Item - 2024.NY17.6

North York Community Council recommends that:

1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 589, 591, 593, 595, 597, and 599 Lawrence Avenue West substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 5 to the report (September 6, 2024) from the Director, Community Planning, North 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 the City Solicitor to withhold the introduction of the necessary Bills until the Owner has:

a. submitted a satisfactory Transportation Impact Study, including an acceptable Parking and Loading Study satisfactory to the General Manager, Transportation Services;

b. submitted 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; and

c. 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.

4. City Council approve the Rental Housing Demolition application File Number 23 182331 NNY 08 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 6 existing rental dwelling units located at 589, 591, 593, 595, 597, and 599 Lawrence Avenue West, subject to the following conditions:

a. The owner shall provide and maintain 6 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 804 square metres and be comprised of 6 three-bedroom units as generally illustrated in the plans dated May 10, 2024. Any revision to these plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning Division;

b. The owner shall, as part of the 6 replacement rental dwelling units required in Recommendation 4(a) above, provide at least 6 three-bedroom units at affordable rents as currently defined in the City's Official Plan, all for a period of at least 10 years beginning from the date of first occupancy of each unit.

c. The owner shall provide tenants of all 6 replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed 3-storey building at no extra charge. Access to, and use of, these amenities shall be on the same terms and conditions as any other resident of the building without the need to pre-book or pay a fee, unless specifically required as a customary practice for private bookings;

d. The owner shall provide ensuite laundry in each replacement rental dwelling unit at no extra charge;

e. The owner shall provide central air conditioning in each replacement rental dwelling unit at no extra charge;

f. The owner shall provide tenants of all replacement rental dwelling units with access to bicycle and visitor parking on the same terms and conditions as any other resident of the proposed building;

g. 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;

h. The owner shall enter into, and register on title to the lands at 589, 591, 593 595, 597, and 599 Lawrence Avenue West an agreement pursuant to Section 111 of the City of Toronto Act, 2006 to secure the conditions outlined in Recommendations 4.a. through 4.g.  above, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning Division;

i. The owner shall make affordable housing available to households directly connected to the federal and / or non-profit religious organization on the subject site, and develop a tenanting plan that outlines how the affordable replacement rental units will be rented out to eligible households which shall:

1. Include an income-eligibility requirement that household incomes generally be no more than four times annual rent;

2. identify how prospective new tenants would be income-tested, 

3. establish a monitoring process,
 

and shall be established in the Section 111 agreement, all to the satisfaction of the Chief Planner and Executive Director, City and the Executive Director, Housing Secretariat; and

j. The Executive Director, Housing Secretariat, will establish annual reporting requirements to monitor the owner’s implementation of and compliance with the tenanting plan.

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 6 existing rental dwelling units located at 589, 591, 593 595, 597, and 599 Lawrence Avenue 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 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 agreed to by the Chief Planner; and Executive Director, City Planning Division.

d. The issuance of excavation and shoring permits (conditional or full permit) for the approved development on the site or as otherwise agreed to by the Chief Planner; and Executive Director, City Planning Division; and

e. The owner has confirmed, in writing, that all existing rental dwelling units proposed to be demolished are vacant.

6. City Council authorize the Chief Building Official and Executive Director, Toronto Building Division to issue a Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code after the Chief Planner and Executive Director, City Planning Division has given Preliminary Approval referred to in Recommendation 5 above.

7. City Council authorize the Chief Building Official and Executive Director, Toronto Building Division to issue a Residential Demolition Permit under Section 33 of the Planning Act and Chapter 363 of the Toronto Municipal Code for 589-599 Lawrence Avenue West after the Chief Planner and Executive Director, City Planning Division has given Preliminary Approval referred to in Recommendation 5 above, which may be included in the Rental  Housing Demolition Permit under Chapter 667 pursuant to section 6.2 of Chapter 363, on condition that:

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

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

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

d. Should the owner fail to complete the proposed building within the time specified in Recommendation 7.c. above, the City Clerk shall be entitled to enter on the collector’s roll, as with municipal property taxes, an amount equal to the sum of twenty thousand dollars ($20,000.00) per dwelling unit for which a demolition permit is issued, and that such amount shall, until payment, be a lien or charge upon the land for which the Residential Demolition Permit is issued.

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

The North York Community Council held a statutory public meeting on September 24, 2024, and notice was given in accordance with the Planning Act.

This application proposes to rezone the subject lands at 589, 591, 593, 595, 597, and 599 Lawrence Avenue West to permit a 3-storey (13.1-metre excluding mechanical penthouse) Kollel and a 4-storey (13.6-metre excluding mechanical penthouse) residence, including six replacement rental dwelling units. The application proposes a density of 1.46 times the lot area.

The proposed development is consistent with the Provincial Policy Statement (2020) and conforms with A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2020).

This report reviews and recommends approval of the application to amend the Zoning By-law. The proposed buildings represent an appropriate level of intensification on the site and will provide an appropriate transition to the abutting lower density Neighbourhood to the south.

This report also reviews and recommends approval of the Rental Housing Demolition

Application filed Under Chapter 667 of the City of Toronto Municipal Code. The proposal includes 6 replacement rental dwelling units.