known as the Inglis Lands, substantially in accordance with the draft Zoning By-law Amendment included as Attachment 5 to the report (June 6, 2023) 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 allow the Owner of 61, 75 and 85 Hanna Avenue and 120 Lynn Williams Street (the "Site") to construct and provide twenty nine (29) affordable rental housing units (the "affordable rental units") as part of the development, to the satisfaction of the Chief Planner and Executive Director, City Planning, as an in-kind contribution pursuant to subsection 37(6) of the Planning Act, in accordance with the following terms: a. the provision of the affordable rental units shall be provided in accordance with the terms and conditions set out in Recommendation 3 and on such other terms and conditions as are deemed appropriate by the Chief Planner and Executive Director, City Planning, and the City Solicitor; b. the Owner shall design, construct, finish, provide and maintain at least twenty nine (29) affordable rental units on the Site, including seventeen (17) one-bedroom units, nine (9) two-bedroom units and three (3) three-bedroom units as follows: i. the affordable rental units shall be provided in contiguous groups of at least six (6) rental dwelling units; ii. the average unit size of the affordable rental units will be no less than the average unit size of all the market units, by unit type, in each phase of the proposed development; iii. the minimum unit size of the affordable rental units will be no less than the minimum unit sizes of all market units, by unit type, in each phase of the proposed development; and iv. the general configuration, location, and layout of the affordable rental units shall be to the satisfaction of the Chief Planner and Executive Director, City Planning; c. the Owner shall provide and maintain the affordable rental units as rental dwelling units with affordable rents for a minimum of 25 years, beginning with the date each such unit is first occupied; no affordable unit shall be registered as a condominium or any other form of ownership, such as life lease or co-ownership, which provide a right to exclusive possession of a dwelling unit, and no application for conversion for non-rental housing purposes, or application to demolish any affordable rental unit shall be made for at least 25 years from the date of first occupancy; upon the expiration of the 25 year period, the owner shall continue to provide and maintain the affordable rental units as rental dwelling units, unless and until such time as the owner has applied for and obtained all approvals necessary to do otherwise; d. the initial rent (inclusive of utilities) charged to first tenants and upon turnover shall not exceed eighty percent of the average City of Toronto rent by unit type, as reported annually by the Canada Mortgage and Housing Corporation in its most recent annual Rental Market Report for a minimum of 25 years, beginning with the date each such unit is first occupied; during the first 25 years of occupancy, increases to initial rents charged to tenants occupying any of the affordable rental units shall be in accordance with the Residential Tenancies Act and shall not exceed the Provincial rent guideline; e. the City's Centralized Affordable Housing Access System will be used to advertise and select tenants, provided it is in place, unless otherwise agreed to by the Chief Planner and Executive Director, City Planning and the Executive Director, Housing Secretariat; and at least six (6) months in advance of any affordable rental unit being made available for rent, the owner shall develop and implement an Access Plan which will outline how units will be rented to eligible households in consultation with, and to the satisfaction of, the Chief Planner and Executive Director, City Planning and the Executive Director, Housing Secretariat; f. at least seventeen (17) of the affordable rental units shall be made ready and available for occupancy no later than the date by which seventy percent of the new dwelling units erected on the site as part of Phase 1 of the development are available and ready for occupancy; the remaining twelve (12) affordable rental units shall be made ready and available for occupancy no later than the date by which seventy percent of the new dwelling units erected on the site as part of Phase 2 of the development are available and ready for occupancy; g. the Owner shall provide ensuite laundry in each affordable rental unit at no additional cost to tenants; h. the Owner shall provide central air conditioning in each affordable rental unit; i. the Owner shall provide all tenants of the affordable rental units with access to, and use of, all indoor and outdoor amenities in the development, on the same terms and conditions as any other resident of the development without the need to pre-book or pay a fee unless specifically required as a customary practice for private bookings; j. the Owner shall provide and make available for rent to the residents of the affordable rental units vehicle parking spaces on the same terms and conditions as any other resident of the development; and k. the owner shall provide residents of the affordable rental units with access to bicycle and visitor vehicle parking on the same terms and conditions as any other resident of the development. 4. City Council attribute a value to the in-kind contribution set out in Recommendation 3 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 building permit is issued in respect of the mixed-use development with 71,254 square metres proposed residential gross floor area and direct staff to advise the owner of such valuation. 5. City Council authorize the Chief Planner and Executive Director, City Planning to enter into an agreement pursuant to subsection 37(7.1) of the Planning Act (the "In-kind Contribution Agreement") to address the provision of the in-kind contribution identified in Recommendation 3 above, to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor, with such agreement to be registered on title to the 61, 75 and 85 Hanna Avenue and 120 Lynn Williams Street lands, which agreement shall be evidence of arrangements for the provision of the in-kind contribution that are satisfactory to City Council. 6. City Council approve that in accordance with Section 42 of the Planning Act, the owner shall convey to the City, an on-site parkland dedication, having a minimum size of 912 square metres, to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor. 7. City Council approve the acceptance of the on-site parkland dedication, subject to the owner transferring the parkland to the City free and clear, above and below grade, of all easements, encumbrances and encroachments, in an acceptable environmental condition; the owner may propose the exception of encumbrances of tiebacks, where such an encumbrance is deemed acceptable by the General Manager, Parks, Forestry and Recreation, in consultation with the City Solicitor; and such an encumbrance will be subject to the payment of compensation to the City, in an amount as determined by the General Manager, Parks, Forestry and Recreation and the Executive Director, Corporate Real Estate Management. 8. City Council approve a development charge credit against the Parks and Recreation component of the Development Charges for the design and construction by the owner of the Above Base Park Improvements to the satisfaction of the General Manager, Parks, Forestry and Recreation; the development charge credit shall be in an amount that is the lesser of the cost to the owner of designing and constructing the Above Base Park Improvements, as approved by the General Manager, Parks, Forestry and Recreation, and the Parks and Recreation component of development charges payable for the development in accordance with the City's Development Charges By-law, as may be amended from time to time. 9. Before introducing the necessary Bills to City Council for enactment, City Council require the owner to: a. have received Draft Plan Approval for the Plan of Subdivision, securing conditions, providing for, amongst other things as appropriate: the extension of Snooker Street through the existing private road network within the site; on-site parkland dedication; shared-access agreements with municipal services and infrastructure; off-site improvements as deemed appropriate, all at the owner's expense, and including provisions for required registration of necessary agreements, conveyances and financial securities, all to the satisfaction of the City Solicitor; b. enter into an agreement with the City and the abutting property at 100 Hanna Avenue on title which may take the form of a Limiting Distance Agreement and will be on terms satisfactory to the City Solicitor; the agreement will ensure future separation distances between the proposed development located at 120 Lynn Williams Street and the abutting lands to the north at 100 Hanna Avenue are not further affected and shall have the effect of precluding the construction or extension of any building within certain portions of land within 100 Hanna Avenue; and this agreement shall be to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor; c. address all outstanding comments related to Rail Safety Mitigation and submit a revised Rail Safety Report for review and acceptance to the satisfaction of the Director, Community Planning, Toronto and East York District; d. address all outstanding comments in Section A of the memo from Engineering and Construction Services, dated May 3, 2023, in relation to servicing matters, and any subsequent memo prepared in response to applicant resubmission(s), to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services; e. enter into an agreement, to financially secure the construction of any improvements to the municipal infrastructure, should it be determined that upgrades and road improvements are required to support the development according to the Functional Servicing Report accepted by the Chief Engineer and Executive Director, Engineering and Construction Services and Urban Transportation Consideration report accepted by the General Manager, Transportation Services; f. entered into a Shared Access Agreement on title, and any other necessary agreements securing appropriate reciprocal easements and any necessary conditions to allow for shared pedestrian, cyclist and vehicular access between 75 Hanna Avenue and 85 Hanna Avenue, to the satisfaction of the General Manager, Transportation Services and the City Solicitor; g. entered into a Shared Access Agreement on title, and any other necessary agreements securing appropriate reciprocal easements and any necessary conditions to allow for shared pedestrian, cyclist and vehicular access between 75 Hanna Avenue and 100 Hanna Avenue, to the satisfaction of the General Manager, Transportation Services and the City Solicitor; h. entered into a Shared Access Agreement on title, and any other necessary agreements securing appropriate reciprocal easements and any necessary conditions to allow for shared pedestrian, cyclist and vehicular access between 120 Lynn Williams and 100 Hanna Avenue, to the satisfaction of the General Manager, Transportation Services and the City Solicitor; and i. ensure that Zoning By-law 566-2000, as amended, be in compliance following the removal of the lands at 61-75 Hanna Avenue, and a portion of 85 Hanna Avenue, and 120 Lynn Williams, and that any necessary amendments to Zoning By-law 566-2000, be in force. 10. City Council direct City Planning and Transportation Services staff to hold a community consultation meeting in September 2023 with the applicant and their transportation consultant in attendance, to discuss the proposed Draft Plan of Subdivision application and the Liberty Village Streets Plan and Precinct Wide Parking Study work underway as part of the ongoing Liberty Village Public Realm and Community Services and Facilities Study. 11. City Council direct City Planning and Transportation Services staff to incorporate feedback from the community consultation into the analysis for both the Liberty Village Streets Plan and Precinct Wide Parking Study work, and inform any additional opportunities for transportation mitigation measures including but not limited to: transportation demand management and vision zero implementation opportunities that could be addressed through the review of the Draft Plan of Subdivision and/or Site Plan Control application process and through implementation strategies for the Liberty Village Streets Plan and Precinct Wide Parking Study. 12. City Council direct City Planning and Transportation Services staff to report back to the Toronto and East York Community Council by the first quarter of 2024, with implementation strategies for the Liberty Village Streets Plan and Precinct Wide Parking Study work being undertaken within the Liberty Village Public Realm and Community Services and Facilities Study. 13. City Council direct the applicant and their transportation consultant to incorporate feedback from the community consultation meeting and any relevant implementation strategies from the Liberty Village Streets Plan and Precinct Wide Parking Study Work that would inform a revised Urban Transportation Considerations Report, to be submitted as part of the Draft Plan of Subdivision and/or Site Plan Control application review process, that must include, but not be limited to, the following items: a. additional analysis of transportation impact assessment related to the development application that is informed by the Liberty Village Streets Plan and Precinct Wide Parking Study work; b. potential transportation mitigation measures for the development; c. a revised Transportation Demand Management Plan; and d. a Vision Zero Implementation Plan. 14. City Council direct Transportation Services staff to review the revised submission materials as noted in Recommendation 13 above, as part of the Draft Plan of Subdivision and/or Site Plan Control application review process and secure any appropriate transportation mitigation measures as deemed necessary through Draft Plan of Subdivision Conditions, to the satisfaction of the General Manager, Transportation Services and the Chief Planner and Executive Director, City Planning.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council amend Zoning By-law 438-86, as amended, and By-laws 566-2000, 684-2003, 600-2005, 853-2005, 1079-2010, and 1171-2019 for the lands at 61-85 Hanna Avenue and 120 Lynn Williams Street, being portions of the lands known as the Inglis Lands, 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 allow the Owner of 61, 75 and 85 Hanna Avenue & 120 Lynn Williams Street (the "Site") to construct and provide twenty nine (29) affordable rental housing units (the "affordable rental units") as part of the development, to the satisfaction of the Chief Planner and Executive Director, City Planning, as an in-kind contribution pursuant to subsection 37(6) of the Planning Act, in accordance with the following terms: a. the provision of the affordable rental units shall be provided in accordance with the terms and conditions set out in Recommendation 3 and on such other terms and conditions as are deemed appropriate by the Chief Planner and Executive Director, City Planning, and the City Solicitor; b. the Owner shall design, construct, finish, provide and maintain at least twenty nine (29) affordable rental units on the Site, including seventeen (17) one-bedroom units, nine (9) two-bedroom units, and three (3) three-bedroom units as follows: i. the affordable rental units shall be provided in contiguous groups of at least 6 rental dwelling units; ii. the average unit size of the affordable rental units will be no less than the average unit size of all the market units, by unit type, in each phase of the proposed development; iii. the minimum unit size of the affordable rental units will be no less than the minimum unit sizes of all market units, by unit type, in each phase of the proposed development; and iv. the general configuration, location, and layout of the affordable rental units shall be to the satisfaction of the Chief Planner and Executive Director, City Planning. c. the Owner shall provide and maintain the affordable rental units as rental dwelling units with affordable rents for a minimum of 25 years, beginning with the date each such unit is first occupied. No affordable unit shall be registered as a condominium or any other form of ownership, such as life lease or co-ownership, which provide a right to exclusive possession of a dwelling unit, and no application for conversion for non-rental housing purposes, or application to demolish any affordable rental unit shall be made for at least 25 years from the date of first occupancy; upon the expiration of the 25 year period, the owner shall continue to provide and maintain the affordable rental units as rental dwelling units, unless and until such time as the owner has applied for and obtained all approvals necessary to do otherwise; d. the initial rent (inclusive of utilities) charged to first tenants and upon turnover shall not exceed eighty percent of the average City of Toronto rent by unit type, as reported annually by the Canada Mortgage and Housing Corporation in its most recent annual Rental Market Report for a minimum of 25 years, beginning with the date each such unit is first occupied. During the first 25 years of occupancy, increases to initial rents charged to tenants occupying any of the affordable rental units shall be in accordance with the Residential Tenancies Act and shall not exceed the Provincial rent guideline; e. the City's Centralized Affordable Housing Access System will be used to advertise and select tenants, provided it is in place, unless otherwise agreed to by the Chief Planner and Executive Director, City Planning and the Executive Director, Housing Secretariat; and at least six (6) months in advance of any affordable rental unit being made available for rent, the owner shall develop and implement an Access Plan which will outline how units will be rented to eligible households in consultation with, and to the satisfaction of, the Chief Planner and Executive Director, City Planning and the Executive Director, Housing Secretariat; f. at least seventeen (17) of the affordable rental units shall be made ready and available for occupancy no later than the date by which seventy percent (70%) of the new dwelling units erected on the site as part of Phase 1 of the development are available and ready for occupancy. The remaining twelve (12) affordable rental units shall be made ready and available for occupancy no later than the date by which seventy percent (70%) of the new dwelling units erected on the site as part of Phase 2 of the development are available and ready for occupancy; g. the Owner shall provide ensuite laundry in each affordable rental unit at no additional cost to tenants; h. the Owner shall provide central air conditioning in each affordable rental unit; i. the Owner shall provide all tenants of the affordable rental units with access to, and use of, all indoor and outdoor amenities in the development, on the same terms and conditions as any other resident of the development without the need to pre-book or pay a fee unless specifically required as a customary practice for private bookings; j. the Owner shall provide and make available for rent to the residents of the affordable rental units vehicle parking spaces on the same terms and conditions as any other resident of the development; and k. the Owner shall provide residents of the affordable rental units with access to bicycle and visitor vehicle parking at no charge. 4. City Council attribute a value to the in-kind contribution set out in Recommendation 3 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 building permit is issued in respect of the mixed-use development with 71,254 square metres proposed residential gross floor area (GFA) and direct staff to advise the owner of such valuation. 5. City Council authorize the Chief Planner and Executive Director, City Planning to enter into an agreement pursuant to subsection 37(7.1) of the Planning Act (the "In-kind Contribution Agreement") to address the provision of the in-kind contribution identified in Recommendation 3 above, to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor, with such agreement to be registered on title to the 61, 75 and 85 Hanna Avenue & 120 Lynn Williams Street lands, which agreement shall be evidence of arrangements for the provision of the in-kind contribution that are satisfactory to City Council. 6. City Council approve that in accordance with Section 42 of the Planning Act, prior to the first above grade building permit, the owner shall convey to the City, an on-site parkland dedication, having an approximate size of 912 square metres, to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor. 7. City Council approve the acceptance of the on-site parkland dedication, subject to the owner transferring the parkland to the City free and clear, above and below grade, of all easements, encumbrances, and encroachments, in an acceptable environmental condition; the owner may propose the exception of encumbrances of tiebacks, where such an encumbrance is deemed acceptable by the General Manager, Parks, Forestry and Recreation, in consultation with the City Solicitor; and such an encumbrance will be subject to the payment of compensation to the City, in an amount as determined by the General Manager, Parks, Forestry and Recreation and the Executive Director, Corporate Real Estate Management. 8. City Council approve a development charge credit against the Parks and Recreation component of the Development Charges for the design and construction by the owner of the Above Base Park Improvements to the satisfaction of the General Manager, Parks, Forestry and Recreation; the development charge credit shall be in an amount that is the lesser of the cost to the owner of designing and constructing the Above Base Park Improvements, as approved by the General Manager, Parks, Forestry and Recreation, and the Parks and Recreation component of development charges payable for the development in accordance with the City's Development Charges By-law, as may be amended from time to time. 9. Before introducing the necessary Bills to City Council for enactment, City Council require the owner to: a. register a plan of subdivision and agreements, as appropriate, providing for amongst other things; the extension of Snooker Street through the existing private road network within the site, on-site parkland dedication, municipal services and infrastructure, off-site improvements as deemed appropriate, all to the owner's expense, and including provisions for required conveyances and financial securities, all to the satisfaction of the City Solicitor; b. enter into an agreement with the City and the abutting property at 100 Hanna Avenue on title which may take the form of a Limiting Distance Agreement and will be on terms satisfactory to the City Solicitor. The agreement will ensure future separation distances between the proposed development located at 120 Lynn Williams Street and the abutting lands to the north at 100 Hanna Avenue are not further affected and shall have the effect of precluding the construction or extension of any building within certain portions of land within 100 Hanna Avenue. This agreement shall be to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor; c. address all outstanding comments related to Rail Safety Mitigation and submit a revised Rail Safety Report for review and acceptance to the satisfaction of the Director, Community Planning, Toronto and East York District; d. address all outstanding comments in Section A of the memo from Engineering and Construction Services, dated May 3, 2023, in relation to servicing matters, and any subsequent memo prepared in response to applicant resubmission(s), to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services; e. enter into a Municipal Infrastructure Agreement, to financially secure the construction of any improvements to the municipal infrastructure, should it be determined that upgrades and road improvements are required to support the development according to the Functional Servicing Report accepted by the Chief Engineer and Executive Director, Engineering and Construction Services and Urban Transportation Consideration report accepted by the General Manager, Transportation Services; f. entered into a Shared Access Agreement on title, and any other necessary agreements securing appropriate reciprocal easements and any necessary conditions to allow for shared pedestrian, cyclist and vehicular access between 75 Hanna Avenue and 85 Hanna Avenue, to the satisfaction of the General Manager, Transportation Services and the City Solicitor; g. entered into a Shared Access Agreement on title, and any other necessary agreements securing appropriate reciprocal easements and any necessary conditions to allow for shared pedestrian, cyclist and vehicular access between 75 Hanna Avenue and 100 Hanna Avenue, to the satisfaction of the General Manager, Transportation Services and the City Solicitor; and h. entered into a Shared Access Agreement on title, and any other necessary agreements securing appropriate reciprocal easements and any necessary conditions to allow for shared pedestrian, cyclist and vehicular access between 120 Lynn Williams and 100 Hanna Avenue, to the satisfaction of the General Manager, Transportation Services and the City Solicitor.
TE6.6adopted
This application proposes to extend permission for the existing one-storey structure located at 125 The Esplanade for the continued temporary relocation of the North St. Lawrence Market for a period of one year. The structure is typically used on weekends for the farmer's market and antique market. The proposed extension will allow the temporary North Market to continue operations up to June 2024, by which time construction on the new North Market building at 92 Front Street East is expected to be complete. This report reviews and recommends an extension of the current Temporary Use Zoning By-law that permits the North Market at 125 The Esplanade for an additional year.
The Toronto and East York Community Council recommends that: 1. City Council amend Zoning By-law 438-86 for the lands at 125 The Esplanade, substantially in accordance with the draft Zoning By-law Amendment included as Attachment 4 to the report (June 6, 2023) 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 125 The Esplanade, substantially in accordance with the draft Zoning By-law Amendment included as Attachment 4 to the report (June 6, 2023) from the Director, Community Planning, Toronto and East York District. 3. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendment as may be required.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council amend Zoning By-law No. 438-86, for the lands at 125 The Esplanade substantially in accordance with the draft Zoning By-law Amendment included as Attachment No. 4 to the report dated June 6, 2023, from the Director, Community Planning, Toronto and East York District. 2. City Council amend City of Toronto Zoning By-law No. 569-2013 for the lands at 125 The Esplanade substantially in accordance with the draft Zoning By-law Amendment included as Attachment No. 4 to the report dated June 6, 2023, from the Director, Community Planning, Toronto and East York District. 3. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendment as may be required.
TE6.7amended
This report reviews and recommends approval of the application to amend the Official Plan and Zoning By-law to permit hotel uses and redeployment of density in the previously-approved Phases 4 and 5 of Pinnacle's 1-7 Yonge Street development. The previous approvals allowed for two non-residential buildings and the reuse of the existing Toronto Star building containing commercial uses. The application conforms to relevant Provincial plans as well as the policies of the Official Plan and Central Waterfront Secondary Plan. The proposal's exclusively non-residential land use will increase job opportunities and contribute to creating a true, mixed-use community in the Lower Yonge Precinct. The proposal provides for public realm improvements and a built form that is appropriately massed and sited.
The Toronto and East York Community Council recommends that: 1. City Council amend the Official Plan, for the lands at 1-7 Yonge Street substantially in accordance with the draft Official Plan Amendment included as Attachment 12 to the report (June 6, 2023) from the Acting Director, Community Planning, Toronto and East York District. 2. City Council amend Zoning By-law 249-2020 for the lands at 1-7 Yonge Street substantially in accordance with the draft Zoning By-law Amendment included as Attachment 13 to the report (June 6, 2023) from the Acting Director, Community Planning, Toronto and East York District. 3. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment and draft Zoning By-law Amendment as may be required. 4. City Council direct General Manager, Transportation Services to investigate and consider potential traffic management improvements in the Lower Yonge area to be completed by the fourth quarter of 2023 such as: a. introducing a left turn signal at the Queens Quay East and Freeland Street intersection leading into the Pier 27 development; b. prohibiting a right turn at Queens Quay East, Lower Jarvis Street, and Yonge Street during peak hours except for TTC buses; and c. adding a left turn signal at the southbound Yonge Street to Downes Street.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council amend the Official Plan, for the lands at 1-7 Yonge Street substantially in accordance with the draft Official Plan Amendment included as Attachment No. 12 to this report. 2. City Council amend Zoning By-law 249-2020 for the lands at 1-7 Yonge Street substantially in accordance with the draft Zoning By-law Amendment included as Attachment No. 13 to this report. 3. City Council authorizes 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.
TE6.8amended
This report reviews and recommends approval of the application to amend the Zoning By-law to permit the construction of a 108-metre (35-storey, excluding mechanical penthouse) mixed-use building, containing 330 dwelling units and 500 square metres of non-residential gross floor area. The proposal includes the retention and alteration of the heritage structure at 224 Davenport Road and the acquisition of off-site parkland to expand Ramsden Park along Avenue Road.
