Item - 2024.TE17.11

The Toronto and East York Community Council recommends that:

1. City Council refuse the application for the Zoning By-law Amendment in its current form, for the lands municipally known as 2461-2475 Dundas Street West, for the reasons set out in the report (October 7, 2024) from the Director, Community Planning, Toronto and East York District.

2. City Council direct the City Solicitor to request, in the event of an appeal to the Ontario Land Tribunal, the Ontario Land Tribunal to withhold its final order, until the following conditions are met:

a. the final form of the Zoning By-law Amendment shall be to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor, including any appropriate holding (H) provisions;

b. City Council has approved Rental Housing Demolition Application 24 187124 STE 04 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 existing rental dwelling units, and the owner has entered into, and registered on title to the lands, one or more agreements with the City, to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning, securing all rental housing-related matters necessary to implement City Council’s decision including:

i. replacement of the existing nine (9) rental dwelling units, including the same number of units, bedroom type and size, and with similar rents; and

ii. acceptable Tenant Relocation and Assistance Plan addressing the right for existing tenants to return to a replacement rental unit on the lands at similar rents, 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;

c. submit Functional Servicing, Stormwater Management and Hydrogeological Reports for review and acceptance to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services; the report will determine whether the municipal water and fire flow, sanitary and storm sewer capacity can support the proposed development and whether upgrades or improvements of the existing municipal infrastructure are required;

d. enter into a financially secured agreement for 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 Impact Study accepted by the General Manager, Transportation Services and the Functional Servicing Report accepted by the Chief Engineer and Executive Director, Engineering and Construction Services;

e. submit a revised Transportation Impact Study to the satisfaction of the General Manager, Transportation Services;

f. submit revised Compatibility Mitigation and Noise and Vibration Studies for peer review, at the owner’s sole expense, to the satisfaction of the Chief Planner and Executive Director, City Planning; and

g. address all outstanding issues raised by Urban Forestry, Tree Protection and Plan Review as they relate to the Zoning By-law Amendment application, to the satisfaction of the Supervisor, Tree Protection and Plan Review including the submission of a revised Landscape Plan with an overlay of all existing and proposed utilities and proposed trees to satisfy the City’s compensation planting for the removal of City trees.

3. City Council authorize the City Solicitor and other appropriate staff to take any necessary steps to implement City Council's decision.

The application proposes to amend the Zoning By-law to permit a 29-storey mixed-use building at 2461-2475 Dundas Street West (the “site”). The proposed building would contain 288 residential units. The existing buildings on the site would be demolished, including nine rental dwelling units proposed to be replaced within the new building. A related Rental Housing Demolition and Conversion application has been submitted and is under review.

This report recommends refusal of the application to amend the Zoning By-law.  The proposed rezoning does not represent supportable zoning standards.  The proposed tall building is not appropriate for the existing and planned context.