Item - 2024.TE13.7

The Toronto and East York Community Council recommends that:

1. City Council amend Zoning By-law 569-2013 for the lands at 1117 Danforth Avenue, substantially in accordance with the draft Zoning By-law Amendment included as Attachment 5 to the report (April 19, 2024) from the Director, Community Planning, Toronto and East York District.

2. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendments as may be required.

3. City Council approve the Rental Housing Demolition Application (File 24 120946 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 27 existing social housing units located at 1117 Danforth Avenue, subject to the following conditions:

a. the owner shall provide and maintain 27 replacement social housing units on the subject site for a period of at least 25 years beginning from the date that each replacement social housing 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 social housing units shall collectively have a total gross floor area of at least 982.7 square metres and be comprised of 16 studio and 11 one-bedroom units as generally illustrated in the plans submitted to the City Planning Division dated April 3, 2024; 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 27 replacement social housing units required in Recommendation 3.a. above, provide at least 16 studio units and 11 one-bedroom units at mid-range (affordable) rents, as currently defined in the City's Official Plan, all for a period of at least 20 years beginning from the date of first occupancy of each unit; rents shall not include additional charges for laundry or central air conditioning;

c. the owner shall provide an acceptable Tenant Relocation and Assistance Plan to all Eligible Tenants of the 27 existing social housing units proposed to be demolished at 1117 Danforth Avenue, addressing the right to return to occupy one of the replacement social housing units at similar rents, the provision of an alternate rental unit during the construction period, and other assistance to lessen 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 27 replacement social housing units with access to, and use of, all indoor and outdoor amenities in the proposed 14 storey building; 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 an established practice for private bookings;

e. the owner shall provide central air conditioning in each replacement social housing unit;

f. the owner shall provide tenants of all replacement social housing 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 social housing 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 social housing 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

h. the owner shall enter into, and register on title to the lands at 1117 Danforth Avenue, an Agreement pursuant to Section 111 of the City of Toronto Act, 2006, to secure the conditions outlined in Recommendations 3.a. through 3.g. above, 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 27 existing social housing units located at 1117 Danforth Avenue after all the following have occurred:

a. all conditions in Recommendation 3 above have been fully satisfied and secured;

b. 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;

c. the issuance of excavation and shoring permits (conditional or full permit) for the approved development on the site; and

d. the owner has confirmed, in writing, that the 27 existing social housing units 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 1117 Danforth Avenue 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 site no later than three (3) years from the date that demolition of the existing social housing 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 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 1117 Danforth Avenue from Permit Parking.

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.

9.  City Council authorize the City Solicitor and appropriate City staff to take such necessary steps, as required, to implement City Council’s decision.

The Toronto and East York Community Council held a statutory public meeting on May 7, 2024 and notice was given in accordance with the Planning Act.

This application proposes to amend the Zoning By-law to permit a 14 storey mixed-use building with 108 affordable and rent-controlled market units, including 27 social housing replacement units, and 50 square metres of commercial/retail space at grade at 1117 Danforth Avenue.

This report also recommends approval of the Rental Housing Demolition application. The proposal includes a Tenant Relocation and Assistance Plan that address the right for existing tenants to return to replacement social housing dwelling units at similar rent and interim accommodation at rent-geared-to-income levels for the duration of the construction period.

The proposed development is consistent with Provincial Policy Statement (2020), conforms with the Growth Plan (2020), and represents an appropriate form and scale of development.

This report reviews and recommends amending the Zoning By-law with a holding provision (“H”) to address a shared loading space.