The Toronto and East York Community Council recommends that: 1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands 148-158 Avenue Road and 220-234 Davenport Road substantially in accordance with the draft Zoning By-law Amendment included as Attachment 6 to the report (June 6, 2023) 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, in satisfaction of the parkland dedication requirement pursuant to Section 42 of the Planning Act, and all or a part of the obligations under the Community Benefits Charge By-law, prior to the issuance of the first above grade building permit, the owner shall convey to the City an off-site parkland conveyance, having an approximate area of 365 square metres, comprised of the properties municipally known in the year 2022 as 207 and 209 Avenue Road, free and clear, above and below grade, of all easements, encumbrances, and encroachments, in an acceptable environmental condition, all to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor. 4. City Council allow the owner of 148-158 Avenue Road and 220-234 Davenport Road to convey as an in-kind contribution pursuant to subsection 37(6) of the Planning Act free and clear, above and below grade, of all easements, encumbrances, and encroachments, in an acceptable environmental condition, the portion of the properties municipally known in the year 2022 as 207 and 209 Avenue Road, which is beyond the value of the Section 42 parkland dedication requirement, to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor. 5. City Council authorize the Chief Planner and Executive Director, City Planning to enter into an agreement pursuant to subsection 37(7.1) of the Planning Act (the "In-kind Contribution Agreement") to address the provision of the in-kind contribution identified in Recommendation 4 above to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor, with such agreement to be registered on title to the lands, which agreement shall be evidence of arrangements for the provision of the in-kind contribution that are satisfactory to City Council. 6. City Council direct City Planning staff to report back on the value of the total cost of the in-kind contribution so that City Council may attribute a value to the contribution. 7. Before introducing the necessary Bills to City Council for enactment, City Council direct that the applicant shall: a. submit a Functional Servicing and Stormwater Management Report for review and acceptance to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services; b. enter into a Municipal Infrastructure Agreement to financially secure the construction of any improvements to the municipal infrastructure, should it be determined that upgrades and road improvements are required to support the development according to the transportation report, accepted by the General Manager, Transportation Services and the Functional Servicing Report, accepted by the Chief Engineer and Executive Director, Engineering and Construction Services; c. enter into a Heritage Easement Agreement with the City for the property at 224 Davenport Road substantially in accordance with the plans and drawings dated May 12, 2023, prepared by Chris Dikeanos Architects Inc. and on file with the Senior Manager, Heritage Planning, the Heritage Impact Assessment prepared by ERA Architects Inc., dated June 25, 2021, revised May 12, 2023, subject to and in accordance with the Conservation Plan required in Recommendation 7.d. below, to the satisfaction of the Senior Manager, Heritage Planning including execution of such agreement to the satisfaction of the City Solicitor; and d. 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 224 Davenport Road prepared by ERA Architects Inc., dated June 25, 2021, revised May 12, 2023, to the satisfaction of the Senior Manager, Heritage Planning. 8. City Council request the Chief Planner and Executive Director, City Planning to secure the following through the site plan approval process: a. an outdoor, publicly accessible source of drinking water; b. outdoor seating, to be located within or adjacent to the public right-of-way for public use, in consultation with Transportation Services; and c. low-carbon energy strategy as part of the site plan agreement that includes at least the following sustainability measures: i. a highly energy-efficient building envelope; ii. low carbon building heating and cooling, including Energy Recovery Units that provide sensible and latent heat recovery from ventilation in each suite; iii. ample electrical outlets for bicycle charging in the interior bicycle parking area; iv. fixtures and appliances that are efficient in their use of water and energy; v. rainwater capture, used for site irrigation; vi. electric-only appliances or fireplaces for a minimum of 85 percent of the residential units; vii. motion sensor-controlled LED lighting in common areas; viii. accommodation for future solar PV system; ix. improved Stormwater Management Measures; x. installation of outdoor (dark sky) downward lighting; xi. provision of indoor space dedication for household hazardous waste; xii. diversion of 75 percent of total construction waste from landfill; xiii. installation of 16.0 metre height of exterior glazing as bird friendly; xiv. installation of 10 additional Electric Vehicle Supply Equipment (EVSE) spaces; and xv. installation of cabinet space in kitchen suites for segregated waste. 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 148-158 Avenue Road and 220-234 Davenport Road from Permit Parking. 10. City Council direct the Chief Planner and Executive Director, City Planning, in consultation with the local Ward Councillor and the City Solicitor, to continue to work with the applicant to explore an in-kind community benefit package pursuant to 37(6) of the Planning Act and to report back to City Council for further instruction on any offer of in-kind community benefits made by the applicant over and above the offsite parkland dedication described in the report (June 6, 2023) from the Acting Director, Community Planning, Toronto and East York District.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands 148-158 Avenue Road and 220-234 Davenport Road substantially in accordance with the draft Zoning By-law Amendment included as Attachment No. 6 to this report. 2. City Council authorizes 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, in satisfaction of the parkland dedication requirement pursuant to Section 42 of the Planning Act, and all or a part of the obligations under the Community Benefits Charge by-law, prior to the issuance of the first above grade building permit, the owner shall convey to the City an off-site parkland conveyance, having an approximate area of 365 square metres, comprised of the properties municipally known in the year 2022 as 207 and 209 Avenue Road, free and clear, above and below grade, of all easements, encumbrances, and encroachments, in an acceptable environmental condition, all to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor. 4.City Council allow the owner of 148-158 Avenue Road and 220-234 Davenport Road to convey as an in-kind contribution pursuant to subsection 37(6) of the Planning Act free and clear, above and below grade, of all easements, encumbrances, and encroachments, in an acceptable environmental condition, the portion of the properties municipally known in the year 2022 as 207 and 209 Avenue Road, which is beyond the value of the Section 42 parkland dedication requirement, to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor. 5. City Council authorize the Chief Planner and Executive Director, City Planning to enter into an agreement pursuant to subsection 37(7.1) of the Planning Act (the "In-kind Contribution Agreement") to address the provision of the in-kind contribution identified in Recommendation 4 to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor, with such agreement to be registered on title to the lands, which agreement shall be evidence of arrangements for the provision of the in-kind contribution that are satisfactory to City Council. 6. City Council direct City Planning staff to report back on the value of the total cost of the in-kind contribution so that Council may attribute a value to the contribution. 7. Before introducing the necessary Bills to City Council for enactment, the applicant shall: a. submit a Functional Servicing and Stormwater Management Report for review and acceptance to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services; b. enter into a Municipal Infrastructure Agreement to financially secure the construction of any improvements to the municipal infrastructure, should it be determined that upgrades and road improvements are required to support the development according to the transportation report, accepted by the General Manager, Transportation Services and the Functional Servicing Report, accepted by the Chief Engineer and Executive Director, Engineering and Construction Services; c. Enter into a Heritage Easement Agreement with the City for the property at 224 Davenport Road substantially in accordance with the plans and drawings dated May 12, 2023, prepared by Chris Dikeanos Architects Inc. and on file with the Senior Manager, Heritage Planning, the Heritage Impact Assessment prepared by ERA Architects Inc., dated June 25, 2021, revised May 12, 2023, subject to and in accordance with the Conservation Plan required in Recommendation 7.d., to the satisfaction of the Senior Manager, Heritage Planning including execution of such agreement to the satisfaction of the City Solicitor; and d. 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 224 Davenport Road prepared by ERA Architects Inc., dated June 25, 2021, revised May 12, 2023, to the satisfaction of the Senior Manager, Heritage Planning.
TE6.9amended
This report reviews and recommends approval of the applications to amend the Zoning By-law and permit the demolition of an existing 12-storey residential rental apartment building containing 130 rental units at 145 St. George Street. The proposed redevelopment of the site includes a 96-metre (30-storey including the mechanical penthouse) mixed-use building, containing 398 dwelling units (including 142 replacement rental dwelling units) and 200 square metres of non-residential gross floor area. The proposal also includes a Tenant Relocation and Assistance Plan that addresses the right for existing tenants to return to a replacement rental dwelling unit at similar rent and financial compensation to mitigate hardship.
The Toronto and East York Community Council recommends that: 1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands 145 St. George Street substantially in accordance with the draft Zoning By-law Amendment included as Attachment 6 to the report (June 6, 2023) from the Acting Director, Community Planning, Toronto and East York District. 2. City Council amend City of Toronto Zoning By-law 438-86 for the lands at 145 St. George Street substantially in accordance with the draft Zoning By-law Amendment included as Attachment 7 to the report (June 6, 2023) from the Acting Director, Community Planning, Toronto and East York District. 3. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendment as may be required. 4. City Council approve the Rental Housing Demolition Application File 21 155940 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 which allows for the demolition of 130 existing rental dwelling units located at 145 St. George Street, subject to the following conditions: a. the owner shall provide and maintain 130 replacement rental dwelling units and 12 additional replacement rental dwelling units on the subject site for a period of at least 20 years beginning from the date that each replacement rental dwelling unit is first occupied and, during which time, no application may be submitted to the City for condominium registration, or for any other conversion to a non-rental housing purpose, or for demolition without providing for replacement; the 142 replacement rental dwelling units shall collectively have a total gross floor area of at least 6,928 square metres and be comprised of 72 studio units, 52 one-bedroom units, 16 two-bedroom units, and 2 three-bedroom units, as generally illustrated in the plans submitted to the City Planning Division dated April 20, 2023; and any revisions to these plans, including changes to the final unit mix, shall be to the satisfaction of the Chief Planner and Executive Director, City Planning; b. the owner shall replace the existing rental units with replacement rental units of a similar size as follows: i. all existing rental units occupied by Eligible Tenants, as of the date of this report, shall be replaced with replacement rental dwelling units having at least the same average unit size by unit type, as the demolished rental dwelling units; and ii. all other replacement rental dwelling units shall be at least the same average unit size by unit type as the market units in the proposed development; c. the owner shall, as part of the 130 replacement rental dwelling units required in Recommendation 4.a. above, provide at least 35 studio units, 10 one-bedroom units, and 4 two-bedroom units at affordable rents and no more than 37 studio units, 35 one-bedroom units and 9 two-bedroom units at mid-range rents, as defined in the City's Official Plan, all for a period of at least 10 years beginning from the date of first occupancy of each unit; d. the owner shall as part of the 12 additional replacement rental dwelling units required in Recommendation 4.a. above, provide 7 one-bedroom units, 3 two-bedroom units and 2 three-bedroom units at affordable rents, as defined in the City's Official Plan, all for a period of at least 10 years beginning from the date of first occupancy of each unit; any revisions to the number of units by unit type shall be to the satisfaction of the Chief Planner and Executive Director, City Planning; e. the owner shall provide an acceptable Tenant Relocation and Assistance Plan to all Eligible Tenants of the 130 existing rental units proposed to be demolished, addressing the right to return to occupy one of the replacement rental dwelling units at similar rents and other assistance to mitigate hardship; the Tenant Relocation and Assistance Plan shall be developed in consultation with, and to the satisfaction of, the Chief Planner and Executive Director, City Planning; f. the owner shall provide tenant relocation and assistance to all Post Application Tenants, all to the satisfaction of the Chief Planner and Executive Director, City Planning; g. the owner shall provide tenants of all 142 replacement rental dwelling units with access to, and use of all indoor and outdoor amenities in the proposed development, at no extra charge, with the same access and on the same terms and conditions as any other resident of the proposed development, without the need to pre-book or pay a fee unless specifically required as a customary practice for private bookings; h. the owner shall provide at least 114 replacement rental dwelling units with an outdoor balcony and/or patio for private and exclusive access by the tenants of such units, which number may be reduced through the site plan approval process to the satisfaction of the Chief Planner and Executive Director, City Planning; i. the owner shall provide ensuite laundry in each replacement rental dwelling unit at no additional cost to tenants; j. the owner shall provide central air conditioning in each replacement rental dwelling unit at no additional cost to tenants; k. the owner shall provide and make available for rent a minimum of 28 storage lockers to tenants of the replacement rental dwelling units; the terms and conditions for renting storage lockers to tenants of the replacement rental dwelling units shall be to the satisfaction of the Chief Planner and Executive Director, City Planning; l. 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, unless otherwise required by the Tenant Relocation and Assistance Plan; m. the replacement rental dwelling units required in Recommendation 4.a. above shall be made ready and available for occupancy no later than the date by which 70 percent of the new dwelling units in the proposed development, exclusive of the replacement rental dwelling units, are made available and ready for occupancy, subject to any revisions to the satisfaction of the Chief Planner and Executive Director, City Planning; and n. the owner shall enter into, and register on title to the lands at 145 St. George Street, one or more agreement(s), to secure the conditions outlined in Recommendations 4.a. through 4.m. above, including an agreement pursuant to Section 111 of the City of Toronto Act, 2006, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning. 5. City Council authorize the Chief Planner and Executive Director, City Planning to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code for the demolition of the 130 existing rental dwelling units located at 145 St. George Street after all the following have occurred: a. all conditions in Recommendation 4 above have been fully satisfied or secured; b. the Zoning By-law Amendments have come into full force and effect; c. the issuance of the Notice of Approval Conditions for site plan approval by the Chief Planner and Executive Director, City Planning or their designate, pursuant to Section 114 of the City of Toronto Act, 2006, or as otherwise authorized by the Chief Planner and Executive Director, City Planning; d. the issuance of excavation and shoring permits (conditional or full permit) for the approved development on the site; and e. the owner has confirmed, in writing, that all existing rental dwelling units proposed to be demolished are vacant. 6. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 5 above. 7. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Residential Demolition Permit under Section 33 of the Planning Act and Chapter 363 of the Toronto Municipal Code for 145 St. George Street after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 5 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to section 6.2 of Chapter 363, on condition that: a. the owner removes all debris and rubble from the site immediately after demolition; b. the owner erects solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building; c. the owner erects the proposed mixed-use building on the site no later than four years from the date on which the demolition of the existing rental dwelling units commences, subject to the timeframe being extended to the discretion of the Chief Planner and Executive Director, City Planning; and d. should the owner fail to complete the proposed mixed-use building within the time specified in Recommendation 7.c. above, the City Clerk shall be entitled to enter on the collector's roll, as with municipal property taxes, an amount equal to the sum of twenty thousand dollars ($20,000.00) per dwelling unit for which a demolition permit is issued, and that such amount shall, until payment, be a lien or charge upon the land for which the Residential Demolition Permit is issued. 8. City Council authorize the appropriate City officials to take such actions as are necessary to implement City Council's decision, including execution of the Section 111 Agreement and other related agreements. 9. City Council request that the owner make reasonable commercial efforts to convey off-site parkland to the City equal to the value of the on-site parkland dedication, in fulfilment of the parkland dedication requirements pursuant to Section 42 of the Planning Act, with the off-site parkland dedication to be acceptable to the General Manager, Parks, Forestry and Recreation and free and clear of any above or below grade encumbrances, with the exception of any encumbrances as may be otherwise approved by the General Manager, Parks, Forestry and Recreation, to be conveyed prior to the issuance of the first above grade building permit; and a. in the event that the off-site parkland dedication is less than the value of the on-site parkland dedication, then the owner will pay cash-in-lieu of parkland to make up for the shortfall in parkland dedication, prior to the issuance of the first above grade building permit; and 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 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. 10. Before introducing the necessary Bills to City Council for enactment, City Council direct that the applicant shall: a. submit a Functional Servicing, Stormwater Management Report, Hydrogeological Report, and the Hydrogeological Review Summary Form for review and acceptance to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services; and b. enter into a Municipal Infrastructure Agreement to financially secure the construction of any improvements to the municipal infrastructure, should it be determined that upgrades and road improvements are required to support the development according to the transportation report, accepted by the General Manager, Transportation Services and the Functional Servicing Report, accepted by the Chief Engineer and Executive Director, Engineering and Construction Services. 11. City Council request the Chief Planner and Executive Director, City Planning to consult with the 145 St. George tenants' committee, as well as the applicant, in developing the site plan for 145 St. George Street. 12. City Council request the Chief Planner and Executive Director, City Planning to secure the following as part of the Site Plan Agreement to the satisfaction of the Chief Planner and Executive Director, City Planning: a. an outdoor, publicly accessible source of drinking water; b. BikeShare station within the abutting right-of-way; c. an outdoor seating area, to be accessible to the public within or adjacent to the public right-of-way, in consultation with Transportation Services; d. construction/ demolition waste diversion from landfill of at least 75 percent; and e. a low-carbon energy strategy that includes at least the following sustainability measures: i. a highly energy-efficient building with a high quality building envelope and low carbon building heating and cooling; ii. reasonable efforts to achieve a carbon payback period of 10 years or less, measured on a per unit basis; iii. ample electrical outlets for bicycle charging in the interior bicycle parking area; iv. fixtures and appliances that are efficient in their use of water and energy; vi. electric-only appliances or fireplaces in suites; and vii. motion sensor-controlled LED lighting in common areas. 13. 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 145 St. George Street from Permit Parking. 14. City Council direct the Chief Planner and Executive Director, City Planning, in consultation with the local Ward Councillor and the City Solicitor, to continue to work with the applicant to explore an in-kind community benefit pursuant to 37(6) of the Planning Act and to report back to City Council no later than the end of December 2023 for further instruction on any offer of in-kind community benefits made by the applicant; if no in-kind community benefit is approve by City Council before the applicant applies for its first above ground building permit, the applicant will pay the default community benefit contribution prescribed by Section 37 of the Planning Act.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands 145 St. George Street substantially in accordance with the draft Zoning By-law Amendment included as Attachment No. 6 to this report. 2. City Council amend City of Toronto Zoning By-law 438-86 for the lands at 145 St. George Street substantially in accordance with the draft Zoning By-law Amendment included as Attachment 7 to this report. 3. City Council authorizes the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendment as may be required. 4. City Council approve the Rental Housing Demolition Application File No. 21 155940 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 which allows for the demolition of 130 existing rental dwelling units located at 145 St. George Street, subject to the following conditions: a. The owner shall provide and maintain 130 replacement rental dwelling units and 12 additional replacement rental dwelling units on the subject site for a period of at least 20 years beginning from the date that each replacement rental dwelling unit is first occupied and, during which time, no application may be submitted to the City for condominium registration, or for any other conversion to a non-rental housing purpose, or for demolition without providing for replacement. The 142 replacement rental dwelling units shall collectively have a total gross floor area of at least 6,928 square metres and be comprised of 72 studio units, 52 one-bedroom units, 16 two-bedroom units, and 2 three-bedroom units, as generally illustrated in the plans submitted to the City Planning Division dated April 20, 2023. Any revisions to these plans, including changes to the final unit mix, shall be to the satisfaction of the Chief Planner and Executive Director, City Planning Division; b. The owner shall replace the existing rental units with replacement rental units of a similar size as follows: i. all existing rental units occupied by Eligible Tenants, as of the date of this report, shall be replaced with replacement rental dwelling units having at least the same average unit size by unit type, as the demolished rental dwelling units; ii. all other replacement rental dwelling units shall be at least the same average unit size by unit type as the market units in the proposed development; c. The owner shall, as part of the 130 replacement rental dwelling units required in Recommendation 4.a. above, provide at least 35 studio units, 10 one-bedroom units, and 4 two-bedroom units at affordable rents and no more than 37 studio units, 35 one-bedroom units and 9 two-bedroom units at mid-range rents, as defined in the City's Official Plan, all for a period of at least 10 years beginning from the date of first occupancy of each unit; d. The owner shall as part of the 12 additional replacement rental dwelling units required in Recommendation 4.a. above, provide 7 one-bedroom units, 3 two-bedroom units and 2 three-bedroom units at affordable rents, as defined in the City's Official Plan, all for a period of at least 10 years beginning from the date of first occupancy of each unit. Any revisions to the number of units by unit type shall be to the satisfaction of the Chief Planner; e. The owner shall provide an acceptable Tenant Relocation and Assistance Plan to all Eligible Tenants of the 130 existing rental units proposed to be demolished, addressing the right to return to occupy one of the replacement rental dwelling units at similar rents and other assistance to mitigate hardship. The Tenant Relocation and Assistance Plan shall be developed in consultation with, and to the satisfaction of, the Chief Planner and Executive Director, City Planning; f. The owner shall provide tenant relocation and assistance to all Post Application Tenants, all to the satisfaction of the Chief Planner and Executive Director, City Planning Division; g. The owner shall provide tenants of all 142 replacement rental dwelling units with access to, and use of all indoor and outdoor amenities in the proposed development, at no extra charge, with the same access and on the same terms and conditions as any other resident of the proposed development, without the need to pre-book or pay a fee unless specifically required as a customary practice for private bookings; h. The owner shall provide at least 114 replacement rental dwelling units with an outdoor balcony and/or patio for private and exclusive access by the tenants of such units, which number may be reduced through the site plan approval process to the satisfaction of the Chief Planner and Executive Director, City Planning Division. i. The owner shall provide ensuite laundry in each replacement rental dwelling unit at no additional cost to tenants; j. The owner shall provide central air conditioning in each replacement rental dwelling unit at no additional cost to tenants; k. The owner shall provide and make available for rent a minimum of 28 storage lockers to tenants of the replacement rental dwelling units. The terms and conditions for renting storage lockers to tenants of the replacement rental dwelling units shall be to the satisfaction of the Chief Planner and Executive Director, City Planning; l. 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, unless otherwise required by the Tenant Relocation and Assistance Plan; m. The replacement rental dwelling units required in recommendation 4.a. above shall be made ready and available for occupancy no later than the date by which 70% of the new dwelling units in the proposed development, exclusive of the replacement rental dwelling units, are made available and ready for occupancy, subject to any revisions to the satisfaction of the Chief Planner and Executive Director, City Planning; n. The owner shall enter into, and register on title to the lands at 145 St. George Street, one or more agreement(s), to secure the conditions outlined in Recommendations 4.a. through 4.m. above, including an agreement pursuant to Section 111 of the City of Toronto Act, 2006, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning Division. 5. City Council authorize the Chief Planner and Executive Director, City Planning Division, to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code for the demolition of the 130 existing rental dwelling units located at 145 St. George Street after all the following have occurred: a. All conditions in Recommendation 4 above have been fully satisfied or secured; b. The Zoning By-law Amendments have come into full force and effect; c. The issuance of the Notice of Approval Conditions for site plan approval by the Chief Planner and Executive Director, City Planning Division or their designate, pursuant to Section 114 of the City of Toronto Act, 2006 or as otherwise authorized by the Chief Planner and Executive Director, City Planning; d. The issuance of excavation and shoring permits (conditional or full permit) for the approved development on the site; e. The owner has confirmed, in writing, that all existing rental dwelling units proposed to be demolished are vacant. 6. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code after the Chief Planner and Executive Director, City Planning Division has given Preliminary Approval referred to in Recommendation 5 above. 7. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Residential Demolition Permit under Section 33 of the Planning Act and Chapter 363 of the Toronto Municipal Code for 145 St. George Street after the Chief Planner and Executive Director, City Planning Division has given Preliminary Approval referred to in Recommendation 5 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to section 6.2 of Chapter 363, on condition that: a. The owner removes all debris and rubble from the site immediately after demolition; b. The owner erects solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building; c. The owner erects the proposed mixed-use building on the site no later than four years from the date on which the demolition of the existing rental dwelling units commences, subject to the timeframe being extended to the discretion of the Chief Planner and Executive Director, City Planning; and d. Should the owner fail to complete the proposed mixed-use building within the time specified in Recommendation 7.c. above, the City Clerk shall be entitled to enter on the collector's roll, as with municipal property taxes, an amount equal to the sum of twenty thousand dollars ($20,000.00) per dwelling unit for which a demolition permit is issued, and that such amount shall, until payment, be a lien or charge upon the land for which the Residential Demolition Permit is issued. 8. City Council authorize the appropriate City officials to take such actions as are necessary to implement City Council's decision, including execution of the Section 111 agreement and other related agreements. 9. City Council request that the owner make reasonable commercial efforts to convey off-site parkland to the City equal to the value of the on-site parkland dedication, in fulfilment of the parkland dedication requirements pursuant to Section 42 of the Planning Act, with the off-site parkland dedication to be acceptable to the General Manager, Parks, Forestry and Recreation and free and clear of any above or below grade encumbrances, with the exception of any encumbrances as may be otherwise approved by the General Manager, Parks, Forestry and Recreation, to be conveyed prior to the issuance of the first above grade building permit; and a. in the event that the off-site parkland dedication is less than the value of the on-site parkland dedication, then the owner will pay cash-in-lieu of parkland to make up for the shortfall in parkland dedication, prior to the issuance of the first above grade building permit; b. in the event that the owner is unable to provide an acceptable off-site parkland dedication to the City, the owner will be required to satisfy the parkland dedication requirement through the payment of cash-in-lieu; and 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. 10. Before introducing the necessary Bills to City Council for enactment, the applicant shall: a. submit a Functional Servicing, Stormwater Management Report, Hydrogeological Report, and the Hydrogeological Review Summary Form for review and acceptance to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services; and b. enter into a Municipal Infrastructure Agreement to financially secure the construction of any improvements to the municipal infrastructure, should it be determined that upgrades and road improvements are required to support the development according to the transportation report, accepted by the General Manager, Transportation Services and the Functional Servicing Report, accepted by the Chief Engineer and Executive Director, Engineering and Construction Services.
TE6.10amended
This report reviews and recommends approval of the application to amend the Official Plan and Zoning By-law to permit a 12-storey mixed-use building at the southwest corner of Yonge Street and Roxborough Street West. The proposed building will have 28 dwelling units, with 1,390 square metres of commercial space on the ground and second floor.
