Item - 2024.NY11.8

North York Community Council recommends that:

1. City Council approve the Rental Housing Demolition Application File Number RH 21 193226 NNY 18 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 twenty (20) existing rental dwelling units located at 48, 50, 56, 58 and 60 Avondale Avenue and 17 and 19 Bales Avenue and 25, 35, 37, 39, 41, 43, 45, 51, 53, 55, 57, 61 and 63 Glendora Avenue, subject to the following conditions:

a. The owner shall provide an acceptable Tenant Relocation and Assistance Plan for all Eligible Tenants of the twenty (20) existing rental dwelling units proposed to be demolished at 48, 50, 56, 58 and 60 Avondale Avenue and 17 and 19 Bales Avenue and 25, 35, 37, 39, 41, 43, 45, 51, 53, 55, 57, 61 and 63 Glendora Avenue, addressing the provision of rent gap assistance, and other assistance to lessen hardship, all to the satisfaction of, the Chief Planner and Executive Director, City Planning Division;

b. 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; and

c. The owner shall enter into, and register on title to the lands at 48, 50, 56, 58 and 60 Avondale Avenue and 17 and 19 Bales Avenue and 25, 35, 37, 39, 41, 43, 45, 51, 53, 55, 57, 61 and 63 Glendora Avenue, an agreement pursuant to Section 111 of the City of Toronto Act, 2006 to secure the conditions outlined in Recommendations 1.a. and 1.b. above all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning Division.

2. City Council authorize the Chief Planner and Executive Director, City Planning 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 twenty (20) existing rental dwelling units located at 48, 50, 56, 58 and 60 Avondale Avenue and 17 and 19 Bales Avenue and 25, 35, 37, 39, 41, 43, 45, 51, 53, 55, 57, 61 and 63 Glendora Avenue, after all the following have occurred: 

a. All conditions in Recommendation 1 above have been fully satisfied and secured;

b. The Official Plan Amendment(s) have come into full force and effect;

c. The Zoning By-law Amendment(s) has come into full force and effect;

d. 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;

e. The issuance of excavation and shoring permits (conditional or full permit) 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 Division has given Preliminary Approval referred to in Recommendation 2 above.

4. City Council authorize the Chief Building Official and Executive Director, Toronto Building Division to issue a Residential Demolition Permit under Section 33 of the Planning Act and Chapter 363 of the Toronto Municipal Code for 48, 50, 56, 58 and 60 Avondale Avenue and 17 and 19 Bales Avenue and 25, 35, 37, 39, 41, 43, 45, 51, 53, 55, 57, 61 and 63 Glendora Avenue after the Chief Planner and Executive Director, City Planning Division has given Preliminary Approval referred to in Recommendation 2 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to section 6.2 of Chapter 363, on condition that: 

a. The owner removes all debris and rubble from the site immediately after demolition;

b. The owner erects solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building;

c. The owner erects the proposed building on the site no later than three (3) years from the date that the demolition of the existing rental dwelling units commences, subject to the timeframe being extended to the discretion of the Chief Planner and Executive Director, City Planning Division; and

d. Should the owner fail to complete the proposed building within the time specified in Recommendation 4.c. above, the City Clerk shall be entitled to enter on the collector’s roll, as with municipal property taxes, an amount equal to the sum of twenty thousand dollars ($20,000.00) per dwelling unit for which a demolition permit is issued, and that such amount shall, until payment, be a lien or charge upon the land for which the Residential Demolition Permit is issued. 

5. City Council authorize the appropriate City officials to take such actions as are necessary to implement City Council's decision, including execution of the Section 111 Agreement and any other related agreements.

The North York Community Council held a statutory public meeting on February 22, 2024, and notice was given in accordance with the Planning Act.

This Rental Housing Demolition application proposes to demolish the 16 existing detached dwellings, comprising 20 rental dwelling units, at 48, 50, 56, 58 and 60 Avondale Avenue and 17 and 19 Bales Avenue and 25, 35, 37, 39, 41, 43, 45, 51, 53, 55, 57, 61 and 63 Glendora Avenue to facilitate the three new residential buildings, ranging in height from 45, 39 and 26-storeys, on the site, comprising of 1,040 dwelling units.

The properties are also the subject of an Official Plan and Zoning By-law Amendment application (21 193212 NNY 18 OZ), which was appealed to the Ontario Land Tribunal (OLT). The Ontario Land Tribunal issued a written decision on September 8, 2023, approving the Official Plan and Zoning By-law Amendments in principle, with the final order being withheld until all outstanding matters, including the necessary agreements with the City, are secured, including the rental housing matters. 

This report recommends approval of the Rental Housing Demolition Application under Chapter 667 of the Toronto Municipal Code and the Residential Demolition Permit Application under Chapter 363 of the Toronto Municipal Code, subject to the provision of a Tenant Relocation and Assistance Plan for all tenants of the existing rental dwelling units.