Item - 2025.NY25.6

North York Community Council recommends that:

1. City Council amend the Official Plan for the lands municipally known as 2674, 2676, 2678 and 2704 Yonge Street and 19 Alexandra Boulevard substantially in accordance with the draft Official Plan Amendment included as Attachment 6 to the Report (June 17, 2025) from the Director, Community Planning, North York District.

2. City Council amend City of Toronto Zoning By-law 569-2013, as amended by Site Specific Zoning By-law 830-2022 for the lands municipally known as 2674, 2676, 2678 and 2704 Yonge Street and 19 Alexandra Boulevard substantially in accordance with the draft Zoning By-law Amendment included as Attachment 7 to the Report (June 17, 2025) from the Director, Community Planning, North York District.

3 City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment and / or draft Zoning By-law Amendment as may be required.

4. City Council approve that in accordance with Section 42 of the Planning Act prior to the issuance of the first above grade building permit, the Owner shall convey to the City, an on-site parkland dedication, having a minimum size of 205 square metres to expand Snider Parkette, to the satisfaction of the General Manager, Parks and Recreation and the City Solicitor.

5. Prior to the issuance of the first above grade building permit, the owner shall pay to the City the residual cash-in-lieu amount for the parkland that is not being provided on-site.

6. 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 to the satisfaction of the General Manager, Parks and Recreation.

7. City Council require the owner of the lands at 2674, 2676, 2678 and 2704 Yonge Street and 19 Alexandra Boulevard to enter into, and register on title, an agreement which would amend the January 23, 2024 Section 37 Agreement registered on title for 2674, 2676, 2678 and 2704 Yonge Street as Instrument ATA6500649 to the satisfaction of the City Solicitor, the Chief Planner and Executive Director, City Planning, and the Executive Director, Development Review, in order to secure the following:

a. Prior to the issuance of the first above-grade building permit, the owner shall pay to the City, a cash contribution in the amount of nine-hundred and fifty-thousand dollars ($950,000.00) to be allocated at the discretion of the Executive Director, Development Review in consultation with the Ward Councillor, for the following matters:

1. public park improvements;

2. public art; and / or

3. streetscape improvements within proximity of the lands in the Ward.

b. The cash contribution referenced in Part (a) of Recommendation 7 above is to be indexed upwardly in accordance with the Statistics Canada Non-Residential Building Construction Price Index for Toronto for the period from the date of the registration of the Section 37 Agreement to the date of payment;

c. In the event the cash contribution referred to in Part (a) of Recommendation 7 above has not been used for the intended purpose(s) within three (3) years of this By- law coming into full force and effect, the cash contribution may be redirected for another purpose, at the discretion of the Executive Director, Development Review, in consultation with the local Ward Councillor, provided that the purpose(s) is / are identified in the Toronto Official Plan and will benefit the community in the vicinity of the lands;

d. Prior to issuance of Notice of Approval Conditions in a site plan control application(s), the owner shall submit plans and materials sufficient to show the cost, location, configuration, and design of the reconstruction and restoration of the historic gates and columns located at the northwest and southwest corners of the intersection of Alexandra Boulevard and Yonge Street ("Gate Restoration"), to the satisfaction of the Chief Planner and Executive Director, City Planning, and the General Manager of Transportation Services, in consultation with the Ward Councillor and the Lytton Park Residents' Organization. The Owner shall post an irrevocable Letter of Credit in the amount of 120 percent of the cost of the Gate Restoration, to the satisfaction of the Chief Planner and Executive Director of City Planning and the City Solicitor; and

e. Prior to the earlier of any non-residential or residential use or occupancy on the lands, the owner shall demonstrate that the Gate Restoration has been undertaken and completed in accordance with the plans and materials submitted and approved in the context of site plan approval, to the satisfaction of the Chief Planner and Executive Director, City Planning, and the General Manager of Transportation Services.

8. City Council also direct that the following matters be secured in the amended Section 37 Agreement as a legal convenience to support the development or in an agreement pursuant to Section 111 of the City of Toronto Act:

a. requirement for the owner to provide and maintain 31 replacement rental dwelling units that collectively have a total gross floor area of at least 1,970 square metres and be comprised of 23 one-bedroom units and 8 two-bedroom units, as generally illustrated in the plans submitted to the City Planning Division dated May 26, 2025. Any revision to these plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning;

b. provision of a Tenant Assistance Plan for tenants of the 31 existing rental dwelling units proposed to be demolished at 2674 and 2676 Yonge Street that reflects the City’s most current tenant assistance practices as generally outlined in the Council Item 2025.PH20.2 – Implementation Guidelines for Rental Replacement, to the satisfaction of the Chief Planner and Executive Director, City Planning;

c. removal of the requirement to provide tenants of the 31 replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed development; and

d. the owner shall construct and maintain to the satisfaction of the  Executive Director, Development Review, an area of not less than 370 square metres at grade for use by the general public as publicly accessible, privately–owned open space ("POPS"), in a location generally identified in the Zoning By-law Amendment, with the location configuration and design of the POPS to be determined in the context of site plan approval to the satisfaction of the Executive Director, Development Review, and secured in a Site Plan Agreement with the City.

The North York Community Council held a statutory public meeting on July 3, 2025, and notice was given in accordance with the Planning Act, RSO 1990.

This Report recommends approval of the application to amend the Official Plan and Zoning By-law to permit a 13-storey (50.4 metres, plus 6.0 mechanical penthouse) seniors residence building providing independent residential suites, assisted living suites and memory care suites for the properties at 2674, 2676, 2678 and 2704 Yonge Street and 19 Alexandra Boulevard. The proposal is comprised of a total of 251 residential units, including 31 rental replacement units. The proposal also includes a 205 square metre public park addition to Snider Parkette and 370 square metre privately owned publicly accessible spaces (POPS). There would be 24 vehicular parking spaces with 4 dedicated to visitors and a total of 35 bicycle parking spaces.

This report also recommends minor changes to Rental Housing Demolition application 20 194151 NNY 08 RH that was approved by City Council at its meeting on July 19, 2022, as a result of changes to the proposed built form and the introduction of new residential uses on the site. The revised rental replacement proposal continues to include full replacement of the existing rental housing as well as an updated Tenant Assistance Plan that addresses the right of existing tenants to return to replacement rental dwelling units at similar rents and financial compensation to mitigate hardship.