The Toronto and East York Community Council recommends that: 1. City Council amend the Official Plan, for the lands at 1080-1088 Yonge Street substantially in accordance with the draft Official Plan Amendment included as Attachment 7 to the report (June 6, 2023) 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 at 1080-1088 Yonge Street substantially in accordance with the draft Zoning By-law Amendment included as Attachment 8 to the report (June 6, 2023) from the Acting 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 the Owner to: a. submit a Functional Servicing and Stormwater Management Report, and Hydrological Review Summary for review and acceptance to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services; and b. enter into a Municipal Infrastructure Agreement to financially secure the construction of any improvements to the municipal infrastructure, should it be determined that upgrades and road improvements are required to support the development according to the Functional Servicing Report accepted by the Chief Engineer and Executive Director, Engineering and Construction Services. 5. City Council request that the owner make reasonable commercial efforts to convey off-site parkland to the City equal to the value of the on-site parkland dedication, in fulfilment of the parkland dedication requirements pursuant to Section 42 of the Planning Act, with the off-site parkland dedication to be acceptable to the General Manager, Parks, Forestry and Recreation and free and clear of any above or below grade encumbrances, with the exception of any encumbrances as may be otherwise approved by the General Manager, Parks, Forestry and Recreation, to be conveyed prior to the issuance of the first above grade building permit; and a. in the event that the off-site parkland dedication is less than the value of the on-site parkland dedication, then the owner will pay cash-in-lieu of parkland to make up for the shortfall in parkland dedication, prior to the issuance of the first above grade building permit; b. in the event that the owner is unable to provide an acceptable off-site parkland dedication to the City, the owner will be required to satisfy the parkland dedication requirement through the payment of cash-in-lieu; and c. and the value of the cash-in-lieu of parkland dedication will be appraised through Real Estate Services and payment will be required prior to the issuance of the first above grade building permit. 6. City Council request the Chief Planner and Executive Director, City Planning to secure the following through the site plan approval process: a. an outdoor, publicly accessible source of drinking water; and b. a low-carbon energy strategy that includes: i. a highly energy-efficient building low carbon building heating and cooling, including: 1. high quality building envelope; 2. natural cross-ventilation; 3. solar shading; 4. primary building heating and cooling from an electric heat pump; 5. methane gas combustion systems only for occasional supplemental (peak load) building heat; and 6. Energy Recovery Units that provide sensible and latent heat recovery from ventilation in each suite; ii. ample electrical outlets for bicycle charging in the interior bicycle parking area; iii. fixtures and appliances that are efficient in their use of water and energy; iv. electric-only appliances or fireplaces in suites; and v. motion sensor-controlled LED lighting in common areas: 1. street trees; 2. construction/ demolition waste diversion; and 3. resilience strategy. 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 1080-1088 Yonge Street from Permit Parking. 8. City Council direct the Chief Planner and Executive Director, City Planning, in consultation with the local Ward Councillor and the City Solicitor, to continue to work with the applicant to explore an in-kind community benefit package pursuant to 37(6) of the Planning Act that includes a paved cycling link between Yonge Street and the Rosedale Valley Road multi-use trail, and to report back to City Council for further instruction on any offer of in-kind community benefits made by the applicant.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council amend the Official Plan, for the lands at 1080-1088 Yonge Street substantially in accordance with the draft Official Plan Amendment included as Attachment No. 7 to this report. 2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 1080-1088 Yonge Street substantially in accordance with the draft Zoning By-law Amendment included as Attachment No. 8 to this report. 3. City Council authorizes 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, require the Owner to: a. submit a Functional Servicing and Stormwater Management Report, and Hydrological Review Summary for review and acceptance to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services. b. enter into a Municipal Infrastructure Agreement to financially secure the construction of any improvements to the municipal infrastructure, should it be determined that upgrades and road improvements are required to support the development according to the Functional Servicing Report accepted by the Chief Engineer and Executive Director of Engineering and Construction Services.
TE6.11amended
This report reviews and recommends approval of the application to amend the Official Plan and Zoning By-law to permit a 48.5-metre (15 storeys, plus mechanical penthouse) mixed-use building containing 136 units, 1,070 square metres of commercial space, and 130 vehicular and 136 bicycle parking spaces, at 1087-1091 Yonge Street and 9 Price Street.
The Toronto and East York Community Council recommends that: 1. City Council amend the Official Plan, for the lands at 1087-1091 Yonge Street and 9 Price Street, substantially in accordance with the draft Official Plan Amendment included as Attachment 5 to the report (June 6, 2023) from the Acting Director, Community Planning, Toronto and East York District. 2. City Council amend Zoning By-law 569-2013, for the lands at 1087-1091 Yonge Street and 9 Price Street, substantially in accordance with the draft Zoning By-law Amendment included as Attachment 6 to the report (June 6, 2023) from the Acting 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 the owner to: a, submit a Functional Servicing and Stormwater Management Report, Geotechnical Study, Hydrogeological Report, Groundwater Summary form and Hydrological Review Summary Form for review and acceptance to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services; and b, enter into a Municipal Infrastructure Agreement to financially secure the construction of any improvements to the municipal infrastructure, should it be determined that upgrades and road improvements are required to support the development according to the transportation report, accepted by the General Manager, Transportation Services, and the Functional Servicing Report, accepted by the Chief Engineer and Executive Director, Engineering and Construction Services. 5. City Council request that the owner make reasonable commercial efforts to convey off-site parkland to the City equal to the value of the on-site parkland dedication, in fulfilment of the parkland dedication requirements pursuant to Section 42 of the Planning Act, with the off-site parkland dedication to be acceptable to the General Manager, Parks, Forestry and Recreation and free and clear of any above or below grade encumbrances, with the exception of any encumbrances as may be otherwise approved by the General Manager, Parks, Forestry and Recreation, to be conveyed prior to the issuance of the first above grade building permit; and a. in the event that the off-site parkland dedication is less than the value of the on-site parkland dedication, then the owner will pay cash-in-lieu of parkland to make up for the shortfall in parkland dedication, prior to the issuance of the first above grade building permit; b. in the event that the owner is unable to provide an acceptable off-site parkland dedication to the City, the owner will be required to satisfy the parkland dedication requirement through the payment of cash-in-lieu; and c. the value of the cash-in-lieu of parkland dedication will be appraised through Real Estate Services and payment will be required prior to the issuance of the first above grade building permit. 6. City Council request the Chief Planner and Executive Director, City Planning to secure the following through the site plan approval process: a. an outdoor, publicly accessible source of drinking water; and b. a low-carbon energy strategy that includes: 1. a highly energy-efficient building low carbon building heating and cooling, including: a. high quality building envelope; b. primary building heating and cooling from an electric heat pump system; c. methane gas combustion systems only for occasional supplemental (peak load) building heat; d. Energy Recovery Units that provide sensible and latent heat recovery from ventilation in each suite; e. ample electrical outlets for bicycle charging in the interior bicycle parking area; f. fixtures and appliances that are efficient in their use of water and energy; g. electric-only appliances or fireplaces in suites; and h. motion sensor-controlled LED lighting in common areas. 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 1087-1091 Yonge Street and 9 Price Street from Permit Parking. 8. City Council direct the Chief Planner and Executive Director, City Planning, in consultation with the local Ward Councillor and the City Solicitor, to continue to work with the applicant to explore an in-kind community benefit package pursuant to 37(6) of the Planning Act that includes improvements to Pricefield Park, and to report back to City Council for further instruction on any offer of in-kind community benefits made by the applicant.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council amend the Official Plan, for the lands at 1087-1091 Yonge Street and 9 Price Street, 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 1087-1091 Yonge Street and 9 Price Street, 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 Zoning By-law Amendment as may be required. 4. Before introducing the necessary Bills to City Council for enactment, require the owner to: a, submit a Functional Servicing and Stormwater Management Report, Geotechnical Study, Hydrogeological Report, Groundwater Summary form, and Hydrological Review Summary Form for review and acceptance to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services. b, enter into a Municipal Infrastructure Agreement to financially secure the construction of any improvements to the municipal infrastructure, should it be determined that upgrades and road improvements are required to support the development according to the transportation report, accepted by the General Manager, Transportation Services, and the Functional Servicing Report, accepted by the Chief Engineer and Executive Director, Engineering and Construction Services.
TE6.12adopted
This report reviews and recommends approval of the application to amend the Zoning By-law to permit a 10-unit, 16.6-metre (4 storeys, plus a rooftop access pavilion) back-to-back townhouse block, with a single-level underground garage containing 10 vehicular resident parking spaces.
The Toronto and East York Community Council recommends that: 1. City Council amend Zoning By-law 569-2013 for the lands at 73-79 Ardmore Road, substantially in accordance with the draft Zoning By-law Amendment included as Attachment 5 to the report (June 6, 2023) 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 the owner to: a. submit a Foundation Drainage Summary, Functional Servicing and Stormwater Management Report, and Site Servicing Plan to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services; and b. enter into one or more agreements with the City requiring the owner, at no cost to the City, to complete any upgrades or required improvements to the existing municipal infrastructure and/or new municipal infrastructure to support the development, to the satisfaction of the General Manager, Transportation Services and the Chief Engineer and Executive Director, Engineering and Construction Services, should it be determined that improvements or upgrades and/or new infrastructure are required to support the development.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council amend Zoning By-law 569-2013, for the lands at 73-79 Ardmore Road, 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. Before introducing the necessary Bills to City Council for enactment, require the owner to: a. submit a Foundation Drainage Summary, Functional Servicing and Stormwater Management Report, and Site Servicing Plan to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services. b. enter into one or more agreements with the City requiring the owner, at no cost to the City, to complete any upgrades or required improvements to the existing municipal infrastructure and/or new municipal infrastructure to support the development, to the satisfaction of the General Manager, Transportation Services and the Chief Engineer and Executive Director, Engineering and Construction Services, should it be determined that improvements or upgrades and/or new infrastructure are required to support the development.
TE6.13adopted
This report reviews and recommends approval of the applications to demolish 19 rental dwelling units at 57-93 Balliol Street and permit a 128.6-metre (40 storeys, excluding mechanical penthouse) residential building with 477 residential units including 19 replacement rental dwelling units. The proposal also includes a new 906 square metre open space, including 435 square metres of parkland dedication. The existing 18-storey rental apartment building at 45 Balliol Street would be retained. A Tenant Relocation and Assistance Plan has been proposed ensuring that the existing tenants are provided with the right to return to the replacement rental units at similar rents and financial assistance to help mitigate hardship.
The Toronto and East York Community Council recommends that: 1. City Council amend Zoning By-law 569-2013 for the lands at 45, 57-93 Balliol Street, substantially in accordance with the draft Zoning By-law Amendment included as Attachment 5 to the revised report (June 13, 2023) 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 the owner to: a. submit revised engineering plans, Ground Water Certification Letters, a Complete Foundation Drainage Summary, verification of area used to determine allowable storm flows, for review and acceptance to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services; and b. enter into a Municipal Infrastructure Agreement to financially secure the construction of any improvements to the municipal infrastructure, should it be determined that upgrades and road improvements are required to support the development according to the transportation report, accepted by the General Manager, Transportation Services, and the Functional Servicing Report, accepted by the Chief Engineer and Executive Director, Engineering and Construction Services. 4. City Council approve the Rental Housing Demolition Application (21 235317 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 the 19 existing rental dwelling units at 57-93 Balliol Street, subject to the following conditions: a. the owner shall provide and maintain 19 replacement rental dwelling units on the subject site for a period of at least 20 years beginning from the date that each replacement rental unit is first occupied; during this period, no application may be submitted to the City for condominium registration, conversion to a non-residential rental purpose, or demolition without replacement of the rental units; the 19 replacement rental units shall collectively contain a total gross floor area of at least 2,865 square metres and be comprised of 11 four-bedroom units and 8 three-bedroom units, as generally illustrated in the plans prepared by Core Architects, submitted as Plans 'A211' and 'A212' to the City Planning Division, and dated April 6, 2023; and any revision to these plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning; b. as part of the 19 replacement rental dwelling units required in Recommendation 4.a. above, the owner shall provide and maintain at least 1 three-bedroom replacement rental dwelling unit at affordable rent, defined as gross monthly rent inclusive of utilities that is no greater than one times the average City of Toronto rent by unit type, as reported annually by the Canada Mortgage and Housing Corporation, and 4 four-bedroom replacement rental dwelling units and 4 three-bedroom replacement rental dwelling units at mid-range rents, defined as gross monthly rent inclusive of utilities that exceeds affordable rent but is no greater than 1.5 times the average City of Toronto rent by unit type, as reported annually by the Canada Mortgage and Housing Corporation, all for a period of at least 10 years beginning from the date of first occupancy of each unit; the rents for the remaining 7 four-bedroom replacement rental dwelling units and 3 three-bedroom replacement rental dwelling units shall be unrestricted, except where an Eligible Tenant has the right to return at similar rent in accordance with the Tenant Relocation and Assistance Plan required in Recommendation 4.c. below; c. the owner shall provide an acceptable Tenant Relocation and Assistance Plan to all Eligible Tenants of the 19 existing rental units proposed to be demolished at 57-93 Balliol Street, addressing the right to return to occupy one of the replacement rental units at similar rents, the provision of alternative accommodation at similar rents in the form of rent gap payments, and other assistance to mitigate hardship; the Tenant Relocation and Assistance Plan shall be developed in consultation with, and to the satisfaction of the Chief Planner and Executive Director, City Planning; d. the owner shall provide tenants of all 19 replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed development at no extra charge, and on the same terms and conditions as any other resident of the development, without the need to pre-book or pay a fee unless specifically required as a customary practice for private bookings; e. the owner shall provide ensuite laundry in each replacement rental dwelling unit within the proposed development at no additional cost to tenants; f. the owner shall provide central air conditioning in each replacement rental dwelling unit within the proposed development; g. the owner shall provide and make available for rent 13 vehicle parking spaces to returning tenants of the replacement rental dwelling units who previously leased vehicle parking spaces, and at similar monthly parking charges that such tenants previously paid while in their existing rental units; h. the owner shall provide tenants of the replacement rental dwelling units with access to all bicycle and visitor vehicular parking at no charge and on the same terms and conditions as any other resident of the proposed development; i. the owner shall provide and make available at least one (1) storage locker to each returning tenant of a replacement rental dwelling unit at no charge until their tenancy ends; j. the 19 replacement rental dwelling units required in Recommendation 4.a. above shall be made ready and available for occupancy no later than the date by which 70 percent of the new dwelling units in the proposed development, exclusive of the replacement rental units, are made available and ready for occupancy; k. the owner shall continue to provide and maintain the existing 264 rental dwelling units at 45 Balliol Street as rental housing, together with the retained associated facilities and amenities of the residential rental property, for a period of at least 20 years commencing from the date the Zoning By-law Amendment comes into force and effect, with no application for demolition or conversion from residential rental use during such 20 year period, all to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor; l. the owner shall not apply to the Landlord and Tenant Board, or any successor tribunal with jurisdiction to hear applications made under the legislation governing residential tenancies in Ontario, for an above-guideline increase in rent to recover any expenses incurred in completing any portion of the replacement and/or repair of the apartment balconies at 45 Balliol Street, including the removal and replacement of all existing railings and screens, repairs and replacements to slab edges and spalling concrete, and the installation of pigeon netting that were substantially completed in May 2023 at a cost, borne solely by the owner, of $1,800,000.00, inclusive of Harmonized Sales Tax, during City Planning staff's review of this Zoning by-law Amendment application; m. the owner shall deliver written notices to all existing 264 rental dwelling units at 45 Balliol Street, to the satisfaction of the Chief Planner and Executive Director, City Planning, informing tenants that the owner commits to not apply to the Landlord and Tenant Board for an above-guideline increase in rent to recover any expenses incurred in completing any portion of the balcony replacement and repairs; and n. the owner shall enter into and register on title to the lands at 45 and 57-93 Balliol Street, an agreement pursuant to Section 111 of the City of Toronto Act, 2006 to secure the conditions outlined in Recommendation 4.a. through 4.m. above, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning. 5. City Council authorize the Chief Planner and Executive Director, City Planning to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006, for the demolition of the 19 existing rental dwelling units at 57-93 Balliol Street after all the following have occurred: a. all conditions in Recommendation 4 above have been fully satisfied and secured; b. the Zoning By-law Amendment has come into full force and effect; c. the issuance of the Notice of Approval Conditions for site plan approval by the Chief Planner and Executive Director, City Planning or their designate pursuant to Section 114 of the City of Toronto Act, 2006; d. the issuance of excavation and shoring permits (conditional or full permits) for the approved development on the site; and e. the owner has confirmed, in writing, that all existing rental dwelling units proposed to be demolished are vacant. 6. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code after the Chief Planner and Executive Director, City Planning has given the Preliminary Approval referred to in Recommendation 5 above. 7. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Residential Demolition Permit under Section 33 of the Planning Act and Chapter 363 of the Toronto Municipal Code for 57-93 Balliol Street after the Chief Planner and Executive Director, City Planning has given the Preliminary Approval referred to in Recommendation 5 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to section 6.2 of Chapter 363, on condition that: a. the owner removes all debris and rubble from the site immediately after demolition; b. the owner erects solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building; c. the owner erects the proposed building no later than three (3) years from the date on which the demolition of the existing rental dwelling units commences, subject to the timeframe being extended to the discretion of the Chief Planner and Executive Director, City Planning; and d. should the owner fail to complete the proposed building containing the 19 replacement rental dwelling units within the time specified in Recommendation 7.c. above, the City Clerk shall be entitled to enter on the collector's roll, as with municipal property taxes, an amount equal to the sum of $20,000.00 per dwelling unit for which a demolition permit is issued, and that such amount shall, until payment, be a lien or charge upon the land for which the Residential Demolition Permit is issued. 8. Prior to Notice of Approval Conditions for Site Plan Control, City Council require the owner to develop a Construction Mitigation and Tenant Communication Plan to mitigate the impacts of construction of the development on the tenants of 45 Balliol Street, all to the satisfaction of the Chief Planner and Executive Director, City Planning. 9. City Council authorize the appropriate City officials to take such actions as are necessary to implement City Council's decision, including execution of the Section 111 Agreement and other related agreements. 10. City Council accept an on-site parkland dedication of 435 square metres, composed of the statutorily required parkland dedication as per Section 42 of the Planning Act, to be dedicated to the City with Base Park completed, prior to the earlier of three years following the issuance of the first above-grade building permit or condominium registration. 11. City Council approve the acceptance of on-site parkland dedication, subject to the owner transferring the parkland to the City free and clear, above and below grade, of all easements, encumbrances, and encroachments, in an acceptable environmental condition; the owner may propose the exception of encumbrances of tiebacks, where such an encumbrance is deemed acceptable by the General Manager, Parks, Forestry and Recreation, in consultation with the City Solicitor; and such an encumbrance will be subject to the payment of compensation to the City, in an amount as determined by the General Manager, Parks, Forestry and Recreation and the Executive Director, Corporate Real Estate Management. 12. City Council approve a development charge credit against the Parks and Recreation component of the Development Charges for the design and construction by the owner of the Above Base Park Improvements to the satisfaction of the General Manager, Parks, Forestry and Recreation; the development charge credit shall be in an amount that is the lesser of the cost to the owner of designing and constructing the Above Base Park Improvements, as approved by the General Manager, Parks, Forestry and Recreation, and the Parks and Recreation component of development charges payable for the development in accordance with the City's Development Charges By-law, as may be amended from time to time.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council amend Zoning By-law 569-2013, for the lands at 45, 57-93 Balliol Street, 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. Before introducing the necessary Bills to City Council for enactment, require the owner to: a. submit revised engineering plans, Ground Water Certification Letters, a Complete Foundation Drainage Summary, verification of area used to determine allowable storm flows, for review and acceptance to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services; and b. enter into a Municipal Infrastructure Agreement to financially secure the construction of any improvements to the municipal infrastructure, should it be determined that upgrades and road improvements are required to support the development according to the transportation report, accepted by the General Manager, Transportation Services, and the Functional Servicing Report, accepted by the Chief Engineer and Executive Director, Engineering and Construction Services. 4. City Council approve the Rental Housing Demolition application (21 235317 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 the 19 existing rental dwelling units at 57-93 Balliol Street, subject to the following conditions: a. The owner shall provide and maintain 19 replacement rental dwelling units on the subject site for a period of at least 20 years beginning from the date that each replacement rental unit is first occupied. During this period, no application may be submitted to the City for condominium registration, conversion to a non-residential rental purpose, or demolition without replacement of the rental units. The 19 replacement rental units shall collectively contain a total gross floor area of at least 2,865 square metres and be comprised of 11 four-bedroom units and 8 three-bedroom units, as generally illustrated in the plans prepared by Core Architects, submitted as Plans 'A211' and 'A212' to the City Planning Division, and dated April 6, 2023. Any revision to these plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning Division; b. As part of the 19 replacement rental dwelling units required in Recommendation . 4.a) above, the owner shall provide and maintain at least 1 three-bedroom replacement rental dwelling unit at affordable rent, defined as gross monthly rent inclusive of utilities that is no greater than one times the average City of Toronto rent by unit type, as reported annually by the Canada Mortgage and Housing Corporation, and 4 four-bedroom replacement rental dwelling units and 4 three-bedroom replacement rental dwelling units at mid-range rents, defined as gross monthly rent inclusive of utilities that exceeds affordable rent but is no greater than 1.5 times the average City of Toronto rent by unit type, as reported annually by the Canada Mortgage and Housing Corporation, all for a period of at least 10 years beginning from the date of first occupancy of each unit. The rents for the remaining 7 four-bedroom replacement rental dwelling units and 3 three-bedroom replacement rental dwelling units shall be unrestricted, except where an Eligible Tenant has the right to return at similar rent in accordance with the Tenant Relocation and Assistance Plan required in Recommendation 4.c) below; c. The owner shall provide an acceptable Tenant Relocation and Assistance Plan to all Eligible Tenants of the 19 existing rental units proposed to be demolished at 57-93 Balliol Street, addressing the right to return to occupy one of the replacement rental units at similar rents, the provision of alternative accommodation at similar rents in the form of rent gap payments, and other assistance to mitigate hardship. The Tenant Relocation and Assistance Plan shall be developed in consultation with, and to the satisfaction of the Chief Planner and Executive Director, City Planning Division; d. The owner shall provide tenants of all 19 replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed development at no extra charge, and on the same terms and conditions as any other resident of the development, without the need to pre-book or pay a fee unless specifically required as a customary practice for private bookings; e. The owner shall provide ensuite laundry in each replacement rental dwelling unit within the proposed development at no additional cost to tenants; f. The owner shall provide central air conditioning in each replacement rental dwelling unit within the proposed development; g. The owner shall provide and make available for rent 13 vehicle parking spaces to returning tenants of the replacement rental dwelling units who previously leased vehicle parking spaces, and at similar monthly parking charges that such tenants previously paid while in their existing rental units; h. The owner shall provide tenants of the replacement rental dwelling units with access to all bicycle and visitor vehicular parking at no charge and on the same terms and conditions as any other resident of the proposed development; i. The owner shall provide and make available at least 1 storage locker to each returning tenant of a replacement rental dwelling unit at no charge until their tenancy ends; j. The 19 replacement rental dwelling units required in Recommendation 4.a) above shall be made ready and available for occupancy no later than the date by which 70% of the new dwelling units in the proposed development, exclusive of the replacement rental units, are made available and ready for occupancy; k. the owner shall continue to provide and maintain the existing 264 rental dwelling units at 45 Balliol Street as rental housing, together with the retained associated facilities and amenities of the residential rental property, for a period of at least 20 years commencing from the date the Zoning By-law Amendment comes into force and effect, with no application for demolition or conversion from residential rental use during such 20 year period, all to the satisfaction of the Chief Planner and Executive Director, City Planning, and the City Solicitor; l. the owner shall not apply to the Landlord and Tenant Board, or any successor tribunal with jurisdiction to hear applications made under the legislation governing residential tenancies in Ontario, for an above-guideline increase in rent to recover any expenses incurred in completing any portion of the replacement and/or repair of the apartment balconies at 45 Balliol Street, including the removal and replacement of all existing railings and screens, repairs and replacements to slab edges and spalling concrete, and the installation of pigeon netting that were substantially completed in May 2023 at a cost, borne solely by the owner, of $1,800,000.00, inclusive of Harmonized Sales Tax, during City Planning staff's review of this Zoning by-law Amendment application; m. the owner shall deliver written notices to all existing 264 rental dwelling units at 45 Balliol Street, to the satisfaction of the Chief Planner and Executive Director, City Planning Division, informing tenants that the owner commits to not apply to the Landlord and Tenant Board for an above-guideline increase in rent to recover any expenses incurred in completing any portion of the balcony replacement and repairs; n. The owner shall enter into and register on title to the lands at 45 and 57-93 Balliol Street, an agreement pursuant to Section 111 of the City of Toronto Act, 2006 to secure the conditions outlined in Recommendation 4.a) through 5.m) above, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning Division. 5. City Council authorize the Chief Planner and Executive Director, City Planning Division to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006 for the demolition of the 19 existing rental dwelling units at 57-93 Balliol Street after all the following have occurred: a. all conditions in Recommendation 4 above have been fully satisfied and secured; b. the Zoning By-law Amendment has come into full force and effect; c. the issuance of the Notice of Approval Conditions for site plan approval by the Chief Planner and Executive Director, City Planning Division or their designate pursuant to Section 114 of the City of Toronto Act, 2006; d. the issuance of excavation and shoring permits (conditional or full permits) for the approved development on the site; and e. the owner has confirmed, in writing, that all existing rental dwelling units proposed to be demolished are vacant. 6. City Council authorize the Chief Building Official and Executive Director, Toronto Building Division to issue a Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code after the Chief Planner and Executive Director, City Planning Division has given the Preliminary Approval referred to in Recommendation 5 above. 7. City Council authorize the Chief Building Official and Executive Director, Toronto Building Division to issue a Residential Demolition Permit under Section 33 of the Planning Act and Chapter 363 of the Toronto Municipal Code for 57-93 Balliol Street after the Chief Planner and Executive Director, City Planning Division has given the Preliminary Approval referred to in Recommendation 5above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to section 6.2 of Chapter 363, on condition that: a. the owner removes all debris and rubble from the site immediately after demolition; b. the owner erects solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building Division; c. the owner erects the proposed building no later than 3 years from the date on which the demolition of the existing rental dwelling units commences, subject to the timeframe being extended to the discretion of the Chief Planner and Executive Director, City Planning Division; and d. should the owner fail to complete the proposed building containing the 19 replacement rental dwelling units within the time specified in Recommendation 7c) 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 $20,000.00 per dwelling unit for which a demolition permit is issued, and that such amount shall, until payment, be a lien or charge upon the land for which the Residential Demolition Permit is issued. 8. Prior to Notice of Approval Conditions for Site Plan Control, City Council require the owner to develop a Construction Mitigation and Tenant Communication Plan to mitigate the impacts of construction of the development on the tenants of 45 Balliol Street, all to the satisfaction of the Chief Planner and Executive Director, City Planning Division. 9. City Council authorize the appropriate City officials to take such actions as are necessary to implement City Council's decision, including execution of the Section 111 Agreement and other related agreements. 10. City Council accept an on-site parkland dedication of 435 square metres, composed of the statutorily required parkland dedication as per Section 42 of the Planning Act, to be dedicated to the City with Base Park completed, prior to the earlier of three years following the issuance of the first above-grade building permit or condominium registration. 11. City Council approve the acceptance of on-site parkland dedication, subject to the owner transferring the parkland to the City free and clear, above and below grade, of all easements, encumbrances, and encroachments, in an acceptable environmental condition; the owner may propose the exception of encumbrances of tiebacks, where such an encumbrance is deemed acceptable by the General Manager, Parks, Forestry and Recreation, in consultation with the City Solicitor; and such an encumbrance will be subject to the payment of compensation to the City, in an amount as determined by the General Manager, Parks, Forestry and Recreation and the Executive Director, Corporate Real Estate Management. 12. City Council approve a development charge credit against the Parks and Recreation component of the Development Charges for the design and construction by the owner of the Above Base Park Improvements to the satisfaction of the General Manager, Parks, Forestry and Recreation. The development charge credit shall be in an amount that is the lesser of the cost to the owner of designing and constructing the Above Base Park Improvements, as approved by the General Manager, Parks, Forestry and Recreation, and the Parks and Recreation component of development charges payable for the development in accordance with the City's Development Charges By-law, as may be amended from time to time.
TE6.14adopted
569-573 Christie Street - Zoning By-law Amendment Application - Decision Report - Approval
This report reviews and recommends approval of the application to amend the Zoning By-law to permit a 12-unit, 14.5-metre (3 storeys, plus 3 rooftop stair enclosures with mechanical equipment) back-to-back townhouse block, with a single-level underground parking garage containing 12 resident vehicular parking spaces. A total of 4 existing rental units would be demolished.
The Toronto and East York Community Council recommends that: 1. City Council amend Zoning By-law 569-2013 for the lands at 569-573 Christie Street, substantially in accordance with the draft Zoning By-law Amendment included as Attachment 5 to the report (June 6, 2023) 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 approve that in accordance with Section 42 of the Planning Act, and prior to the first above grade building permit, the owner convey to the City an on-site parkland dedication of a minimum of 34.2 square metres located as shown on Diagram 3 of the draft Zoning By-law Amendment included as Attachment 5 to the report (June 6, 2023) from the Acting Director, Community Planning, Toronto and East York District, to the satisfaction of the General Manager, Parks, Forestry and Recreation. 4. City Council direct that any remaining requirement pursuant to Section 42 of the Planning Act and Chapter 415, Article III of the Municipal Code be a payment in lieu to the satisfaction of the General Manager, Parks, Forestry and Recreation. 5. City Council approve the acceptance of the on-site parkland dedication, subject to the owner transferring the parkland to the City free and clear, above and below grade, of all easements, encumbrances and encroachments, in an acceptable environmental condition; the owner may propose the exception of encumbrances of tiebacks, where such an encumbrance is deemed acceptable by the General Manager, Parks, Forestry and Recreation, and such an encumbrance will be subject to the payment of compensation to the City, in an amount determined by the General Manager, Parks, Forestry and Recreation, and the Executive Director, Corporate Real Estate Management. 6. City Council require the owner to provide and implement an acceptable Tenant Relocation and Assistance Plan, to the satisfaction of the Chief Planner and Executive Director, City Planning, for Eligible Tenants of the existing four (4) rental dwelling units proposed to be demolished, addressing financial compensation and other assistance to lessen hardship. 7. Before introducing the necessary Bills to City Council for enactment, City Council require the owner to: a. submit a Functional Servicing and Stormwater Management Report, Servicing Report Groundwater Summary Checklist, and Hydrogeological Report and Hydrological Review Summary to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services; b. enter into one or more agreements with the City requiring the owner, at no cost to the City, to complete any upgrades or required improvements to the existing municipal infrastructure and/or new municipal infrastructure to support the development, to the satisfaction of the General Manager, Transportation Services and the Chief Engineer and Executive Director, Engineering and Construction Services, should it be determined that improvements or upgrades and/or new infrastructure are required to support the development; and c. provide a legal undertaking to the City, to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning, securing the implementation of the Tenant Relocation and Assistance Plan required by Recommendation 6 above.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council amend Zoning By-law 569-2013, for the lands at 569-573 Christie Street, 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 that in accordance with Section 42 of the Planning Act, and prior to the first above grade building permit, the owner convey to the City an on-site parkland dedication of a minimum of 34.2 square metres located as shown on Diagram 3 of the draft Zoning By-law Amendment included as Attachment No. 5 to this report, to the satisfaction of the General Manager, Parks, Forestry and Recreation. 4. City Council direct that any remaining requirement pursuant to Section 42 of the Planning Act and Chapter 415, Article III of the Municipal Code be a payment in lieu to the satisfaction of the General Manager, Parks, Forestry and Recreation. 5. City Council approve the acceptance of the on-site parkland dedication, subject to the owner transferring the parkland to the City free and clear, above and below grade, of all easements, encumbrances, and encroachments, in an acceptable environmental condition. The owner may propose the exception of encumbrances of tiebacks, where such an encumbrance is deemed acceptable by the General Manager, Parks, Forestry and Recreation, and such an encumbrance will be subject to the payment of compensation to the City, in an amount determined by the General Manager, Parks, Forestry and Recreation, and the Executive Director, Corporate Real Estate Management. 6. City Council require the owner to provide and implement an acceptable Tenant Relocation and Assistance Plan, to the satisfaction of the Chief Planner and Executive Director, City Planning Division, for Eligible Tenants of the existing 4 rental dwelling units proposed to be demolished, addressing financial compensation and other assistance to lessen hardship. 7. Before introducing the necessary Bills to City Council for enactment, require the owner to: a. submit a Functional Servicing and Stormwater Management Report, Servicing Report Groundwater Summary Checklist, and Hydrogeological Report and Hydrological Review Summary to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services; and b. enter into one or more agreements with the City requiring the owner, at no cost to the City, to complete any upgrades or required improvements to the existing municipal infrastructure and/or new municipal infrastructure to support the development, to the satisfaction of the General Manager, Transportation Services and the Chief Engineer and Executive Director, Engineering and Construction Services, should it be determined that improvements or upgrades and/or new infrastructure are required to support the development. c. provide a legal undertaking to the City, to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning, securing the implementation of the Tenant Relocation and Assistance Plan required by Recommendation No. 5. above.
TE6.15adopted
This report reviews and recommends approval of the application to amend the Zoning By-law to permit a 129.3-metre (38-storey including mechanical penthouse) residential building at 632-652 Northcliffe Boulevard. The proposed building would have a total gross floor area of 30,500 square metres and contain 430 dwelling units (including 11 replacement rental units). This report also reviews and recommends approval of the Rental Housing Demolition application to demolish 9 rental dwelling units (6 of which are currently occupied) and to provide a Tenant Relocation and Assistance Plan that will ensure Eliglible Tenants are provided with the right to return to replacement rental units at similar rents and financial assistance to help mitigate hardship.
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 632-652 Northcliffe Boulevard substantially in accordance with the draft Zoning By-law Amendment included Attachment 7 to the report (June 6, 2023) from the Acting Director, Community Planning, Toronto and East York District. 2. City Council amend former City of York Zoning By-law 1-83 for the lands at 632-652 Northcliffe Boulevard substantially in accordance with the draft Zoning By-law Amendment included as Attachment 8 to the report (June 6, 2023) from the Acting Director, Community Planning, Toronto and East York District. 3. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendment as may be required. 4. City Council approve the Rental Housing Demolition Application (22 218880 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 9 existing rental dwelling units at 632-652 Northcliffe Boulevard, 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 unit is first occupied; during this period, no application may be submitted to the City for condominium registration, conversion to a non-residential rental purpose, or demolition without replacement of the existing rental dwelling units; the 11 replacement rental dwelling units shall collectively contain a total gross floor area of at least 1,014 square metres and be comprised of 2 one-bedroom units, 4 two-bedroom units, 4 three-bedroom units and 1 four-bedroom unit, as generally illustrated in the plans prepared by Superkül and dated April 17, 2023, with any revision to these plans being to the satisfaction of the Chief Planner and Executive Director, City Planning; b. as part of the 11 replacement rental dwelling units required in Recommendation 4.a. above, the owner shall provide and maintain at least 2 one-bedroom units, 4 two-bedroom units, 3 three-bedroom units and 1 four-bedroom unit at affordable rents, as currently defined in the Official Plan, and 1 three-bedroom unit at mid-range (moderate) rent, as currently defined in the Official Plan, for a period of at least 10 years beginning from the date of first occupancy of each unit; c. the owner shall provide an acceptable Tenant Relocation and Assistance Plan to all Eligible Tenants of the 9 existing rental dwelling units proposed to be demolished, addressing the right to return to occupy one of the replacement rental dwelling units at similar rents, the provision of alternative accommodation at similar rents in the form of rent gap payments, and other assistance to mitigate hardship; the Tenant Relocation and Assistance Plan shall be developed in consultation with, and to the satisfaction of, the Chief Planner and Executive Director, City Planning; d. the owner shall provide tenants of all 11 replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed development, at no extra charge, and on the same terms and conditions as any other resident of the development, without separate entrances or the need to pre-book or pay a fee unless specifically required as a customary practice for private bookings; e. the owner shall provide ensuite laundry in each replacement rental dwelling unit within the proposed development at no additional cost to tenants; f. the owner shall provide central air conditioning in each replacement rental dwelling unit within the proposed development at no additional cost to tenants; g. the owner shall provide 1 storage locker to each returning tenant of a replacement rental unit, for a total of up to 6 storage lockers, at no additional cost to tenants until the termination of their tenancies in the replacement rental units; h. the owner shall provide and make available six (6) vehicular parking spaces at no charge to returning tenants of the replacement rental units whose lease agreements for their existing rental units included access to vehicular parking until the termination of their tenancies in the replacement rental units; i. the owner shall provide tenants of the replacement rental dwelling units with access to all bicycle and visitor vehicular parking at no charge and on the same terms and conditions as any other resident of the development; j. the 11 rental dwelling units required in Recommendation 4.a. above shall be made ready and available for occupancy no later than the date by which 70 percent of the new dwelling units in the proposed development, exclusive of the replacement rental units, are made available and ready for occupancy, subject to any revisions to the satisfaction of the Chief Planner and Executive Director, City Planning; and k. the owner shall enter into, and register on title to the lands, one or more agreement(s) to secure the conditions outlined in Recommendations 4.a. through 4.k., including an agreement pursuant to Section 111 of the City of Toronto Act, 2006, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning. 5. City Council authorize the Chief Planner and Executive Director, City Planning to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006 for the demolition of 9 rental dwelling units at 632-652 Northcliffe Boulevard after all the following has occurred: a. all conditions in Recommendation 4 above have been fully satisfied and secured; b. the Zoning By-law Amendments have come into full force and effect; c. the issuance of the Notice of Approval Conditions for site plan approval by the Chief Planner and Executive Director, City Planning or their designate pursuant to Section 114 of the City of Toronto Act, 2006; d. the issuance of excavation and shoring permits (conditional or full permits) for the approved development on the site; and e. the owner has confirmed, in writing, that all existing rental dwelling units proposed to be demolished are vacant. 6. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code after the Chief Planner and Executive Director, City Planning has given the Preliminary Approval referred to in Recommendation 5 above. 7. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Residential Demolition Permit under Section 33 of the Planning Act and Chapter 363 of the Toronto Municipal Code for 632-652 Northcliffe Boulevard after the Chief Planner and Executive Director, City Planning has given the Preliminary Approval referred to in Recommendation 5 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to section 6.2 of Chapter 363, on condition that: a. the owner removes all debris and rubble from the site immediately after demolition; b. the owner erects solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building; c. the owner erects the proposed building no later than three (3) years from the date on which 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 development containing the 11 replacement rental dwelling units within the time specified in Recommendation 7.c. above, the City Clerk shall be entitled to enter on the collector's roll, as with municipal property taxes, an amount equal to the sum of $20,000.00 per dwelling unit for which a demolition permit is issued, and that such amount shall, until payment, be a lien or charge upon the land for which the Residential Demolition Permit is issued. 8. City Council authorize the appropriate City officials to take such actions as are necessary to implement City Council's decision, including execution of the Section 111 Agreement and other related agreements. 9. City Council request that the owner make reasonable commercial efforts to convey off-site parkland to the City equal to the value of the on-site parkland dedication, in fulfilment of the parkland dedication requirements pursuant to Section 42 of the Planning Act, with the off-site parkland dedication to be acceptable to the General Manager, Parks, Forestry and Recreation and free and clear of any above or below grade encumbrances, with the exception of any encumbrances as may be otherwise approved by the General Manager, Parks, Forestry and Recreation, to be conveyed prior to the issuance of the first above grade building permit; and a. in the event that the off-site parkland dedication is less than the value of the on-site parkland dedication, then the owner will pay cash-in-lieu of parkland to make up for the shortfall in parkland dedication, prior to the issuance of the first above grade building permit; b. in the event that the owner is unable to provide an acceptable off-site parkland dedication to the City, the owner will be required to satisfy the parkland dedication requirement through the payment of cash-in-lieu; and c. the value of the cash-in-lieu of parkland dedication will be appraised through the Corporate Real Estate Management Division and payment will be required prior to the issuance of the first above grade building permit.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 632-652 Northcliffe Boulevard substantially in accordance with the draft Zoning By-law Amendment included Attachment 7 to this report. 2. City Council amend former City of York Zoning By-law 1-83 for the lands at 632-652 Northcliffe Boulevard substantially in accordance with the draft Zoning By-law Amendment included as Attachment 8 to this report. 3. City Council authorizes the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendment as may be required. 4. City Council approve the Rental Housing Demolition application (22 218880 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 9 existing rental dwelling units at 632-652 Northcliffe Boulevard, 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 unit is first occupied. During this period, no application may be submitted to the City for condominium registration, conversion to a non-residential rental purpose, or demolition without replacement of the existing rental dwelling units. The 11 replacement rental dwelling units shall collectively contain a total gross floor area of at least 1,014 square metres and be comprised of 2 one-bedroom units, 4 two-bedroom units, 4 three-bedroom units, and 1 four-bedroom unit, as generally illustrated in the plans prepared by Superkül and dated April 17, 2023, with any revision to these plans being to the satisfaction of the Chief Planner and Executive Director, City Planning Division; b. As part of the 11 replacement rental dwelling units required in Recommendation 4.a above, the owner shall provide and maintain at least 2 one-bedroom units, 4 two-bedroom units, 3 three-bedroom units, and 1 four-bedroom unit at affordable rents, as currently defined in the Official Plan, and 1 three-bedroom unit at mid-range (moderate) rent, as currently defined in the Official Plan, for a period of at least 10 years beginning from the date of first occupancy of each unit; c. The owner shall provide an acceptable Tenant Relocation and Assistance Plan to all Eligible Tenants of the 9 existing rental dwelling units proposed to be demolished, addressing the right to return to occupy one of the replacement rental dwelling units at similar rents, the provision of alternative accommodation at similar rents in the form of rent gap payments, and other assistance to mitigate hardship. The Tenant Relocation and Assistance Plan shall be developed in consultation with, and to the satisfaction of, the Chief Planner and Executive Director, City Planning Division; d. The owner shall provide tenants of all 11 replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed development, at no extra charge, and on the same terms and conditions as any other resident of the development, without separate entrances or the need to pre-book or pay a fee unless specifically required as a customary practice for private bookings; e. The owner shall provide ensuite laundry in each replacement rental dwelling unit within the proposed development at no additional cost to tenants; f. The owner shall provide central air conditioning in each replacement rental dwelling unit within the proposed development at no additional cost to tenants; g. The owner shall provide 1 storage locker to each returning tenant of a replacement rental unit, for a total of up to 6 storage lockers, at no additional cost to tenants until the termination of their tenancies in the replacement rental units; h. The owner shall provide and make available 6 vehicular parking spaces at no charge to returning tenants of the replacement rental units whose lease agreements for their existing rental units included access to vehicular parking until the termination of their tenancies in the replacement rental units; i. The owner shall provide tenants of the replacement rental dwelling units with access to all bicycle and visitor vehicular parking at no charge and on the same terms and conditions as any other resident of the development; j. The 11 rental dwelling units required in Recommendation 4.a above shall be made ready and available for occupancy no later than the date by which 70% of the new dwelling units in the proposed development, exclusive of the replacement rental units, are made available and ready for occupancy, subject to any revisions to the satisfaction of the Chief Planner and Executive Director, City Planning Division; and k. The owner shall enter into, and register on title to the lands, one or more agreement(s) to secure the conditions outlined in Recommendation 4.a through k., including an agreement pursuant to Section 111 of the City of Toronto Act, 2006, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning Division. 5. City Council authorize the Chief Planner and Executive Director, City Planning Division to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006 for the demolition of 9 rental dwelling units at 632-652 Northcliffe Boulevard after all the following has occurred: a. All conditions in Recommendation 4 have been fully satisfied and secured; b. The Zoning By-law Amendments have come into full force and effect; c. The issuance of the Notice of Approval Conditions for site plan approval by the Chief Planner and Executive Director, City Planning Division or their designate pursuant to Section 114 of the City of Toronto Act, 2006; d. The issuance of excavation and shoring permits (conditional or full permits) for the approved development on the site; e. The owner has confirmed, in writing, that all existing rental dwelling units proposed to be demolished are vacant. 6. City Council authorize the Chief Building Official and Executive Director, Toronto Building Division to issue a Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code after the Chief Planner and Executive Director, City Planning Division has given the Preliminary Approval referred to in Recommendation 5 above. 7. City Council authorize the Chief Building Official and Executive Director, Toronto Building Division to issue a Residential Demolition Permit under Section 33 of the Planning Act and Chapter 363 of the Toronto Municipal Code for 632-652 Northcliffe Boulevard after the Chief Planner and Executive Director, City Planning Division has given the Preliminary Approval referred to in Recommendation 5 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to section 6.2 of Chapter 363, on condition that: a. The owner removes all debris and rubble from the site immediately after demolition; b. The owner erects solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building Division; c. The owner erects the proposed building no later than 3 years from the date on which the demolition of the existing rental dwelling units commences, subject to the timeframe being extended at the discretion of the Chief Planner and Executive Director, City Planning Division; and d. Should the owner fail to complete the proposed development containing the 11 replacement rental dwelling units within the time specified in Recommendation 7.c. above, the City Clerk shall be entitled to enter on the collector's roll, as with municipal property taxes, an amount equal to the sum of $20,000.00 per dwelling unit for which a demolition permit is issued, and that such amount shall, until payment, be a lien or charge upon the land for which the Residential Demolition Permit is issued. 8. City Council authorize the appropriate City officials to take such actions as are necessary to implement City Council's decision, including execution of the Section 111 agreement and other related agreements. 9. City Council request that the owner make reasonable commercial efforts to convey off-site parkland to the City equal to the value of the on-site parkland dedication, in fulfilment of the parkland dedication requirements pursuant to Section 42 of the Planning Act, with the off-site parkland dedication to be acceptable to the General Manager, Parks, Forestry and Recreation Division and free and clear of any above or below grade encumbrances, with the exception of any encumbrances as may be otherwise approved by the General Manager, Parks, Forestry and Recreation Division, to be conveyed prior to the issuance of the first above grade building permit. 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 the Corporate Real Estate Management Division and payment will be required prior to the issuance of the first above grade building permit.
TE6.16adopted
This report reviews and recommends approval of the applications to amend the Zoning By-law and permit the demolition of an existing 7-storey co-ownership building containing 53 residential units, including 15 rental dwelling units at 170 Roehampton Avenue. The proposed redevelopment of the site includes a 157.0-metre (49 storeys, plus mechanical penthouse) building, containing 597 dwelling units (including 15 replacement rental dwelling units), totaling 39,000 square metres of gross floor area. The proposal also includes a Tenant Relocation and Assistance Plan that addresses the right for existing tenants to return to a replacement rental dwelling units at similar rents and financial compensation to mitigate hardship.
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 170 Roehampton Avenue substantially in accordance with the draft Zoning By-law Amendment included as Attachment 5 to the report (June 6, 2023) 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 the owner to: a. submit a Functional Servicing and Stormwater Management Report, Servicing Report Groundwater Summary, and Hydrogeological Report for review and acceptance to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services; b. enter into a Municipal Infrastructure Agreement, to financially secure the construction of any improvements to the municipal infrastructure, should it be determined that upgrades and road improvements are required to support the development according to the Functional Servicing Report accepted by the Chief Engineer and Executive Director, Engineering and Construction Services; and c. register on title, a Limiting Distance Agreement, or similar legal instrument, over 168-170 Redpath Avenue, including the City as a party, that ensures that the tower portion of the proposed residential building at 170 Roehampton Avenue can achieve an appropriate tower setback and separation distance to the north, to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor. 4. City Council approve the Rental Housing Demolition Application File 22 166423 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 15 existing rental dwelling units at 170 Roehampton Avenue, subject to the following conditions: a. the owner shall provide and maintain 15 replacement rental dwelling units on the subject site for a period of at least 20 years beginning from the date that each replacement rental unit is first occupied; during this period, no application may be submitted to the City for condominium registration, conversion to a non-residential rental purpose, or demolition without replacement of the rental units; and the 15 replacement rental dwelling units shall collectively contain a total gross floor area of at least 1,115 square metres and be comprised of 1 studio unit, 4 one-bedroom units, 6 two-bedroom units and 4 three-bedroom units, as generally illustrated in the plans submitted to the City Planning Division dated May 1, 2023, with any revision to these plans being to the satisfaction of the Chief Planner and Executive Director, City Planning; b. as part of the 15 replacement rental dwelling units required in Recommendation 4.a above, the owner shall provide and maintain at least 2 one-bedroom units at affordable rents, as currently defined in the Official Plan, 3 two-bedroom units at mid-range (affordable) rents, as currently defined in the Official Plan, and 1 studio unit, 2 one-bedroom units, 3 two-bedroom units, and 3 three-bedroom units at mid-range (moderate) rents, as currently defined in the Official Plan, for a period of at least 10 years beginning from the date of first occupancy of each unit; the 1 remaining three-bedroom unit shall have unrestricted rent, except where an Eligible Tenant has the right to return at similar rent in accordance with the Tenant Relocation and Assistance Plan required in Recommendation 4.c. below; c. the owner shall provide an acceptable Tenant Relocation and Assistance Plan to all Eligible Tenants of the 15 existing rental dwelling units proposed to be demolished, addressing the right to return to occupy one of the replacement rental dwelling units at similar rents, the provision of alternative accommodation at similar rents in the form of rent gap payments, and other assistance to mitigate hardship; the Tenant Relocation and Assistance Plan shall be developed in consultation with, and to the satisfaction of, the Chief Planner and Executive Director, City Planning; d. the owner shall provide tenants of all 15 replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed development at no extra charge and on the same terms and conditions as any other resident of the development, without separate entrances or the need to pre-book or pay a fee unless specifically required as a customary practice for private bookings; e. the owner shall provide ensuite laundry in each replacement rental dwelling unit within the proposed development at no additional cost to tenants; f. the owner shall provide central air conditioning in each replacement rental dwelling unit within the proposed development at no additional cost to tenants; g. the owner shall provide and make available for rent a minimum of 2 vehicular parking spaces at no charge to returning tenants of the replacement rental units whose lease agreements for their existing rental units included access to vehicular parking until the termination of their tenancies in the replacement rental units; h. the owner shall provide tenants of the replacement rental dwelling units with access to bicycle and visitor vehicular parking at no charge and on the same terms and conditions as any other resident of the development; i. the 15 replacement rental units required in Recommendation 4.a. above shall be made ready and available for occupancy no later than the date by which 70 percent of the new dwelling units in the proposed development, exclusive of the replacement rental 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 4.a. through 4.i. above, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning. 5. City Council authorize the Chief Planner and Executive Director, City Planning to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006, for the demolition of 15 rental dwelling units at 170 Roehampton Avenue after all the following have occurred: a. all conditions in Recommendation 4 above have been fully satisfied and secured; b. the Zoning By-law Amendment have come into full force and effect; c. the issuance of the Notice of Approval Conditions for site plan approval by the Chief Planner and Executive Director, City Planning or their designate pursuant to Section 114 of the City of Toronto Act, 2006; d. the issuance of excavation and shoring permits (conditional or full permits) for the approved development on the site; and e. the owner has confirmed, in writing, that all existing dwelling units proposed to be demolished are vacant. 6. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code after the Chief Planner and Executive Director, City Planning has given the Preliminary Approval referred to in Recommendation 5 above. 7. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Residential Demolition Permit under Section 33 of the Planning Act and Chapter 363 of the Toronto Municipal Code for 170 Roehampton Avenue after the Chief Planner and Executive Director, City Planning has given the Preliminary Approval referred to in Recommendation 5 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to section 6.2 of Chapter 363, on condition that: a. the owner removes all debris and rubble from the site immediately after demolition; b. the owner erects solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building; c. the owner erects the proposed building no later than four (4) years from the date on which 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 containing the 15 replacement rental dwelling units within the time specified in Recommendation 7.c. above, the City Clerk shall be entitled to enter on the collector's roll, as with municipal property taxes, an amount equal to the sum of twenty thousand dollars ($20,000.00) per dwelling unit for which a demolition permit is issued, and that such amount shall, until payment, be a lien or charge upon the land for which the Residential Demolition Permit is issued. 8. City Council authorize the appropriate City officials to take such actions as are necessary to implement City Council's decision, including execution of the Section 111 Agreement and other related agreements.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 170 Roehampton Avenue 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. Before introducing the necessary bills to City Council for enactment, require the owner to: a. submit a Functional Servicing and Stormwater Management Report, Servicing Report Groundwater Summary, and Hydrogeological Report for review and acceptance to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services; b. enter into a Municipal Infrastructure Agreement, to financially secure the construction of any improvements to the municipal infrastructure, should it be determined that upgrades and road improvements are required to support the development according to the Functional Servicing Report accepted by the Chief Engineer and Executive Director of Engineering and Construction Services; and c. register on title, a Limiting Distance Agreement, or similar legal instrument, over 168-170 Redpath Avenue, including the City as a party, that ensures that the tower portion of the proposed residential building at 170 Roehampton Avenue can achieve an appropriate tower setback and separation distance to the north, to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor. 4. City Council approve the Rental Housing Demolition Application File No. 22 166423 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 15 existing rental dwelling units at 170 Roehampton Avenue, subject to the following conditions: a. The owner shall provide and maintain 15 replacement rental dwelling units on the subject site for a period of at least 20 years beginning from the date that each replacement rental unit is first occupied. During this period, no application may be submitted to the City for condominium registration, conversion to a non-residential rental purpose, or demolition without replacement of the rental units. The 15 replacement rental dwelling units shall collectively contain a total gross floor area of at least 1,115 square metres and be comprised of 1 studio unit, 4 one-bedroom units, 6 two-bedroom units, and 4 three-bedroom units, as generally illustrated in the plans submitted to the City Planning Division dated May 1, 2023, with any revision to these plans being to the satisfaction of the Chief Planner and Executive Director, City Planning Division; b. As part of the 15 replacement rental dwelling units required in Recommendation 4.a above, the owner shall provide and maintain at least 2 one-bedroom units at affordable rents, as currently defined in the Official Plan, 3 two-bedroom units at mid-range (affordable) rents, as currently defined in the Official Plan, and 1 studio unit, 2 one-bedroom units, 3 two-bedroom units, and 3 three-bedroom units at mid-range (moderate) rents, as currently defined in the Official Plan, for a period of at least 10 years beginning from the date of first occupancy of each unit. The 1 remaining three-bedroom unit shall have unrestricted rent, except where an Eligible Tenant has the right to return at similar rent in accordance with the Tenant Relocation and Assistance Plan required in Recommendation 4.c. below; c. The owner shall provide an acceptable Tenant Relocation and Assistance Plan to all Eligible Tenants of the 15 existing rental dwelling units proposed to be demolished, addressing the right to return to occupy one of the replacement rental dwelling units at similar rents, the provision of alternative accommodation at similar rents in the form of rent gap payments, and other assistance to mitigate hardship. The Tenant Relocation and Assistance Plan shall be developed in consultation with, and to the satisfaction of, the Chief Planner and Executive Director, City Planning Division; d. The owner shall provide tenants of all 15 replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed development at no extra charge and on the same terms and conditions as any other resident of the development, without separate entrances or the need to pre-book or pay a fee unless specifically required as a customary practice for private bookings; e. The owner shall provide ensuite laundry in each replacement rental dwelling unit within the proposed development at no additional cost to tenants; f. The owner shall provide central air conditioning in each replacement rental dwelling unit within the proposed development at no additional cost to tenants; g. The owner shall provide and make available for rent a minimum of 2 vehicular parking spaces at no charge to returning tenants of the replacement rental units whose lease agreements for their existing rental units included access to vehicular parking until the termination of their tenancies in the replacement rental units; h. The owner shall provide tenants of the replacement rental dwelling units with access to bicycle and visitor vehicular parking at no charge and on the same terms and conditions as any other resident of the development; i. The 15 replacement rental units required in Part 4.a above shall be made ready and available for occupancy no later than the date by which 70% of the new dwelling units in the proposed development, exclusive of the replacement rental units, are made available and ready for occupancy, subject to any revisions to the satisfaction of the Chief Planner and Executive Director, City Planning Division; and j. The owner shall enter into, and register on title to the lands, an agreement pursuant to Section 111 of the City of Toronto Act, 2006 to secure the conditions outlined in Recommendations 4.a through 4.i above, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning Division. 5. City Council authorize the Chief Planner and Executive Director, City Planning Division, to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006 for the demolition of 15 rental dwelling units at 170 Roehampton Avenue after all the following have occurred: a. All conditions in Recommendation 4 above have been fully satisfied and secured; b. The Zoning By-law Amendment have come into full force and effect; c. The issuance of the Notice of Approval Conditions for site plan approval by the Chief Planner and Executive Director, City Planning Division or their designate pursuant to Section 114 of the City of Toronto Act, 2006; d. The issuance of excavation and shoring permits (conditional or full permits) for the approved development on the site; and e. The owner has confirmed, in writing, that all existing dwelling units proposed to be demolished are vacant. 6. City Council authorize the Chief Building Official and Executive Director, Toronto Building Division to issue a Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code after the Chief Planner and Executive Director, City Planning Division has given the Preliminary Approval referred to in Recommendation 5 above. 7. City Council authorize the Chief Building Official and Executive Director, Toronto Building Division to issue a Residential Demolition Permit under Section 33 of the Planning Act and Chapter 363 of the Toronto Municipal Code for 170 Roehampton Avenue after the Chief Planner and Executive Director, City Planning Division has given the Preliminary Approval referred to in Recommendation 5 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to section 6.2 of Chapter 363, on condition that: a. The owner removes all debris and rubble from the site immediately after demolition; b. The owner erects solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building Division; c. The owner erects the proposed building no later than 4 years from the date on which the demolition of the existing rental dwelling units commences, subject to the timeframe being extended at the discretion of the Chief Planner and Executive Director, City Planning Division; and d. Should the owner fail to complete the proposed building containing the 15 replacement rental dwelling units within the time specified in Recommendation 7.c. above, the City Clerk shall be entitled to enter on the collector's roll, as with municipal property taxes, an amount equal to the sum of twenty thousand dollars ($20,000.00) per dwelling unit for which a demolition permit is issued, and that such amount shall, until payment, be a lien or charge upon the land for which the Residential Demolition Permit is issued. 8. City Council authorize the appropriate City officials to take such actions as are necessary to implement City Council's decision, including execution of the Section 111 agreement and other related agreements.
TE6.17amended
This report reviews and recommends approval of the application to amend the Official Plan and Zoning By-law permit a 132.8-metre (38-storeys, including the mechanical penthouse) mixed-use building at the northwest corner of Vaughan Road and Northcliffe Boulevard. The proposed building would have a total gross floor area of 30,250 square metres and contain 519 dwelling units (including 16 replacement rental units), and approximately 500 square metres of non-residential space. This report also reviews and recommends approval of the Rental Housing Demolition application to demolish 14 rental dwelling units (12 of which are currently occupied) and to provide a Tenant Relocation and Assistance Plan that will ensure Eligible Tenants are provided with the right to return to replacement rental units at similar rents and financial assistance to help mitigate hardship.
The Toronto and East York Community Council recommends that: 1. City Council amend the Official Plan, for the lands at 775-783 Vaughan Road and 680-690 Northcliffe Boulevard substantially in accordance with the draft Official Plan Amendment included as Attachment 8 to the revised report (June 12, 2023) 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 at 775-783 Vaughan Road and 680-690 Northcliffe Boulevard substantially in accordance with the draft Zoning By-law Amendment included as Attachment 9 to the revised report (June 12, 2023) from the Acting Director, Community Planning, Toronto and East York District. 3. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan and Zoning By-law Amendments as may be required. 4. City Council approve the Rental Housing Demolition Application (File 22 186339 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 14 existing rental dwelling units at 775-783 Vaughan Road and 680-690 Northcliffe Boulevard, subject to the following conditions: a. the owner shall provide and maintain 16 replacement rental dwelling units on the subject site for a period of at least 20 years beginning from the date that each replacement rental unit is first occupied; during this period, no application may be submitted to the City for condominium registration, conversion to a non-residential rental purpose, or demolition without replacement of the existing rental dwelling units; and the 16 replacement rental dwelling units shall collectively contain a total gross floor area of at least 1,197 square metres and be comprised of 2 studio units, 4 one-bedroom units, 7 two-bedroom units, two three bedroom units and 1 four-bedroom unit, as generally illustrated in the plans prepared by Studio JCI and dated May 12, 2023, with any revision to these plans being to the satisfaction of the Chief Planner and Executive Director, City Planning; b. as part of the 16 replacement rental dwelling units required in Recommendation 4.a. above, the owner shall provide and maintain at least 2 studio units, 2 one-bedroom units, 2 two-bedroom units and 1 four-bedroom unit at affordable rents, as currently defined in the Official Plan, and 2 one-bedroom units, 5 two-bedroom units, and 1 three-bedroom unit at mid-range (moderate) rents, as currently defined in the Official Plan, for a period of at least 10 years beginning from the date of first occupancy of each unit; the rent of the 1 remaining three-bedroom replacement rental unit shall be unrestricted; c. the owner shall provide an acceptable Tenant Relocation and Assistance Plan to all Eligible Tenants of the 14 existing rental dwelling units proposed to be demolished, addressing the right to return to occupy one of the replacement rental dwelling units at similar rents, the provision of alternative accommodation at similar rents in the form of rent gap payments, and other assistance to mitigate hardship; the Tenant Relocation and Assistance Plan shall be developed in consultation with, and to the satisfaction of, the Chief Planner and Executive Director, City Planning; d. the owner shall provide tenants of all 16 replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed development, at no extra charge, and on the same terms and conditions as any other resident of the development, without separate entrances or the need to pre-book or pay a fee unless specifically required as a customary practice for private bookings; e. the owner shall provide ensuite laundry in each replacement rental dwelling unit or shared laundry facilities within the proposed development at no additional cost to tenants; f. the owner shall provide central air conditioning in each replacement rental dwelling unit within the proposed development at no additional cost to tenants; g. the owner shall provide one (1) storage locker per replacement rental unit, for a total of 16 storage lockers for all replacement rental units, at no additional cost to tenants; h. the owner shall provide and make available two (2) vehicular parking spaces at no charge to returning tenants of the replacement rental units whose lease agreements for their existing rental units included access to vehicular parking until the termination of their tenancies in the replacement rental units; the owner is not required to make vehicular parking available to new tenants of the replacement rental units or returning tenants whose lease agreements for their existing rental units excluded vehicular parking; i. the owner shall provide tenants of the replacement rental dwelling units with access to all bicycle and visitor vehicular parking at no charge and on the same terms and conditions as any other resident of the development; j. the 16 replacement rental units required in Recommendation 4.a. above shall be made ready and available for occupancy no later than the date by which 70 percent of the new dwelling units in the proposed development, exclusive of the replacement rental units, are made available and ready for occupancy, subject to any revisions to the satisfaction of the Chief Planner and Executive Director, City Planning; and k. the owner shall enter into, and register on title to the lands, one or more agreement(s) to secure the conditions outlined in Recommendations 4.a. through 4.k., including an agreement pursuant to Section 111 of the City of Toronto Act, 2006, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning. 5. City Council authorize the Chief Planner and Executive Director, City Planning to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006, for the demolition of 14 rental dwelling units at 775-783 Vaughan Road and 680-690 Northcliffe Boulevard after all the following has occurred: a. all conditions in Recommendation 4 above have been fully satisfied and secured; b. the Official Plan and Zoning By-law Amendment have come into full force and effect; c. the issuance of the Notice of Approval Conditions for site plan approval by the Chief Planner and Executive Director, City Planning or their designate pursuant to Section 114 of the City of Toronto Act, 2006; d. the issuance of excavation and shoring permits (conditional or full permits) for the approved development on the site; and e. the owner has confirmed, in writing, that all existing rental dwelling units proposed to be demolished are vacant. 6. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code after the Chief Planner and Executive Director, City Planning has given the Preliminary Approval referred to in Recommendation 5 above. 7. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Residential Demolition Permit under Section 33 of the Planning Act and Chapter 363 of the Toronto Municipal Code for 775-783 Vaughan Road and 680-690 Northcliffe Boulevard after the Chief Planner and Executive Director, City Planning has given the Preliminary Approval referred to in Recommendation 6 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to section 6.2 of Chapter 363, on condition that: a. the owner removes all debris and rubble from the site immediately after demolition; b. the owner erects solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building; c. the owner erects the proposed building no later than three (3) years from the date on which 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 development containing the 16 replacement rental dwelling units within the time specified in Recommendation 7.c. above, the City Clerk shall be entitled to enter on the collector's roll, as with municipal property taxes, an amount equal to the sum of $20,000.00 per dwelling unit for which a demolition permit is issued, and that such amount shall, until payment, be a lien or charge upon the land for which the Residential Demolition Permit is issued. 8. City Council authorize the appropriate City officials to take such actions as are necessary to implement City Council's decision, including execution of the Section 111 Agreement and other related agreements. 9. City Council request that the owner make reasonable commercial efforts to convey off-site parkland to the City equal to the value of the on-site parkland dedication, in fulfilment of the parkland dedication requirements pursuant to Section 42 of the Planning Act, with the off-site parkland dedication to be acceptable to the General Manager, Parks, Forestry and Recreation and free and clear of any above or below grade encumbrances, with the exception of any encumbrances as may be otherwise approved by the General Manager, Parks, Forestry and Recreation, to be conveyed prior to the issuance of the first above grade building permit; and a. in the event that the off-site parkland dedication is less than the value of the on-site parkland dedication, then the owner will pay cash-in-lieu of parkland to make up for the shortfall in parkland dedication, prior to the issuance of the first above grade building permit; b. in the event that the owner is unable to provide an acceptable off-site parkland dedication to the City, the owner will be required to satisfy the parkland dedication requirement through the payment of cash-in-lieu; and c. the value of the cash-in-lieu of parkland dedication will be appraised through the Corporate Real Estate Management Division and payment will be required prior to the issuance of the first above grade building permit. 10. City Council direct the Executive Director, Social Development, Finance and Administration, in consultation with the Chief Planner and Executive Director, City Planning, to engage with Core Development Group and Shannondale Developments and community partners including but not limited to Oakwood Vaughan Community Organisation, the Toronto Community Benefits Network, Black Urbanism Toronto and CP Planning to support the development of a plan to benefit the community that incorporates best practices such as community engagement, measurable targets for local workforce development and local procurement, and a governance structure that includes community roles in monitoring and oversight, as well as public reporting.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council amend the Official Plan, for the lands at 775-783 Vaughan Road and 680-690 Northcliffe Boulevard substantially in accordance with the draft Official Plan Amendment included as Attachment 8 to this report. 2.City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 775-783 Vaughan Road and 680-690 Northcliffe Boulevard substantially in accordance with the draft Zoning By-law Amendment included as Attachment 9 to this report. 3. City Council authorizes the City Solicitor to make such stylistic and technical changes to the draft Official Plan and Zoning By-law Amendments as may be required. 4. City Council approve the Rental Housing Demolition application (File No. 22 186339 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 14 existing rental dwelling units at 775-783 Vaughan Road and 680-690 Northcliffe Boulevard, subject to the following conditions: a. The owner shall provide and maintain 16 replacement rental dwelling units on the subject site for a period of at least 20 years beginning from the date that each replacement rental unit is first occupied. During this period, no application may be submitted to the City for condominium registration, conversion to a non-residential rental purpose, or demolition without replacement of the existing rental dwelling units. The 16 replacement rental dwelling units shall collectively contain a total gross floor area of at least 1,197 square metres and be comprised of 2 studio units, 4 one-bedroom units, 7 two-bedroom units, two three bedroom units and 1 four-bedroom unit, as generally illustrated in the plans prepared by Studio JCI and dated May 12, 2023, with any revision to these plans being to the satisfaction of the Chief Planner and Executive Director, City Planning Division; b. As part of the 16 replacement rental dwelling units required in Recommendation 4.a above, the owner shall provide and maintain at least 2 studio units, 2 one-bedroom units, 2 two-bedroom units, and 1 four-bedroom unit at affordable rents, as currently defined in the Official Plan, and 2 one-bedroom units, 5 two-bedroom units, and 1 three-bedroom unit at mid-range (moderate) rents, as currently defined in the Official Plan, for a period of at least 10 years beginning from the date of first occupancy of each unit. The rent of the 1 remaining three-bedroom replacement rental unit shall be unrestricted; c. The owner shall provide an acceptable Tenant Relocation and Assistance Plan to all Eligible Tenants of the 14 existing rental dwelling units proposed to be demolished, addressing the right to return to occupy one of the replacement rental dwelling units at similar rents, the provision of alternative accommodation at similar rents in the form of rent gap payments, and other assistance to mitigate hardship. The Tenant Relocation and Assistance Plan shall be developed in consultation with, and to the satisfaction of, the Chief Planner and Executive Director, City Planning Division; d. The owner shall provide tenants of all 16 replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed development, at no extra charge, and on the same terms and conditions as any other resident of the development, without separate entrances or the need to pre-book or pay a fee unless specifically required as a customary practice for private bookings; e. The owner shall provide ensuite laundry in each replacement rental dwelling unit or shared laundry facilities within the proposed development at no additional cost to tenants; f. The owner shall provide central air conditioning in each replacement rental dwelling unit within the proposed development at no additional cost to tenants; g. The owner shall provide 1 storage locker per replacement rental unit, for a total of 16 storage lockers for all replacement rental units, at no additional cost to tenants; h. The owner shall provide and make available 2 vehicular parking spaces at no charge to returning tenants of the replacement rental units whose lease agreements for their existing rental units included access to vehicular parking until the termination of their tenancies in the replacement rental units. The owner Is not required to make vehicular parking available to new tenants of the replacement rental units or returning tenants whose lease agreements for their existing rental units excluded vehicular parking; i. The owner shall provide tenants of the replacement rental dwelling units with access to all bicycle and visitor vehicular parking at no charge and on the same terms and conditions as any other resident of the development; j. The 16 replacement rental units required in Part 4.a above shall be made ready and available for occupancy no later than the date by which 70% of the new dwelling units in the proposed development, exclusive of the replacement rental units, are made available and ready for occupancy, subject to any revisions to the satisfaction of the Chief Planner and Executive Director, City Planning Division; and k. The owner shall enter into, and register on title to the lands, one or more agreement(s) to secure the conditions outlined in Recommendation 4.a through 4.k., including an agreement pursuant to Section 111 of the City of Toronto Act, 2006, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning Division. 5. City Council authorize the Chief Planner and Executive Director, City Planning Division to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006 for the demolition of 14 rental dwelling units at 775-783 Vaughan Road and 680-690 Northcliffe Boulevard after all the following has occurred: a. All conditions in Recommendation 4 have been fully satisfied and secured; b. The Official Plan and Zoning By-law Amendment have come into full force and effect; c. The issuance of the Notice of Approval Conditions for site plan approval by the Chief Planner and Executive Director, City Planning or their designate pursuant to Section 114 of the City of Toronto Act, 2006; d. The issuance of excavation and shoring permits (conditional or full permits) for the approved development on the site; e. The owner has confirmed, in writing, that all existing rental dwelling units proposed to be demolished are vacant. 6. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code after the Chief Planner and Executive Director, City Planning Division has given the Preliminary Approval referred to in Recommendation 5 above. 7. City Council authorize the Chief Building Official and Executive Director, Toronto Building Division to issue a Residential Demolition Permit under Section 33 of the Planning Act and Chapter 363 of the Toronto Municipal Code for 775-783 Vaughan Road and 680-690 Northcliffe Boulevard after the Chief Planner and Executive Director, City Planning has given the Preliminary Approval referred to in Recommendation 6 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to section 6.2 of Chapter 363, on condition that: a. The owner removes all debris and rubble from the site immediately after demolition; b. The owner erects solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building Division; c. The owner erects the proposed building no later than 3 years from the date on which the demolition of the existing rental dwelling units commences, subject to the timeframe being extended at the discretion of the Chief Planner and Executive Director, City Planning Division; and d. Should the owner fail to complete the proposed development containing the 16 replacement rental dwelling units within the time specified in Recommendation 7.c. above, the City Clerk shall be entitled to enter on the collector's roll, as with municipal property taxes, an amount equal to the sum of $20,000.00 per dwelling unit for which a demolition permit is issued, and that such amount shall, until payment, be a lien or charge upon the land for which the Residential Demolition Permit is issued. 8. City Council authorize the appropriate City officials to take such actions as are necessary to implement City Council's decision, including execution of the Section 111 agreement and other related agreements. 9. City Council request that the owner make reasonable commercial efforts to convey off-site parkland to the City equal to the value of the on-site parkland dedication, in fulfilment of the parkland dedication requirements pursuant to Section 42 of the Planning Act, with the off-site parkland dedication to be acceptable to the General Manager, Parks, Forestry and Recreation Division and free and clear of any above or below grade encumbrances, with the exception of any encumbrances as may be otherwise approved by the General Manager, Parks, Forestry and Recreation Division, to be conveyed prior to the issuance of the first above grade building permit. 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 the Corporate Real Estate Management Division and payment will be required prior to the issuance of the first above grade building permit.
TE6.18adopted
1404-1428 Yonge Street - Rental Housing Demolition Application - Decision Report - Approval
This application proposes to demolish two 3-storey apartment buildings containing a total of 8 rental dwelling units, comprised of 4 rental units in each building at 1404 and 1408 Yonge Street. The 8 rental dwelling units are proposed to be replaced in the new 50-storey mixed-use building comprised of 542 dwelling units. The property at 1408 Yonge Street is also the subject of an Official Plan and Zoning By-law Amendment application (1406-1428 Yonge Street; 21 185451 STE 12 OZ), which was approved by City Council at its meeting on July 19-22, 2022. Following Council's decision, the property at 1404 Yonge Street was added to the proposal to provide additional open space adjacent to the development. As 1404 Yonge Street contains 4 rental units, the addition of this building, along with the 4 units at 1408 Yonge Street, triggered the requirement for a Rental Housing Demolition application. This report recommends approval of the Rental Housing Demolition application under Chapter 667 of the Toronto Municipal Code and the Residential Demolition Permit under Chapter 363 of the Toronto Municipal Code, subject to replacement of the existing rental housing units and provision of a Tenant Relocation and Assistance Plan.
The Toronto and East York Community Council recommends that: 1. City Council approve the Rental Housing Demolition Application File 22 211116 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 eight (8) existing rental dwelling units at 1404 and 1408 Yonge Street, subject to the following conditions: a. the owner shall provide and maintain eight (8) replacement rental dwelling units on the subject site for a period of at least 20 years beginning from the date that each replacement rental unit is first occupied and during which time, no application may be submitted to the City for condominium registration, or for any other conversion to a non-rental housing purpose, or for demolition without providing for replacement; the eight (8) replacement rental dwelling units shall collectively contain a total gross floor area of at least 303.2 square metres and shall be comprised of four (4) studio units and four (4) one-bedroom units, as generally illustrated in the plans submitted to the City Planning Division dated May 8, 2023; and any revision to these plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning; b. the owner shall, as part of the eight (8) replacement rental dwelling units required in Recommendation 1.a. above, provide and maintain at least four (4) studio and four (4) one-bedroom replacement rental dwelling units at affordable rents, defined as gross monthly rent no greater than one times the average City of Toronto rent by unit type, as reported annually by the Canada Mortgage and Housing Corporation, for a period of at least ten (10) years beginning from the date of first occupancy of each unit; c. the owner shall provide an acceptable Tenant Relocation and Assistance Plan to all Eligible Tenants of the eight (8) existing rental dwelling units proposed to be demolished, addressing the right to return to occupy one of the replacement rental dwelling units at similar rents and other assistance, including rent gap payments, to mitigate hardship; the Tenant Relocation and Assistance Plan shall be developed in consultation with, and to the satisfaction of, the Chief Planner and Executive Director, City Planning; d. the owner shall provide tenants of all eight (8) replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed development at no extra charge, and on the same terms and conditions as any other resident of the development, without the need to pre-book or pay a fee unless specifically required as a customary practice for private bookings; e. the owner shall provide ensuite laundry in each replacement rental dwelling unit within the proposed development at no additional cost to tenants; f. the owner shall provide central air conditioning in each replacement rental dwelling unit within the proposed development; g. the owner shall provide tenants of the eight (8) replacement rental dwelling units with access to all bicycle and visitor vehicular parking at no charge and on the same terms and conditions as any other resident of the proposed development; h. the eight (8) replacement rental dwelling units shall be made ready and available for occupancy no later than the date by which 70 percent of the new dwelling units in the proposed development, exclusive of the replacement rental dwelling units, are made available and ready for occupancy; and i. the owner shall enter into, and register on title to the lands at 1406-1428 Yonge Street, one or more agreement(s) to secure the conditions outlined in Recommendations 1.a. through 1.h. above, including an agreement pursuant to Section 111 of the City of Toronto Act, 2006, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning. 2. City Council authorize the Chief Planner and Executive Director, City Planning to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006, for the demolition of the eight (8) existing rental dwelling units at 1404 and 1408 Yonge Street after all the following have occurred: a. all conditions in Recommendation 1 above have been fully satisfied and secured; b. the Official Plan Amendment and Zoning By-law Amendment(s) have come into full force and effect; c. the conveyance of 1404 Yonge Street to the City is secured; d. the issuance of the Notice of Approval Conditions for site plan approval by the Chief Planner and Executive Director, City Planning or their designate pursuant to Section 114 of the City of Toronto Act, 2006; e. the issuance of excavation and shoring permits (conditional or full permits) for the approved development on the site; and f. the owner has confirmed, in writing, that all existing rental dwelling units proposed to be demolished are vacant. 3. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 2 above. 4. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Residential Demolition Permit under Section 33 of the Planning Act and Chapter 363 of the Toronto Municipal Code for 1404-1428 Yonge Street after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 2 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to section 6.2 of Chapter 363, on condition that: a. the owner removes all debris and rubble from the site immediately after demolition; b.. the owner erects solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building; c. the owner erects the proposed mixed-use building no later than three (3) years from the date on which the demolition of the existing buildings commences, subject to the timeframe being extended to the discretion of the Chief Planner and Executive Director, City Planning; and d. should the owner fail to complete the proposed mixed-use building containing the eight (8) replacement rental dwelling units within the time specified in Recommendation 4.c. above, the City Clerk shall be entitled to enter on the collector's roll, as with municipal property taxes, an amount equal to the sum of twenty thousand dollars ($20,000.00) per dwelling unit for which a demolition permit is issued, and that such amount shall, until payment, be a lien or charge upon the land for which the Residential Demolition Permit is issued. 5. City Council authorize the appropriate City officials to take such actions as are necessary to implement City Council's decision, including execution of the Section 111 Agreement and other related agreements.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council approve the Rental Housing Demolition application File No. 22 211116 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 eight (8) existing rental dwelling units at 1404 and 1408 Yonge Street, subject to the following conditions: a. The owner shall provide and maintain eight (8) replacement rental dwelling units on the subject site for a period of at least 20 years beginning from the date that each replacement rental unit is first occupied and during which time, no application may be submitted to the City for condominium registration, or for any other conversion to a non-rental housing purpose, or for demolition without providing for replacement. The eight (8) replacement rental dwelling units shall collectively contain a total gross floor area of at least 303.2 square metres and shall be comprised of four (4) studio units and four (4) one-bedroom units, as generally illustrated in the plans submitted to the City Planning Division dated May 8, 2023. Any revision to these plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning Division. b. The owner shall, as part of the eight (8) replacement rental dwelling units required in Recommendation 1.a. above, provide and maintain at least four (4) studio and four (4) one-bedroom replacement rental dwelling units at affordable rents, defined as gross monthly rent no greater than one times the average City of Toronto rent by unit type, as reported annually by the Canada Mortgage and Housing Corporation, for a period of at least ten (10) years beginning from the date of first occupancy of each unit. c. The owner shall provide an acceptable Tenant Relocation and Assistance Plan to all Eligible Tenants of the eight (8) existing rental dwelling units proposed to be demolished, addressing the right to return to occupy one of the replacement rental dwelling units at similar rents and other assistance, including rent gap payments, to mitigate hardship. The Tenant Relocation and Assistance Plan shall be developed in consultation with, and to the satisfaction of, the Chief Planner and Executive Director, City Planning Division. d. The owner shall provide tenants of all eight (8) replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed development at no extra charge, and on the same terms and conditions as any other resident of the development, without the need to pre-book or pay a fee unless specifically required as a customary practice for private bookings. e. The owner shall provide ensuite laundry in each replacement rental dwelling unit within the proposed development at no additional cost to tenants. f. The owner shall provide central air conditioning in each replacement rental dwelling unit within the proposed development. g. The owner shall provide tenants of the eight (8) replacement rental dwelling units with access to all bicycle and visitor vehicular parking at no charge and on the same terms and conditions as any other resident of the proposed development. h. The eight (8) replacement rental dwelling units shall be made ready and available for occupancy no later than the date by which seventy percent (70%) of the new dwelling units in the proposed development, exclusive of the replacement rental dwelling units, are made available and ready for occupancy. i. The owner shall enter into, and register on title to the lands at 1406-1428 Yonge Street, one or more agreement(s) to secure the conditions outlined in Recommendations 1.a through 1.h above, including an agreement pursuant to Section 111 of the City of Toronto Act, 2006, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning Division. 2. City Council authorize the Chief Planner and Executive Director, City Planning Division to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006 for the demolition of the eight (8) existing rental dwelling units at 1404 and 1408 Yonge Street after all the following have occurred: a. all conditions in Recommendation 1 above have been fully satisfied and secured; b. the Official Plan Amendment and Zoning By-law Amendment(s) have come into full force and effect; c. the conveyance of 1404 Yonge Street to the City is secured; d. the issuance of the Notice of Approval Conditions for site plan approval by the Chief Planner and Executive Director, City Planning or their designate pursuant to Section 114 of the City of Toronto Act, 2006; e. the issuance of excavation and shoring permits (conditional or full permits) for the approved development on the site; and f. the owner has confirmed, in writing, that all existing rental dwelling units proposed to be demolished are vacant. 3. City Council authorize the Chief Building Official and Executive Director, Toronto Building Division to issue a Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 2 above. 4. City Council authorize the Chief Building Official and Executive Director, Toronto Building Division to issue a Residential Demolition Permit under Section 33 of the Planning Act and Chapter 363 of the Toronto Municipal Code for 1404-1428 Yonge Street after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 2 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to section 6.2 of Chapter 363, on condition that: a. the owner removes all debris and rubble from the site immediately after demolition; b.. the owner erects solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building Division; c. the owner erects the proposed mixed-use building no later than three (3) years from the date on which the demolition of the existing buildings commences, subject to the timeframe being extended to the discretion of the Chief Planner and Executive Director, City Planning Division; and d. should the owner fail to complete the proposed mixed-use building containing the eight (8) replacement rental dwelling units within the time specified in Recommendation 4.c. above, the City Clerk shall be entitled to enter on the collector's roll, as with municipal property taxes, an amount equal to the sum of twenty thousand dollars ($20,000.00) per dwelling unit for which a demolition permit is issued, and that such amount shall, until payment, be a lien or charge upon the land for which the Residential Demolition Permit is issued. 5. City Council authorize the appropriate City officials to take such actions as are necessary to implement City Council's decision, including execution of the Section 111 agreement and other related agreements.
TE6.19adopted
550 Adelaide Street East - Zoning By-law Amendment Application - Decision Report - Approval
This report reviews and recommends approval of the application to amend the Zoning By-law for the property at 550 Adelaide Street East to permit a 29-storey (93 metres plus 6.5 metre mechanical penthouse) mixed-use building with a vehicle dealership on the ground floor and residential uses above. The application consists of approximately 20,322 square metres of gross floor area, including 1,012 square metres of non-residential gross floor area.
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 550 Adelaide Street East substantially in accordance with the draft Zoning By-law Amendment included as Attachment 6 to the report (June 6, 2023) 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 the owner to: a. submit to the Chief Engineer and Executive Director, Engineering and Construction Services for review and acceptance, a Functional Servicing Report to determine the storm water runoff, sanitary flow and water supply demand resulting from this development and whether there is adequate capacity in the existing municipal infrastructure to accommodate the proposed development; b. make satisfactory arrangements with Engineering and Construction Services and enter into the appropriate agreement with the City for the design and construction of any improvements to the municipal infrastructure, should it be determined that upgrades are required to the infrastructure to support this development, according to the accepted Functional Servicing Report accepted by the Chief Engineer and Executive Director of Engineering and Construction Services; c. provide a landscape plan to the satisfaction of the Supervisor, Tree Protection and Plan Review; and d. withdraw its appeals of Official Plan Amendment 525 and Zoning By-law 393-2021 (Appeal 33) from the Ontario Land Tribunal proceedings.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 550 Adelaide Street East substantially in accordance with the draft Zoning By-law Amendment included as Attachment 6 to this report. 2. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendment as may be required. 3. Before introducing the necessary Bills to City Council for enactment, City Council require the owner to: a. Submit to the Chief Engineer and Executive Director of Engineering and Construction Services for review and acceptance, a Functional Servicing Report to determine the storm water runoff, sanitary flow and water supply demand resulting from this development and whether there is adequate capacity in the existing municipal infrastructure to accommodate the proposed development; b. Make satisfactory arrangements with Engineering and Construction Services and enter into the appropriate agreement with the City for the design and construction of any improvements to the municipal infrastructure, should it be determined that upgrades are required to the infrastructure to support this development, according to the accepted Functional Servicing Report accepted by the Chief Engineer and Executive Director of Engineering and Construction Services; c. Provide a landscape plan to the satisfaction of the Supervisor, Tree Protection and Plan Review; and d. Withdraw its appeals of Official Plan Amendment 525 and Zoning By-law 393-2021 (Appeal 33) from the OLT proceedings.
TE6.20adopted
401 Dundas Street East - Zoning By-law Amendment Application - Decision Report - Approval
This report reviews and recommends approval of the application to amend the Zoning By-law to permit a 10-storey (39.95 metres, including mechanical penthouse) mixed-use building at 401 Dundas Street East. The building is proposed to contain ground floor retail space, 101 dwelling units, 19 car parking spaces and 117 bicycle parking spaces.
The Toronto and East York Community Council recommends that: 1. City Council amend Zoning By-law 569-2013 for the lands at 401 Dundas Street East substantially in accordance with the draft Zoning By-law Amendment included as Attachment 5 to the report (June 6, 2023) 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.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council amend Zoning By-law 569-2013 for the lands at 401 Dundas Street East 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.
TE6.21amended
Toronto Community Housing Corporation (TCHC) is undertaking the phased revitalization of Regent Park into a mixed-use, mixed-income neighbourhood. TCHC has made an application to amend the existing development permissions for the final two phases of the revitalization, Phases 4 and 5, which are located between Gerrard Street East to the north, River Street to the east, Oak Street to the south, and Dreamers Way to the west, excluding the property at 40 Oak Street. This report reviews and recommends approval of the application to amend the Zoning By-law for Phases 4 and 5 of the Regent Park revitalization by amending the permitted uses, building heights and tower locations, and other performance standards. The amended Zoning By-law would permit the proposed development of 12 buildings with heights ranging from 6 to 39 storeys. The application proposes 3,246 residential units, of which 633 will be replacement social housing units and 637 are proposed as new affordable housing units. The application also includes 10,461 square metres of retail and office space, 3,714 square metres of community space, and a new Toronto Public Library branch relocated from Parliament Street. This site is the subject of an existing Section 37 Agreement registered as Instrument Number AT934744. The application would also require amendments to the existing Section 37 Agreement to adjust certain requirements related to demolition and replacement of the existing social housing and to secure the new community space in Phases 4 and 5. This report also recommends approval of the Rental Housing Demolition application to demolish the remaining 527 social housing units in Regent Park, which will be replaced as part of the revitalization. The replacement social housing units constructed in Phases 4 and 5 will fulfill the overall obligation to replace all of the social housing units that existed in Regent Park prior to the revitalization.
The Toronto and East York Community Council recommends that: 1. City Council amend Zoning By-law 438-86 and Zoning By-law 141-2005, as amended and as applicable, for the lands at 325 Gerrard Street East substantially in accordance with the draft Zoning By-law Amendment included as Attachment 5 to the report (June 6, 2023) 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 authorize the City to enter into an Agreement pursuant to Section 37 of the Planning Act to amend the existing Section 37 Agreement for Regent Park (Instrument Number AT934744) as follows: a. the community benefits recommended to be secured in the amending Section 37 Agreement are as follows: i. the owner shall design and construct a minimum of 3,714 square metres of non-residential gross floor area for community space within the Phases 4 and 5 lands, which may be located across multiple buildings and the minimum area may be adjusted to account for gross floor areas exclusions once the community space is designed, subject to the following: A. the ownership and operation of the community space shall be finalized and secured in the amending Section 37 Agreement, to the satisfaction of the Executive Director, Corporate Real Estate Management, the Executive Director, Social Development, Finance and Administration, the Chief Planner and Executive Director, City Planning, and the City Solicitor, in consultation with the Ward Councillor; and B. the community space shall be designed and constructed in accordance with the terms and specifications to be secured in the amending Section 37 Agreement, to the satisfaction of the Executive Director, Corporate Real Estate Management, the Executive Director, Social Development, Finance and Administration, the Chief Planner and Executive Director, City Planning, and the City Solicitor; b. the following matters are also recommended to be secured in the amending Section 37 Agreement as a legal convenience to support development: i. the owner shall construct and maintain privately-owned publicly-accessible space located within the Phases 4 and 5 lands, consisting of a central plaza located within the block bounded by Gerrard Street East, Oak Street, Sackville Street and Sumach Street, and a series of open spaces comprising the east-west connection, in the locations generally identified in the draft Zoning By-law Amendment included as Attachment 5 to the report (June 6, 2023) from the Acting Director, Community Planning, Toronto and East York District, with specific configuration and design of the privately-owned publicly-accessible space to be determined in the context of Site Plan approval, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning, in consultation with the Ward Councillor; and ii. the owner shall prepare all documents and convey, to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor, free and clear of encumbrances and for nominal consideration, a public access easement, in perpetuity, in favour of the City over the privately-owned publicly-accessible space; c. amend Section 2.2.4 to delete the requirement that the Holding designation (H) be removed prior to the issuance of any demolition permits for Phases 4 and 5; and d. amend Section 2.3.8(a) to require a minimum of 188 replacement social housing units with direct access to grade. 4. City Council direct that the owner shall submit an Energy Strategy to the Executive Director, Energy and Climate for review and acceptance prior to the approval of the Site Plan Control application for the first building within Phases 4 and 5 of the Regent Park revitalization. 5. City Council direct that Toronto Community Housing Corporation: a. construct and maintain a minimum of 637 net new affordable rental housing units in Phases 4 and 5 of the Regent Park revitalization, subject to securing the required funding and financing; b. secure funding from the Federal and Provincial Governments and other service providers, in consultation with the Executive Director, Housing Secretariat, to support the construction and subsidization of rents for the new affordable rental housing units in Phases 4 and 5 of the Regent Park revitalization; c. report to City Council, through the Housing Secretariat, with an update on the progress toward achieving the requirements in Recommendations 5.a. and b. above prior to issuance of the first building permit for each building in Phases 4 and 5 containing affordable rental housing units or social housing units, and if the requirement in Recommendation 5.a above will not be met as part of the final block of Phases 4 and 5 of the Regent Park revitalization, Toronto Community Housing Corporation must seek direction from City Council before proceeding with development on the final block; d. provide a minimum of 200 square metres of non-residential gross floor area in Phases 4 and 5 of the Regent Park revitalization as affordable or micro-retail space for entrepreneurs and small businesses in Regent Park; e. continue to undertake public consultation and community engagement activities, with their development partner, throughout the build-out of Phases 4 and 5 of the Regent Park revitalization with the goal of keeping members of the Regent Park community informed and engaged with the project, including opportunities for the community to provide input into the ongoing development of Phases 4 and 5; f. develop and implement the Regent Park Non-Residential Space Strategy for the new retail, community space, and open spaces, which must be informed by comprehensive community engagement to ensure that the needs of the Regent Park community are addressed; and g. coordinate with the General Manager, Transportation Services regarding the implementation of the bi-directional cycle track on Gerrard Street East between Dreamers Way and River Street, including during the Site Plan Control application(s) for Phases 4 and 5 of the Regent Park revitalization, and acknowledge that buildings fronting onto Gerrard Street East may require additional setbacks to accommodate the necessary roadway elements. 6. City Council advise Toronto Community Housing Corporation that Service Manager consent is required to transfer Blocks 4, 5, and 8 on the Draft Plan of Subdivision 55T-04202 for market housing. 7. City Council advise Toronto Community Housing Corporation that a final Housing Issues Report is required pursuant to Section 2.7.3 of the existing Section 37 Agreement for Regent Park. 8. City Council endorse in principle the relocation and expansion of the Parliament Street Library to the Phases 4 and 5 area of the Regent Park revitalization and direct the Toronto Public Library, Toronto Community Housing Corporation, and CreateTO to explore partnership opportunities for additional community space within a shared building, in consultation with the Ward Councillor. 9. City Council approve the Rental Housing Demolition Application (File 22 136078 STE 13 RH) in accordance with Toronto Municipal Code Chapter 667 and pursuant to Section 111 of the City of Toronto Act, 2006, to allow the demolition of 527 existing social housing units at 325 Gerrard Street East and related addresses, subject to the following conditions: a. the owner shall provide 633 replacement social housing units to be maintained on the subject site as social housing residential rental units for a period of at least 40 years beginning from the date that each replacement rental dwelling unit is first occupied and, during which time, no application may be submitted to the City for condominium registration, or for any other conversion to a non-rental housing purpose, or for demolition without providing for replacement; the 633 replacement social housing units shall be comprised of 58 one-bedroom units, 223 two-bedroom units, 276 three-bedroom units, 50 four-bedroom units, and 26 five-bedroom units as generally illustrated in the Architectural Plans submitted to the City Planning Division dated April 10, 2023; and any revision to these plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning; b. the owner shall provide tenant relocation assistance to all Eligible Tenants of the 527 existing social housing units proposed to be demolished at 325 Gerrard Street East and related addresses, including the right to return to occupy a replacement social housing unit to the satisfaction of the Chief Planner and Executive Director, City Planning and as further detailed in the Tenant Relocation and Assistance Implementation Plan; and c. the owner shall enter into, and register on title at 325 Gerrard Street East and related addresses, one or more agreement(s), to secure the conditions outlined in Recommendations 9.a. and b. above, including an agreement pursuant to Section 37 of the Planning Act, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning. 10. City Council authorize the Chief Planner and Executive Director, City Planning to issue phased Preliminary Approval for the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code for the demolition of 189 existing social housing units at 274 Sackville Street and 325, 355 Gerrard Street East after all of the following have occurred: a. the Zoning By-law Amendment has been approved in principle by City Council; and b. vacant possession of all 189 existing social housing dwelling units has been confirmed, in writing, by the owner. 11. City Council authorize the Chief Planner and Executive Director, City Planning to issue phased Preliminary Approval for the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code for the demolition of any of the 338 existing social housing units at 295, 319, 321, 323, 325 Sackville Street, 361, 363, 365, 367, 407, 417, 427, 429, 431 433, 435, 437,439, 441, 463, 473, 475, 477 Gerrard Street East,184, 200, 202, 204, 206 River Street and 259, 260, 261, 263, 265, 266, 267, 268, 270, 272 Sumach Street after all of the following have occurred: a. the satisfaction or securing of the conditions in Recommendation 9 above; b. the site-specific Zoning By-law Amendment has come into full force and effect for each respective phase; c. the submission of replacement social housing floorplans for the first building with replacement social housing units within each respective phase; and d. vacant possession of the existing social housing units in a particular phase has been confirmed, in writing, by the owner. 12. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendations 10 and 11 above. 13. 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 325 Gerrard Street East and related addresses after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendations 10 and 11 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 residential buildings on site no later than four (4) years from the date that the demolition of such building commences subject to the timeframe being extended to the discretion of the Chief Planner and Executive Director, City Planning and the Chief Building Official and Executive Director, Toronto Building; and d. should the owner fail to complete the proposed buildings within the time specified in Recommendation 13.c. above, the City Clerk shall be entitled to enter on the collector's roll, as with municipal property taxes, an amount equal to the sum of twenty thousand dollars ($20,000.00) per dwelling unit for which a demolition permit is issued, and that such amount shall, until payment, be a lien or charge upon the land for which the demolition permit is issued. 14. City Council authorize the appropriate City officials to take such actions as are necessary to implement City Council's decision, including execution of the amending Section 37 Agreement, and any other necessary agreement(s).
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council amend Zoning By-law 438-86 and Zoning By-law 141-2005, as amended and as applicable, for the lands at 325 Gerrard Street East substantially in accordance with the draft Zoning By-law Amendment included as Attachment No. 5 to this report. 2. City Council authorizes the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendment as may be required. 3. City Council authorizes the City to enter into an Agreement pursuant to Section 37 of the Planning Act to amend the existing Section 37 Agreement for Regent Park (Instrument Number AT934744) as follows: a. The community benefits recommended to be secured in the amending Section 37 Agreement are as follows: i. The owner shall design and construct a minimum of 3,714 square metres of non-residential gross floor area for community space within the Phases 4 and 5 lands, which may be located across multiple buildings and the minimum area may be adjusted to account for gross floor areas exclusions once the community space is designed, subject to the following: A. The ownership and operation of the community space shall be finalized and secured in the amending Section 37 Agreement, to the satisfaction of the Executive Director, Corporate Real Estate Management, the Executive Director, Social Development, Finance and Administration, the Chief Planner and Executive Director, City Planning, and the City Solicitor, in consultation with the Ward Councillor; B. The community space shall be designed and constructed in accordance with the terms and specifications to be secured in the amending Section 37 Agreement, to the satisfaction of the Executive Director, Corporate Real Estate Management, the Executive Director, Social Development, Finance and Administration, the Chief Planner and Executive Director, City Planning, and the City Solicitor; b. The following matters are also recommended to be secured in the amending Section 37 Agreement as a legal convenience to support development: i. The owner shall construct and maintain approximately 14,000 square metres of privately owned publicly-accessible space (POPS) located within the Phases 4 and 5 lands, consisting of a central plaza with a minimum area of 5,450 square metres located within the block bounded by Gerrard Street East, Oak Street, Sackville Street and Sumach Street, with the balance of the POPS consisting of a series of open spaces comprising the east-west connection, in the locations generally identified in the Regent Park - Phases 4 and 5 - Development Context Plan with specific configuration and design of the POPS to be determined in the context of Site Plan approval, all to the satisfaction of the City Solicitor, and Chief Planner and Executive Director, City Planning, in consultation with the Ward Councillor; ii. The owner shall prepare all documents and convey, to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor, free and clear of encumbrances and for nominal consideration, a public access easement, including support rights, in perpetuity, in favour of the City over the POPS; c. Amend Section 2.2.4 to delete the requirement that the Holding designation (H) be removed prior to the issuance of any demolition permits for Phases 4 and 5; and d. Amend Section 2.3.8(a) to require a minimum of 188 replacement social housing units with direct access to grade. 4. City Council direct that prior to submission of the first Site Plan Control application for lands within Phases 4 and 5 of the Regent Park revitalization, the owner shall submit an Energy Strategy to the Executive Director, Energy and Climate Division, for review and acceptance. 5. City Council direct that Toronto Community Housing Corporation: a. Construct and maintain a minimum of 637 net new affordable rental housing units in Phases 4 and 5 of the Regent Park revitalization, subject to securing the required funding and financing; b. Secure funding from the Federal and Provincial government and other service providers, in consultation with the Executive Director, Housing Secretariat, to support the construction and subsidization of rents for the new affordable rental housing units in Phases 4 and 5 of the Regent Park revitalization; c. Report to City Council with an update on the progress toward achieving the requirements in (a) and (b) above prior to issuance of the first building permit for each building in Phases 4 and 5 containing affordable rental housing units or social housing units, and if the requirement in (a) above will not be met as part of the final block of Phases 4 and 5 of the Regent Park revitalization, Toronto Community Housing Corporation must seek direction from City Council before proceeding with development on the final block; d. Provide a minimum of 200 square metres of non-residential gross floor area in Phases 4 and 5 of the Regent Park revitalization as affordable or micro-retail space for entrepreneurs and small businesses in Regent Park; e. Continue to undertake public consultation and community engagement activities, with their development partner, throughout the build-out of Phases 4 and 5 of the Regent Park revitalization with the goal of keeping members of the Regent Park community informed and engaged with the project, including opportunities for the community to provide input into the ongoing development of Phases 4 and 5; f. Develop and implement the Regent Park Non-Residential Space Strategy for the new retail, community space, and open spaces, which must be informed by comprehensive community engagement to ensure that the needs of the Regent Park community are addressed; and g. Coordinate with the General Manager, Transportation Services regarding the implementation of the bi-directional cycle track on Gerrard Street East between Dreamers Way and River Street, including during the Site Plan Control application(s) for Phases 4 and 5 of the Regent Park revitalization, and acknowledge that buildings fronting onto Gerrard Street East may require additional setbacks to accommodate the necessary roadway elements. 6. City Council advise Toronto Community Housing Corporation that Service Manager consent is required to transfer Blocks 4, 5, and 8 on the Draft Plan of Subdivision 55T-04202 for market housing. 7. City Council advise Toronto Community Housing Corporation that a final Housing Issues Report is required pursuant to Section 2.7.3 of the existing Section 37 Agreement for Regent Park. 8. City Council endorses in principle the relocation and expansion of the Parliament Street Library to the Phases 4 and 5 area of the Regent Park revitalization and directs the Toronto Public Library, Toronto Community Housing Corporation, and CreateTO to explore partnership opportunities for additional community space within a shared building, in consultation with the Ward Councillor. 9. City Council approve the Rental Housing Demolition Application (File No. 22 136078 STE 13 RH) in accordance with Toronto Municipal Code Chapter 667 and pursuant to Section 111 of the City of Toronto Act, 2006 to allow the demolition of 527 existing social housing units at 325 Gerrard Street East and related addresses, subject to the following conditions: a. The owner shall provide 633 replacement social housing units to be maintained on the subject site as social housing residential rental units for a period of at least 40 years beginning from the date that each replacement rental dwelling unit is first occupied and, during which time, no application may be submitted to the City for condominium registration, or for any other conversion to a non-rental housing purpose, or for demolition without providing for replacement. The 633 replacement social housing units shall be comprised of 58 one-bedroom units, 223 two-bedroom units, 276 three-bedroom units, 50 four-bedroom units, and 26 five-bedroom units as generally illustrated in the Architectural Plans submitted to the City Planning Division dated April 10, 2023. Any revision to these plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning; b). The owner shall provide tenant relocation assistance to all Eligible Tenants of the 527 existing social housing units proposed to be demolished at 325 Gerrard Street East and related addresses, including the right to return to occupy a replacement social housing unit to the satisfaction of the Chief Planner and Executive Director, City Planning and as further detailed in the Tenant Relocation and Assistance Implementation Plan; and c. The owner shall enter into, and register on title at 325 Gerrard Street East and related addresses, one or more agreement(s), to secure the conditions outlined in (a) and (b) above, including an agreement pursuant to Section 111 of the City of Toronto Act, 2006, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning Division. 10. City Council authorize the Chief Planner and Executive Director, City Planning to issue phased Preliminary Approval for the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code for the demolition of 189 existing social housing units at 274 Sackville Street and 325, 355 Gerrard Street East after all of the following have occurred: a. the Zoning By-law Amendment has been approved in principle by City Council; and b. vacant possession of all 189 existing social housing dwelling units has been confirmed, in writing, by the owner. 11. City Council authorize the Chief Planner and Executive Director, City Planning to issue phased Preliminary Approval for the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code for the demolition of any of the 338 existing social housing units at 295, 319, 321, 323, 325 Sackville Street, 361, 363, 365, 367, 407, 417, 427, 429, 431 433, 435, 437,439, 441, 463, 473, 475, 477 Gerrard Street East,184, 200, 202, 204, 206 River Street and 259, 260, 261, 263, 265, 266, 267, 268, 270, 272 Sumach Street after all of the following have occurred: a. the satisfaction or securing of the conditions in Recommendation 9 above; b. the site-specific Zoning By-law Amendment has come into full force and effect for each respective phase; c. the submission of the first Site Plan Control application for lands within each respective phase; d. the issuance of excavation and shoring permits for the proposed mixed-use and residential buildings on the subject site; and e. vacant possession of the existing social housing units in a particular phase has been confirmed, in writing, by the owner. 12. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code after the Chief Planner and Executive Director, City Planning Division has given Preliminary Approval referred to in Recommendations 10 and 11 above. 13. 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 325 Gerrard Street East and related addresses after the Chief Planner and Executive Director, City Planning Division has given Preliminary Approval referred to in Recommendations 10 and 11 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 residential buildings on site no later than four (4) years from the date that the demolition of such building commences subject to the timeframe being extended to the discretion of the Chief Planner and Executive Director, City Planning Division; and Chief Building Official and Executive Director, Toronto Building; and d. Should the owner fail to complete the proposed buildings within the time specified in Recommendation 13(c) above, the City Clerk shall be entitled to enter on the collector's roll, as with municipal property taxes, an amount equal to the sum of twenty thousand dollars ($20,000.00) per dwelling unit for which a demolition permit is issued, and that such amount shall, until payment, be a lien or charge upon the land for which the demolition permit is issued. 14. 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, amending Section 37 Agreement, and any other necessary agreement(s).
TE6.22adopted
This report reviews and recommends approval of the applications to amend the Zoning By-law and permit the demolition of an existing 14-storey residential rental apartment building containing 82 rental units at 88 Isabella Street. The proposed redevelopment of the site includes a 209-metre (62-storey including the mechanical penthouse) residential building, containing 720 dwelling units (including 82 replacement rental dwelling units). The proposal also includes a Tenant Relocation and Assistance Plan that addresses the right for existing tenants to return to a replacement rental dwelling unit at similar rent and financial compensation to mitigate hardship.
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 88 Isabella Street substantially in accordance with the draft Zoning By-law Amendment included as Attachment 5 to the report (June 6, 2023) 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 approve the Rental Housing Demolition Application File 22 138559 STE 13 RH in accordance with Chapter 667 of the Toronto Municipal Code and pursuant to Section 111 of the City of Toronto Act, 2006 which allows for the demolition of 82 existing rental dwelling units located at 88 Isabella Street, subject to the following conditions: a. the owner shall provide and maintain 82 replacement rental dwelling units on the subject site for a period of at least 20 years beginning from the date that each replacement rental dwelling unit is first occupied and, during which time, no application may be submitted to the City for condominium registration, or for any other conversion to a non-rental housing purpose, or for demolition without providing for replacement; the replacement rental dwelling units shall collectively have a total gross floor area of at least 4,139 square metres and be comprised of 16 studio units, 65 one-bedroom units, and 1 two-bedroom unit as generally illustrated in the plans submitted to the City Planning Division dated May 3, 2023. Any revisions to these plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning; b. the owner shall replace the 82 existing rental units occupied by Eligible Tenants, as of the date of this report, with 82 replacement rental dwelling units having at least the same average unit size by unit type as the demolished rental dwelling units; c. the owner shall, as part of the 82 replacement rental dwelling units required in Recommendation 3.a. above, provide at least five (5) studio units at affordable rents, defined as gross monthly rent no greater than one times the average City of Toronto rent by unit type, as reported annually by the Canada Mortgage and Housing Corporation and 11 studio units, 65 one-bedroom units and 1 two-bedroom unit at mid-range rents, defined as gross monthly rent that exceeds Affordable Rent but is no greater than 1.5 times the average City of Toronto rent by unit type, as reported annually by the Canada Mortgage and Housing Corporation, all for a period of at least 10 years beginning from the date of first occupancy of each unit; d. the owner shall provide an acceptable Tenant Relocation and Assistance Plan to all Eligible Tenants of the 82 existing rental units proposed to be demolished at 88 Isabella Street, addressing the right to return to occupy one of the replacement rental dwelling units at similar rents and other assistance to mitigate hardship; the Tenant Relocation and Assistance Plan shall be developed in consultation with, and to the satisfaction of, the Chief Planner and Executive Director, City Planning; e. the owner shall provide tenants of all 82 replacement rental dwelling units with access to, and use of all indoor and outdoor amenities in the proposed development, at no extra charge, with the same access and on the same terms and conditions as any other resident of the proposed development, without the need to pre-book or pay a fee unless specifically required as a customary practice for private bookings; f. the owner shall provide ensuite laundry in each replacement rental dwelling unit at no additional cost to tenants; g. the owner shall provide central air conditioning in each replacement rental dwelling unit at no additional cost to tenants; h. the owner shall provide and make available the same number of vehicle parking spaces to tenants of the replacement rental dwelling units as were previously leased by eligible tenants in the existing building; such parking spaces shall be made available firstly to returning tenants who previously rented a vehicle parking space, and at similar monthly parking charges that such tenants previously paid; and the remaining vehicle parking spaces shall be made available to tenants of the replacement rental units on the same terms and conditions as any other resident of the development; i. the owner shall provide tenants of all replacement rental dwelling units with access to bicycle and visitor parking on the same terms and conditions as any other resident of the proposed development unless otherwise required by the Tenant Relocation and Assistance Plan; j. the owner shall provide and make available the same number of storage lockers to tenants of the replacement rental dwelling units as were previously leased by eligible tenants in the existing building; such storage lockers shall be made available firstly to returning tenants who previously rented a storage locker, and at similar monthly charges that such tenants previously paid; the remaining storage lockers shall be made available to tenants of the replacement rental units on the same terms and conditions as any other resident of the development; k. the replacement rental dwelling units required in Recommendation 3.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 l. the owner shall enter into, and register on title to the lands at 88 Isabella Street, one or more agreement(s), to secure the conditions outlined in Recommendations 3.a. through 3.k. above, including an agreement pursuant to Section 111 of the City of Toronto Act, 2006, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning. 4. City Council authorize the Chief Planner and Executive Director, City Planning to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code for the demolition of the 82 existing rental dwelling units located at 88 Isabella Street after all the following have occurred: a. all conditions in Recommendation 3 above have been fully satisfied or secured; b. the Zoning By-law Amendment has come into full force and effect; c. the issuance of the Notice of Approval Conditions for site plan approval by the Chief Planner and Executive Director, City Planning or their designate, pursuant to Section 114 of the City of Toronto Act, 2006, or as otherwise authorized by the Chief Planner and Executive Director, City Planning; d. the issuance of excavation and shoring permits (conditional or full permit) for the approved development on the site; and e. the owner has confirmed, in writing, that all existing rental dwelling units proposed to be demolished are vacant. 5. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 4 above. 6. 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 88 Isabella Street after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 4 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 four (4) years from the date on which the demolition of the existing rental dwelling units commences, subject to the timeframe being extended to the discretion of the Chief Planner and Executive Director, City Planning; and d. should the owner fail to complete the proposed building within the time specified in Recommendation 6.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. 7. City Council authorize the appropriate City officials to take such actions as are necessary to implement City Council's decision, including execution of the Section 111 Agreement and other related agreements. 8. Before introducing the necessary Bills to City Council for enactment, City Council require the owner to: a. submit to the Chief Engineer and Executive Director, Engineering and Construction Services for review and acceptance, a Functional Servicing Report to determine the storm water runoff, sanitary flow and water supply demand resulting from this development and whether there is adequate capacity in the existing municipal infrastructure to accommodate the proposed development; and b. make satisfactory arrangements with Engineering and Construction Services and enter into the appropriate agreement with the City for the design and construction of any improvements to the municipal infrastructure, should it be determined that upgrades are required to the infrastructure to support this development, according to the accepted Functional Servicing Report accepted by the Chief Engineer and Executive Director, Engineering and Construction Services.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 88 Isabella Street substantially in accordance with the draft Zoning By-law Amendment included as Attachment 5 to this report. 2. City Council authorizes 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 the Rental Housing Demolition Application File No. 22 138559 STE 13 RH in accordance with Chapter 667 of the Toronto Municipal Code and pursuant to Section 111 of the City of Toronto Act, 2006 which allows for the demolition of 82 existing rental dwelling units located at 88 Isabella Street, subject to the following conditions: a. The owner shall provide and maintain 82 replacement rental dwelling units on the subject site for a period of at least 20 years beginning from the date that each replacement rental dwelling unit is first occupied and, during which time, no application may be submitted to the City for condominium registration, or for any other conversion to a non-rental housing purpose, or for demolition without providing for replacement. The replacement rental dwelling units shall collectively have a total gross floor area of at least 4,139 square metres and be comprised of 16 studio units, 65 one-bedroom units, and 1 two-bedroom unit as generally illustrated in the plans submitted to the City Planning Division dated May 3, 2023. Any revisions to these plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning Division; b. The owner shall replace the 82 existing rental units occupied by Eligible Tenants, as of the date of this report, with 82 replacement rental dwelling units having at least the same average unit size by unit type as the demolished rental dwelling units. c. The owner shall, as part of the 82 replacement rental dwelling units required in Recommendation 3.a above, provide at least 5 studio units at affordable rents, defined as gross monthly rent no greater than one times the average City of Toronto rent by unit type, as reported annually by the Canada Mortgage and Housing Corporation and 11 studio units, 65 one-bedroom units and 1 two-bedroom unit at mid-range rents, defined as gross monthly rent that exceeds Affordable Rent but is no greater than 1.5 times the average City of Toronto rent by unit type, as reported annually by the Canada Mortgage and Housing Corporation, all for a period of at least 10 years beginning from the date of first occupancy of each unit; d. The owner shall provide an acceptable Tenant Relocation and Assistance Plan to all Eligible Tenants of the 82 existing rental units proposed to be demolished at 88 Isabella Street, addressing the right to return to occupy one of the replacement rental dwelling units at similar rents and other assistance to mitigate hardship. The Tenant Relocation and Assistance Plan shall be developed in consultation with, and to the satisfaction of, the Chief Planner and Executive Director, City Planning; e. The owner shall provide tenants of all 82 replacement rental dwelling units with access to, and use of all indoor and outdoor amenities in the proposed development, at no extra charge, with the same access and on the same terms and conditions as any other resident of the proposed development, without the need to pre-book or pay a fee unless specifically required as a customary practice for private bookings; f. The owner shall provide ensuite laundry in each replacement rental dwelling unit at no additional cost to tenants; g. The owner shall provide central air conditioning in each replacement rental dwelling unit at no additional cost to tenants; h. The owner shall provide and make available the same number of vehicle parking spaces to tenants of the replacement rental dwelling units as were previously leased by eligible tenants in the existing building. 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 on the same terms and conditions as any other resident of the development; i. The owner shall provide tenants of all replacement rental dwelling units with access to bicycle and visitor parking on the same terms and conditions as any other resident of the proposed development unless otherwise required by the Tenant Relocation and Assistance Plan; j. The owner shall provide and make available the same number of storage lockers to tenants of the replacement rental dwelling units as were previously leased by eligible tenants in the existing building. Such storage lockers shall be made available firstly to returning tenants who previously rented a storage locker, and at similar monthly charges that such tenants previously paid. The remaining storage lockers shall be made available to tenants of the replacement rental units on the same terms and conditions as any other resident of the development; k. The replacement rental dwelling units required in recommendation 3.a. above shall be made ready and available for occupancy no later than the date by which 70% of the new dwelling units in the proposed development, exclusive of the replacement rental dwelling units, are made available and ready for occupancy, subject to any revisions to the satisfaction of the Chief Planner and Executive Director, City Planning; l. The owner shall enter into, and register on title to the lands at 88 Isabella Street, one or more agreement(s), to secure the conditions outlined in Recommendations 3.a. through 3.k. above, including an agreement pursuant to Section 111 of the City of Toronto Act, 2006, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning Division. 4. City Council authorize the Chief Planner and Executive Director, City Planning Division, to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code for the demolition of the 82 existing rental dwelling units located at 88 Isabella Street after all the following have occurred: a. All conditions in Recommendation 3 above have been fully satisfied or secured; b. The Zoning By-law Amendment has come into full force and effect; c. The issuance of the Notice of Approval Conditions for site plan approval by the Chief Planner and Executive Director, City Planning Division or their designate, pursuant to Section 114 of the City of Toronto Act, 2006 or as otherwise authorized by the Chief Planner and Executive Director, City Planning; d. The issuance of excavation and shoring permits (conditional or full permit) for the approved development on the site; and e. The owner has confirmed, in writing, that all existing rental dwelling units proposed to be demolished are vacant. 5. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code after the Chief Planner and Executive Director, City Planning Division has given Preliminary Approval referred to in Recommendation 4 above. 6. 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 88 Isabella Street after the Chief Planner and Executive Director, City Planning Division has given Preliminary Approval referred to in Recommendation 4 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to section 6.2 of Chapter 363, on condition that: a. The owner removes all debris and rubble from the site immediately after demolition; b. The owner erects solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building; c. The owner erects the proposed building on the site no later than 4 years from the date on which the demolition of the existing rental dwelling units commences, subject to the timeframe being extended to the discretion of the Chief Planner and Executive Director, City Planning; and, d. Should the owner fail to complete the proposed building within the time specified in Recommendation 6.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. 7. City Council authorize the appropriate City officials to take such actions as are necessary to implement City Council's decision, including execution of the Section 111 agreement and other related agreements. 8. Before introducing the necessary Bills to City Council for enactment, City Council require the owner to: a. Submit to the Chief Engineer and Executive Director of Engineering and Construction Services for review and acceptance, a Functional Servicing Report to determine the storm water runoff, sanitary flow and water supply demand resulting from this development and whether there is adequate capacity in the existing municipal infrastructure to accommodate the proposed development; b. Make satisfactory arrangements with Engineering and Construction Services and enter into the appropriate agreement with the City for the design and construction of any improvements to the municipal infrastructure, should it be determined that upgrades are required to the infrastructure to support this development, according to the accepted Functional Servicing Report accepted by the Chief Engineer and Executive Director of Engineering and Construction Services.
TE6.23adopted
This report reviews and recommends approval of applications to amend the Official Plan and Zoning By-law and permit the demolition of 65 rental units at 64-66 Wellesley Street East, 552-560 Church Street, and 564-570 Church Street. The proposed redevelopment of the site includes a 104.5-metre (31-storeys excluding the mechanical penthouse) mixed-use building, containing 405 dwelling units (including 65 replacement rental units) and 770 square metres of non-residential gross floor area at grade. The proposal includes a Tenant Relocation and Assistance Plan that addresses the right of existing tenants to return to replacement rental units at similar rents and financial compensation to mitigate hardship. The site contains a Part IV designated heritage property at 64 Wellesley Street East. The development proposal involves the in-situ retention of a substantial portion of the significant heritage building including the front (south) and west elevations, and portions of the east elevation. The applicant is proposing to acquire a 2.21-metre public lane, known as Dapper Lane, that currently bisects the site in a north-south direction in order to build upon these lands, providing for a more regularized massing of the proposed building. Approval of the permanent closure of the lane will be considered by Council through a separate process at a future date in accordance with the relevant policies and legislation. The applicant is aware that permanent closure of the lane will be subject to an independent Council decision.
The Toronto and East York Community Council recommends that: 1. City Council amend the Official Plan for the lands at 64-66 Wellesley Street East, 552-560 Church Street, and 564-570 Church Street substantially in accordance with the Draft Official Plan Amendment, included as Attachment 7 to the report (June 6, 2023) 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 at 64-66 Wellesley Street East, 552-560 Church Street, and 564-570 Church Street substantially in accordance with the draft Zoning By-law Amendment included as Attachment 8 to the report (June 6, 2023) from the Acting Director, Community Planning, Toronto and East York District. 3. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendment as may be required. 4. City Council approve the Rental Housing Demolition Application File 21 235906 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 65 existing rental dwelling units at 64-66 Wellesley Street East, subject to the following conditions: a. the owner shall provide and maintain 65 replacement rental dwelling units on the subject site for a period of at least 20 years beginning from the date that each replacement rental dwelling unit is first occupied; during this period, no application may be submitted to the City for condominium registration, conversion to a non-residential rental purpose, or demolition without replacement of the rental units proposed to be demolished; the replacement rental dwelling units shall collectively contain a total gross floor area of at least 3,133 square metres and be comprised of 50 studio units, 11 one-bedroom units, and 4 two-bedroom units, as generally illustrated in the plans prepared by Graziani+Corazza Architects and dated May 30, 2023, with any revisions to these plans being to the satisfaction of the Chief Planner and Executive Director, City Planning; b. as part of the 65 replacement rental dwelling units required in Recommendation 4.a. above, the owner shall provide and maintain at least 4 two-bedroom units, 11 one-bedroom units and 36 studio units at affordable rents, defined as gross monthly rent inclusive of utilities that is no greater than one times the average City of Toronto rent by unit type, as reported annually by the Canada Mortgage and Housing Corporation, and at least 14 studio units at mid-range rents, defined as gross monthly rent inclusive of utilities that exceeds affordable rent but is no greater than one 1.5 times the average City of Toronto rent by unit type, as reported annually by the Canada Mortgage and Housing Corporation, all for a period of at least 10 years beginning from the date of first occupancy of each unit; c. the owner shall provide an acceptable Tenant Relocation and Assistance Plan to all Eligible Tenants of the 65 existing rental units proposed to be demolished, addressing the right to return to occupy one of the replacement rental dwelling units at similar rents, the provision of alternative accommodation at similar rents in the form of rent gap payments, and other assistance to mitigate hardship; the Tenant Relocation and Assistance Plan shall be developed in consultation with, and to the satisfaction of, the Chief Planner and Executive Director, City Planning; d. the owner shall provide tenants of all 65 replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed development, at no extra charge, and on the same terms and conditions as any other resident of the development, without separate entrances or the need to pre-book or pay a fee unless specifically required as a customary practice for private bookings; e. the owner shall provide ensuite laundry in each replacement rental dwelling unit at no additional cost to tenants; f. the owner shall provide central air conditioning in each replacement rental dwelling unit at no additional cost to tenants; g. the owner shall provide and make available vehicular parking spaces to tenants of the replacement rental dwelling units on the same terms and conditions as any other resident of the development; h. the owner shall provide tenants of all replacement rental dwelling units with access to bicycle and vehicle parking on the same terms and conditions as any other resident of the proposed development; i. the replacement rental dwelling units required in Recommendation 4.a. above shall be made ready and available for occupancy no later than the date by which 70 percent of the new dwelling units in the proposed development, exclusive of the replacement rental 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 64-66 Wellesley Street East, 552-560 Church Street, and 564-570 Church Street, an agreement pursuant to Section 111 of the City of Toronto Act, 2006 to secure the conditions outlined in Recommendations 4.a. through 4.i. above, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning. 5. City Council authorize the Chief Planner and Executive Director, City Planning to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006, for the demolition of the 65 rental dwelling units located at 64-66 Wellesley Street East after all the following have occurred: a. all conditions in Recommendation 4 above have been fully satisfied or secured; b. the Official Plan Amendment and Zoning By-law Amendment have come into full force and effect; c. the issuance of the Notice of Approval Conditions for site plan approval by the Chief Planner and Executive Director, City Planning or their designate, pursuant to Section 114 of the City of Toronto Act, 2006, or as otherwise authorized by the Chief Planner and Executive Director, City Planning; d. the issuance of excavation and shoring permits (conditional or full permit) for the approved development on the site; and e. the owner has confirmed, in writing, that all existing rental dwelling units proposed to be demolished are vacant. 6. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 5 above. 7. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Residential Demolition Permit under Section 33 of the Planning Act and Chapter 363 of the Toronto Municipal Code for 64-66 Wellesley Street East after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 5 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to section 6.2 of Chapter 363, on condition that: a. the owner removes all debris and rubble from the site immediately after demolition; b. the owner erects solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building; c. the owner erects the proposed mixed-use building on the site no later than three years from the date on which the demolition of the existing rental dwelling units commences, subject to the timeframe being extended to the discretion of the Chief Planner and Executive Director, City Planning; and d. should the owner fail to complete the proposed mixed-use building containing the 65 replacement rental units within the time specified in Recommendation 7.c. above, the City Clerk shall be entitled to enter on the collector's roll, as with municipal property taxes, an amount equal to the sum of twenty thousand dollars ($20,000.00) per dwelling unit for which a demolition permit is issued, and that such amount shall, until payment, be a lien or charge upon the land for which the Residential Demolition Permit is issued. 8. City Council authorize the appropriate City officials to take such actions as are necessary to implement City Council's decision, including execution of the Section 111 Agreement and other related agreements. 9. City Council direct that prior to the introduction of the Bills for the Official Plan Amendment and Zoning By-Law Amendments to City Council for enactment, City Council direct that the owner shall have entered into an agreement to purchase the public lane known as Dapper Lane (the "Lane") from the City, conditional upon City Council approving the permanent closure of the Lane, and subject to the necessary approvals being granted by the appropriate City authorities to declare the Lane surplus and authorize the sale of the Lane to the owner, all to the satisfaction of the City Solicitor and the Director, Real Estate Services. 10. City Council direct the City Solicitor to withhold submitting the necessary Bills to City Council for enactment on the Official Plan Amendment and Zoning By-law Amendment until the following matters have been satisfied: a. the owner has entered into and registered on title to the lands at 64-66 Wellesley Street East, 552-560 Church Street, and 564-570 Church Street, an agreement pursuant to Section 111 of the City of Toronto Act, 2006, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning; b. the owner has entered into and registered on title to the lands municipally known as 64 Wellesley Street East, a Heritage Easement Agreement pursuant to Section 37 of the Ontario Heritage Act to the satisfaction of the Senior Manager, Heritage Planning and the City Solicitor; and c. the owner has, at their sole cost and expense: i. submitted a revised Functional Servicing Report, Stormwater Management Report, and Hydrogeological Review, including the Foundation Drainage Report or addendums ("Engineering Reports"), to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services, in consultation with the General Manager, Toronto Water; ii. secured the design and provision of financial securities for any upgrades or required improvements to the existing municipal infrastructure identified in the accepted Engineering Reports, to support the development, all to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services and the General Manager, Toronto Water, should it be determined that improvements or upgrades are required to support the development, according to the accepted Engineering Reports, accepted by the Chief Engineer and Executive Director, Engineering and Construction Services and the General Manager, Toronto Water; and iii. ensured the implementation of the accepted Engineering Reports does not require changes to the proposed amending By-laws or any such required changes have been made to the proposed amending By-laws, to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor, including the use of a Holding ("H") By-law symbol regarding any new or upgrades to existing municipal servicing infrastructure as may be required identified in the accepted Engineering Report.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council amend the Official Plan for the lands at 64-66 Wellesley Street East, 552-560 Church Street, and 564-570 Church Street substantially in accordance with the Draft Official Plan Amendment, included as Attachment No. 7 to this report. 2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 64-66 Wellesley Street East, 552-560 Church Street, and 564-570 Church Street substantially in accordance with the draft Zoning By-law Amendment included as Attachment No. 8 to this report. 3. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendment as may be required. 4. City Council approve the Rental Housing Demolition Application File No. 21 235906 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 65 existing rental dwelling units at 64-66 Wellesley Street East, subject to the following conditions: a. The owner shall provide and maintain 65 replacement rental dwelling units on the subject site for a period of at least 20 years beginning from the date that each replacement rental dwelling unit is first occupied. During this period, no application may be submitted to the City for condominium registration, conversion to a non-residential rental purpose, or demolition without replacement of the rental units proposed to be demolished. The replacement rental dwelling units shall collectively contain a total gross floor area of at least 3,133 square metres and be comprised of 50 studio units, 11 one-bedroom units, and 4 two-bedroom units, as generally illustrated in the plans prepared by Graziani+Corazza Architects and dated May 30, 2023, with any revisions to these plans being to the satisfaction of the Chief Planner and Executive Director, City Planning Division; b. As part of the 65 replacement rental dwelling units required in Recommendation 4.a above, the owner shall provide and maintain at least 4 two-bedroom units, 11 one-bedroom units, and 36 studio units at affordable rents, defined as gross monthly rent inclusive of utilities that is no greater than one times the average City of Toronto rent by unit type, as reported annually by the Canada Mortgage and Housing Corporation, and at least 14 studio units at mid-range rents, defined as gross monthly rent inclusive of utilities that exceeds affordable rent but is no greater than one 1.5 times the average City of Toronto rent by unit type, as reported annually by the Canada Mortgage and Housing Corporation, all for a period of at least 10 years beginning from the date of first occupancy of each unit; c. The owner shall provide an acceptable Tenant Relocation and Assistance Plan to all Eligible Tenants of the 65 existing rental units proposed to be demolished, addressing the right to return to occupy one of the replacement rental dwelling units at similar rents, the provision of alternative accommodation at similar rents in the form of rent gap payments, and other assistance to mitigate hardship. The Tenant Relocation and Assistance Plan shall be developed in consultation with, and to the satisfaction of, the Chief Planner and Executive Director, City Planning Division; d. The owner shall provide tenants of all 65 replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed development, at no extra charge, and on the same terms and conditions as any other resident of the development, without separate entrances or the need to pre-book or pay a fee unless specifically required as a customary practice for private bookings; e. The owner shall provide ensuite laundry in each replacement rental dwelling unit at no additional cost to tenants; f. The owner shall provide central air conditioning in each replacement rental dwelling unit at no additional cost to tenants; g. The owner shall provide and make available vehicular parking spaces to tenants of the replacement rental dwelling units on the same terms and conditions as any other resident of the development; h. The owner shall provide tenants of all replacement rental dwelling units with access to bicycle and vehicle parking on the same terms and conditions as any other resident of the proposed development; i. The replacement rental dwelling units required in Recommendation 4. above shall be made ready and available for occupancy no later than the date by which 70% of the new dwelling units in the proposed development, exclusive of the replacement rental units, are made available and ready for occupancy, subject to any revisions to the satisfaction of the Chief Planner and Executive Director, City Planning; j. The owner shall enter into, and register on title to the lands at 64-66 Wellesley Street East, 552-560 Church Street, and 564-570 Church Street, an agreement pursuant to Section 111 of the City of Toronto Act, 2006 to secure the conditions outlined in Recommendations 4.a. through 4.i. above, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning Division. 5. City Council authorize the Chief Planner and Executive Director, City Planning Division, to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006 for the demolition of the 65 rental dwelling units located at 64-66 Wellesley Street East after all the following have occurred: a. All conditions in Recommendation 4 above have been fully satisfied or secured; b. The Official Plan Amendment and Zoning By-law Amendment have come into full force and effect; c. The issuance of the Notice of Approval Conditions for site plan approval by the Chief Planner and Executive Director, City Planning Division or their designate, pursuant to Section 114 of the City of Toronto Act, 2006 or as otherwise authorized by the Chief Planner and Executive Director, City Planning; d. The issuance of excavation and shoring permits (conditional or full permit) for the approved development on the site; and e. The owner has confirmed, in writing, that all existing rental dwelling units proposed to be demolished are vacant. 6. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code after the Chief Planner and Executive Director, City Planning Division has given Preliminary Approval referred to in Recommendation 5 above. 7. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Residential Demolition Permit under Section 33 of the Planning Act and Chapter 363 of the Toronto Municipal Code for 64-66 Wellesley Street East after the Chief Planner and Executive Director, City Planning Division has given Preliminary Approval referred to in Recommendation 4 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to section 6.2 of Chapter 363, on condition that: a. The owner removes all debris and rubble from the site immediately after demolition; b. The owner erects solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building; c. The owner erects the proposed mixed-use building on the site no later than three years from the date on which the demolition of the existing rental dwelling units commences, subject to the timeframe being extended to the discretion of the Chief Planner and Executive Director, City Planning; and d. Should the owner fail to complete the proposed mixed-use building containing the 65 replacement rental units within the time specified in Recommendation 6.c. above, the City Clerk shall be entitled to enter on the collector's roll, as with municipal property taxes, an amount equal to the sum of twenty thousand dollars ($20,000.00) per dwelling unit for which a demolition permit is issued, and that such amount shall, until payment, be a lien or charge upon the land for which the Residential Demolition Permit is issued. 8. City Council authorize the appropriate City officials to take such actions as are necessary to implement City Council's decision, including execution of the Section 111 agreement and other related agreements. 9. City Council direct that prior to the introduction of the Bills for the Official Plan Amendment and Zoning By-Law Amendments to City Council for enactment, the owner shall have entered into an agreement to purchase the public lane known as Dapper Lane (the "Lane") from the City, conditional upon City Council approving the permanent closure of the Lane, and subject to the necessary approvals being granted by the appropriate City authorities to declare the Lane surplus and authorize the sale of the Lane to the owner, all to the satisfaction of the City Solicitor and the Director, Real Estate Services. 10. City Council direct the City Solicitor to withhold submitting the necessary Bills to City Council for enactment on the Official Plan Amendment and Zoning By-law Amendment until the following matters have been satisfied: a. The owner has entered into and registered on title to the lands at 64-66 Wellesley Street East, 552-560 Church Street, and 564-570 Church Street, an agreement pursuant to Section 111 of the City of Toronto Act, 2006, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning Division; b. the owner has entered into and registered on title to the lands municipally known as 64 Wellesley Street East, a heritage easement agreement pursuant to Section 37 of the Ontario Heritage Act to the satisfaction of the Senior Manager, Heritage Planning and the City Solicitor; and c. the owner has, at their sole cost and expense: i. submitted a revised Functional Servicing Report, Stormwater Management Report, and Hydrogeological Review, including the Foundation Drainage Report or addendums ("Engineering Reports"), to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services, in consultation with the General Manager, Toronto Water; ii. secured the design and provision of financial securities for any upgrades or required improvements to the existing municipal infrastructure identified in the accepted Engineering Reports, to support the development, all to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services and the General Manager, Toronto Water, should it be determined that improvements or upgrades are required to support the development, according to the accepted Engineering Reports, accepted by the Chief Engineer and Executive Director, Engineering and Construction Services and the General Manager, Toronto Water; and iii. ensured the implementation of the accepted Engineering Reports does not require changes to the proposed amending By-laws or any such required changes have been made to the proposed amending By-laws, to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor, including the use of a Holding ("H") By-law symbol regarding any new or upgrades to existing municipal servicing infrastructure as may be required identified in the accepted Engineering Report.
TE6.24adopted
This application proposes to demolish the interior of the mixed-use and commercial buildings at 510-528 Yonge Street and the entire residential building at 7 Breadalbane Street, which collectively contain 19 rental dwelling units, and redevelop the lands with a 59-storey mixed-use building comprised of 587 dwelling units, including 19 replacement rental units. The properties are also the subject of an Official Plan (OPA) and Zoning By-law Amendment (ZBA) application (20 207354 STE 13 OZ), which was appealed to the Ontario Land Tribunal (OLT) (Case No. OLT-22-002429) on the basis of City Council's failure to make a decision on the application within the statutory timeline under the Planning Act. City Council endorsed a settlement offer on July 19, 2022 and directed staff to bring forward a Decision Report on the Rental Housing Demolition application in the second quarter of 2023. The OLT issued a Decision, effective August 5, 2022, approving the OPA and ZBA application appeal. This report recommends approval of the Rental Housing Demolition application under Chapter 667 of the Toronto Municipal Code and the Residential Demolition Permit under Chapter 363 of the Toronto Municipal Code, subject to the replacement of the existing rental housing units and provision of a Tenant Relocation and Assistance Plan.
The Toronto and East York Community Council recommends that: 1. City Council approve the Rental Housing Demolition Application (File 20 207360 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 nineteen (19) existing rental dwelling units at 510-528 Yonge Street and 7 Breadalbane Street, subject to the following conditions: a. the owner shall provide and maintain nineteen (19) replacement rental dwelling units on the subject site for a period of at least 20 years beginning from the date that each replacement rental unit is first occupied; during the 20-year period, no application may be submitted to the City for condominium registration, conversion to a non-residential rental purpose, or demolition without replacement of the rental units proposed to be demolished; the nineteen (19) replacement rental units shall collectively contain a total gross floor area of at least 1,364 square metres and be comprised of five (5) three-bedroom units, three (3) two-bedroom units, and eleven (11) one-bedroom units, as generally illustrated in the plans prepared by BDP Quadrangle and dated February 14, 2023; and any revision to these plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning; b. as part of the nineteen (19) replacement rental dwelling units required in Recommendation 1.a above, the owner shall provide at least three (3) three-bedroom units, one (1) two-bedroom unit and two (2) one-bedroom units at affordable rents, as defined in the Toronto Official Plan, and one (1) three-bedroom unit, one (1) two-bedroom unit and nine (9) one-bedroom units at mid-range rents, as defined in the Toronto Official Plan, for a period of at least ten (10) years beginning from the date of first occupancy of each unit; the rents of the remaining two rental units, which include one (1) three-bedroom unit and one (1) two-bedroom unit, shall be unrestricted; c. the location of the nineteen (19) replacement rental units within the proposed development shall be determined prior to the issuance of Notice of Approval Conditions of site plan approval, to the satisfaction of the Chief Planner and Executive Director, City Planning; d. the owner shall provide an acceptable Tenant Relocation and Assistance Plan to the nine (9) Eligible Tenants of the nineteen (19) existing rental dwelling units proposed to be demolished, addressing the right to return to occupy one of the replacement rental dwelling units at similar rents, the provision of alternative accommodation at similar rents in the form of rent gap payments, and other assistance to mitigate hardship; the Tenant Relocation and Assistance Plan shall be developed in consultation with, and to the satisfaction of, the Chief Planner and Executive Director, City Planning; e. the owner shall provide tenants of all nineteen (19) replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed development at no extra charge, and on the same terms and conditions as any other resident of the development, without the need to pre-book or pay a fee unless specifically required as a customary practice for private bookings; f. the owner shall provide ensuite laundry machines in each replacement rental dwelling unit within the proposed development at no additional cost to tenants; g. the owner shall provide central air conditioning in each replacement rental dwelling unit within the proposed development; h. the owner shall provide tenants of the replacement rental dwelling units with access to visitor vehicular parking and bicycle parking on the same terms and conditions as it is offered to any other resident of the proposed development; i. the nineteen (19) 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 units, are made available and ready for occupancy; and j. the owner shall enter into, and register on title to the lands at 510-528 Yonge Street and 7 Breadalbane Street, one or more agreement(s) to secure the conditions outlined in Recommendations 1.a. through 1.i. above, including an agreement pursuant to Section 111 of the City of Toronto Act, 2006, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning. 2. City Council authorize the Chief Planner and Executive Director, City Planning to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006, for the demolition of the nineteen (19) existing rental dwelling units at 510-528 Yonge Street and 7 Breadalbane Street after all the following have occurred: a. all conditions in Recommendation 1 above have been fully satisfied and secured; b. the Official Plan Amendment and Zoning By-law Amendment(s) have come into full force and effect; c. the issuance of Notice of Approval Conditions for site plan approval by the Chief Planner and Executive Director, City Planning or their designate pursuant to Section 114 of the City of Toronto Act, 2006; d. the issuance of excavation and shoring permits (conditional or full permits) for the approved development on the site; e. the owner has confirmed, in writing, that all existing rental dwelling units proposed to be demolished are vacant; and f. the execution and registration of an agreement pursuant to Section 111 of the City of Toronto Act, 2006 securing Recommendations 1.a. through 1.i. above. 3. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 2 above. 4. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Residential Demolition Permit under Section 33 of the Planning Act and Chapter 363 of the Toronto Municipal Code for 510-528 Yonge Street and 7 Breadalbane Street after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 2 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to section 6.2 of Chapter 363, on condition that: a. the owner removes all debris and rubble from the site immediately after demolition; b. the owner erects solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building; c. the owner erects the proposed building no later than three (3) years from the date on which the demolition of the existing buildings 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 development containing the nineteen (19) replacement rental dwelling units within the time specified in Recommendation 4.c. above, the City Clerk shall be entitled to enter on the collector's roll, as with municipal property taxes, an amount equal to the sum of twenty thousand dollars ($20,000.00) per dwelling unit for which a demolition permit is issued, and that such amount shall, until payment, be a lien or charge upon the land for which the Residential Demolition Permit is issued. 5. City Council authorize the appropriate City officials to take such actions as are necessary to implement City Council's decision, including execution of the Section 111 Agreement and other related agreements.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council approve the Rental Housing Demolition application (File No. 20 207360 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 nineteen (19) existing rental dwelling units at 510-528 Yonge Street and 7 Breadalbane Street, subject to the following conditions: a. The owner shall provide and maintain nineteen (19) replacement rental dwelling units on the subject site for a period of at least 20 years beginning from the date that each replacement rental unit is first occupied. During the 20-year period, no application may be submitted to the City for condominium registration, conversion to a non-residential rental purpose, or demolition without replacement of the rental units proposed to be demolished. The nineteen (19) replacement rental units shall collectively contain a total gross floor area of at least 1,364 square metres and be comprised of five (5) three-bedroom units, three (3) two-bedroom units, and eleven (11) one-bedroom units, as generally illustrated in the plans prepared by BDP Quadrangle and dated February 14, 2023. Any revision to these plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning Division. b. As part of the nineteen (19) replacement rental dwelling units required in Recommendation 1.a above, the owner shall provide at least three (3) three-bedroom units, one (1) two-bedroom unit, and two (2) one-bedroom units at affordable rents, as defined in the Toronto Official Plan, and one (1) three-bedroom unit, one (1) two-bedroom unit, and nine (9) one-bedroom units at mid-range rents, as defined in the Toronto Official Plan, for a period of at least ten (10) years beginning from the date of first occupancy of each unit. The rents of the remaining two rental units, which include one (1) three-bedroom unit and one (1) two-bedroom unit, shall be unrestricted. c. The location of the nineteen (19) replacement rental units within the proposed development shall be determined prior to the issuance of Notice of Approval Conditions of site plan approval, to the satisfaction of the Chief Planner and Executive Director, City Planning Division; d. The owner shall provide an acceptable Tenant Relocation and Assistance Plan to the nine (9) Eligible Tenants of the nineteen (19) existing rental dwelling units proposed to be demolished, addressing the right to return to occupy one of the replacement rental dwelling units at similar rents, the provision of alternative accommodation at similar rents in the form of rent gap payments, and other assistance to mitigate hardship. The Tenant Relocation and Assistance Plan shall be developed in consultation with, and to the satisfaction of, the Chief Planner and Executive Director, City Planning Division. e. The owner shall provide tenants of all nineteen (19) replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed development at no extra charge, and on the same terms and conditions as any other resident of the development, without the need to pre-book or pay a fee unless specifically required as a customary practice for private bookings. f. The owner shall provide ensuite laundry machines in each replacement rental dwelling unit within the proposed development at no additional cost to tenants. g. The owner shall provide central air conditioning in each replacement rental dwelling unit within the proposed development. h. The owner shall provide tenants of the replacement rental dwelling units with access to visitor vehicular parking and bicycle parking on the same terms and conditions as it is offered to any other resident of the proposed development. i. The nineteen (19) replacement rental dwelling units required in Part 1.a shall be made ready and available for occupancy no later than the date by which seventy percent (70%) of the new dwelling units in the proposed development, exclusive of the replacement rental units, are made available and ready for occupancy. j. The owner shall enter into, and register on title to the lands at 510-528 Yonge Street and 7 Breadalbane Street, one or more agreement(s) to secure the conditions outlined in Recommendations 1.a through 1.i above, including an agreement pursuant to Section 111 of the City of Toronto Act, 2006, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning Division. 2. City Council authorize the Chief Planner and Executive Director, City Planning Division to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006 for the demolition of the nineteen (19) existing rental dwelling units at 510-528 Yonge Street and 7 Breadalbane Street after all the following have occurred: a. all conditions in Recommendation 1 above have been fully satisfied and secured; b. the Official Plan Amendment and Zoning By-law Amendment(s) have come into full force and effect; c. the issuance of Notice of Approval Conditions for site plan approval by the Chief Planner and Executive Director, City Planning or their designate pursuant to Section 114 of the City of Toronto Act, 2006; d. the issuance of excavation and shoring permits (conditional or full permits) for the approved development on the site; e. the owner has confirmed, in writing, that all existing rental dwelling units proposed to be demolished are vacant; and f. the execution and registration of an agreement pursuant to Section 111 of the City of Toronto Act, 2006 securing Recommendations 1.a. through 1.i above. 3. City Council authorize the Chief Building Official and Executive Director, Toronto Building Division to issue a Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 2 above. 4. City Council authorize the Chief Building Official and Executive Director, Toronto Building Division to issue a Residential Demolition Permit under Section 33 of the Planning Act and Chapter 363 of the Toronto Municipal Code for 510-528 Yonge Street and 7 Breadalbane Street after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 2 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to section 6.2 of Chapter 363, on condition that: a. the owner removes all debris and rubble from the site immediately after demolition; b. the owner erects solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building Division; c. the owner erects the proposed building no later than three (3) years from the date on which the demolition of the existing buildings commences, subject to the timeframe being extended at the discretion of the Chief Planner and Executive Director, City Planning Division; and d. should the owner fail to complete the proposed development containing the nineteen (19) replacement rental dwelling units within the time specified in Recommendation 4.c. above, the City Clerk shall be entitled to enter on the collector's roll, as with municipal property taxes, an amount equal to the sum of twenty thousand dollars ($20,000.00) per dwelling unit for which a demolition permit is issued, and that such amount shall, until payment, be a lien or charge upon the land for which the Residential Demolition Permit is issued. 5. City Council authorize the appropriate City officials to take such actions as are necessary to implement City Council's decision, including execution of the Section 111 agreement and other related agreements.
TE6.25forwarded without recommendation
This report reviews and recommends approval of the application to amend the Zoning By-law to permit the construction of a 25-storey residential apartment building at 16-26 Cosburn Avenue. The proposal would contain 299 dwelling units (including 30 rental replacement units) 32 vehicular parking spaces and 300 bike parking spaces. The proposal results in an appropriate built form that fits with the existing and planned context of the surrounding area and appropriately transitions to lower scaled neighbourhood areas to the south and west. The report also recommends approval of the application to demolish 30 rental dwelling units, subject to the conditions set out in this report.
The Toronto and East York Community Council forwards the item to City Council without recommendations.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 16, 20, 26 Cosburn Avenue substantially in accordance with the draft Zoning By-law Amendment included as Attachment No.5 to this report. 2. City Council authorizes 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 the Rental Housing Demolition Application File No. 22 139212 STE 14 RH in accordance with Chapter 667 of the Toronto Municipal Code and pursuant to Section 111 of the City of Toronto Act, 2006 which allows for the demolition of thirty (30) existing rental dwelling units located at 20 Cosburn Avenue, subject to the following conditions: a. The owner shall provide and maintain thirty (30) replacement rental dwelling units on the subject site for a period of at least 20 years beginning from the date that each replacement rental dwelling unit is first occupied and, during which time, no application may be submitted to the City for condominium registration, or for any other conversion to a non-rental housing purpose, or for demolition without providing for replacement during the, at minimum, 20 year period; the thirty (30) replacement rental dwelling units shall be comprised of nine (9) studio units, fourteen (14) one-bedroom units, and seven (7) two-bedroom units as generally illustrated on the plans submitted to the City Planning Division dated March 14, 2023. Any revision to these plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning Division; b. The owner shall, as part of the thirty (30) replacement rental dwelling units required in Recommendation 3.a above, provide at least nine (9) studio units, twelve (12) one-bedroom units, and six (6) two-bedroom units replacement rental dwelling units at affordable rents, defined as gross monthly rent no greater than one times the average City of Toronto rent by unit type, as reported annually by the Canada Mortgage and Housing Corporation and two (2) one-bedroom units and one (1) two-bedroom unit at mid-range rents, defined as gross monthly rent that exceeds Affordable Rent but is no greater than 1.5 times the average City of Toronto rent by unit type, as reported annually by the Canada Mortgage and Housing Corporation, all for a period of at least 10 years beginning from the date of first occupancy of each unit; c. The owner shall provide an acceptable Tenant Relocation and Assistance Plan for all Eligible Tenants of the thirty (30) existing rental dwelling units proposed to be demolished at 20 Cosburn Avenue, addressing the right to return to occupy one of the replacement rental dwelling units at similar rents and other assistance to mitigate hardship. The tenant relocation and assistance plan shall be developed in consultation with, and to the satisfaction of, the Chief Planner and Executive Director, City Planning Division; d. the owner shall provide Tenant Relocation and Assistance to all Post Application Tenants, all to the satisfaction of the Chief Planner and Executive Director, City Planning Division; e. The owner shall provide tenants of all thirty (30) replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed 25-storey residential 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 facilities in each replacement rental dwelling unit within the proposed residential building at no additional cost to tenants; g. The owner shall provide central air conditioning in each replacement rental dwelling unit within the proposed residential building at no additional cost; h. The owner shall provide and make available for rent a minimum of five (5) vehicle parking spaces to tenants of the replacement rental dwelling units; i.The owner shall provide tenants of the thirty (30) replacement rental dwelling units with access to bicycle parking, visitor parking, and storage lockers on the same terms and conditions as any other resident of the proposed residential building; j. The owner shall enter into and register on title at 16-26 Cosburn Avenue one or more agreements, to secure the conditions outlined in Recommendations 3.a through 3.i above, including an agreement pursuant to Section 111 of the City of Toronto Act, 2006, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning Division. 4. City Council authorize the Chief Planner and Executive Director, City Planning Division, to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code for the demolition of the thirty (30) existing rental dwelling units located at 20 Cosburn Avenue after all the following have occurred: a. All conditions in Recommendation 3 above have been fully satisfied and secured; b. The Zoning By-law Amendment has come into full force and effect; c. The issuance of the Notice of Approval Conditions for site plan approval by the Chief Planner and Executive Director, City Planning Division or their designate, pursuant to Section 114 of the City of Toronto Act, 2006; d. The issuance of excavation and shoring permits (conditional or full permit) for the approved development on the site; and e. The owner has confirmed, in writing, that all existing rental dwelling units proposed to be demolished are vacant. 5. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code after the Chief Planner and Executive Director, City Planning Division has given Preliminary Approval referred to in Recommendation 4 above. 6. 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 16-26 Cosburn Avenue after the Chief Planner and Executive Director, City Planning Division has given Preliminary Approval referred to in Recommendation 5 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to section 6.2 of Chapter 363, on condition that: a. The owner removes all debris and rubble from the site immediately after demolition; b. The owner erects solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building; c. The owner erects the proposed residential building on site no later than four (4) years from the date that the demolition of such building commences, subject to the timeframe being extended at the discretion of the Chief Planner and Executive Director, City Planning Division; and d. Should the owner fail to complete the proposed residential building within the time specified in Recommendation 6.c. above, the City Clerk shall be entitled to enter on the collector's roll, as with municipal property taxes, an amount equal to the sum of twenty thousand dollars ($20,000.00) per dwelling unit for which a demolition permit is issued, and that such amount shall, until payment, be a lien or charge upon the land for which the demolition permit is issued. e. 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 necessary agreements.