Item - 2025.NY27.6

North York Community Council recommends that:

1. City Council amend the Official Plan for the lands municipally known as 41, 43, 45, and 47 Hendon Avenue substantially in accordance with the draft Official Plan Amendment included as Attachment 5 to the report (September 30, 2025) from the Director, Community Planning, North York District.

2. City Council amend Zoning By-law 7625 for the lands municipally known as 41, 43, 45, and 47 Hendon Avenue substantially in accordance with the draft Zoning By-law Amendment included as Attachment 6 to the report (September 30, 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 draft Zoning By-law Amendments as may be required.

4. City Council authorize the Chief Planner and Executive Director, City Planning to enter into an Agreement pursuant to subsection 35.2(2) of the Planning Act and the City’s Inclusionary Zoning By-law on terms satisfactory to the Chief Planner and Executive Director, City Planning and in a form acceptable to the City Solicitor.

5. City Council require the owner to provide and implement an acceptable Tenant Assistance Plan to the satisfaction of the Chief Planner and Executive Director, City Planning for Eligible Tenants of the existing rental dwelling units proposed to be demolished, addressing financial compensation and other assistance to lessen hardship, including the provision of rent gap payments.

6. City Council direct the General Manager, Parks and Recreation and the Executive Director, Development Review, in consultation with the local Ward Councillor and the City Solicitor, to work with the Owner to explore an in-kind community benefit package pursuant to Section 37(6) of the Planning Act, including a contribution towards the increase of an off-site parkland dedication, improvements to the fieldhouse, splash pad and / or playground within Hendon Park, and to report back to City Council for further instruction on any offer of in-kind community benefits made by the Owner.

7. City Council recommend that the Executive Director, Development Review secure a privately owned, publicly accessible space (a “POPS”) of approximately 70 square metres for the purpose of a pet relief area, as part of the Site Plan Control process.
 

8. City Council request that the Owner make reasonable commercial efforts to identify, in consultation with the General Manager, Parks and Recreation, a suitable off-site parkland dedication as a substitution for an on-site parkland dedication that:
 

a. is accessible to the area where the subject site is located;

b. is a good physical substitute for any on-site parkland dedication;

c. is free and clear, above and below grade, of all easements, encumbrances, and encroachments;

d. is in an acceptable environmental condition; and

e. the value of the off-site dedication shall not exceed the estimated value of the on-site dedication that would otherwise be required, which value may include the cost of acquiring the land, land transfer tax, typical closing cost and reasonable real estate commissions of up to 5 percent,
 

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

9. Should the General Manager, Parks and Recreation, and the Owner agree to a property as a substitution for an on-site dedication, City Council accept the off-site parkland dedication, in full or partial fulfilment of the parkland dedication requirements, pursuant to Section 42 of the Planning Act, with conveyance to the City to occur prior to the issuance of the first above grade building permit in accordance with the following:
 

a. in the event the value of the off-site parkland dedication is less than the value of an on-site parkland dedication, the Owner shall provide a cash-in-lieu payment for the shortfall in parkland dedication in accordance with Chapter 415 Article III of the Municipal Code; and

b. in the event the Owner is unable to provide a substituted off-site parkland dedication to the City, the Owner will be required to satisfy the parkland dedication requirement through a cash-in-lieu of parkland payment prior to the issuance of first above grade building permit in accordance with Chapter 415 Article III of the Municipal Code.

all to the satisfaction of the General Manager, Parks and Recreation, and the City Solicitor.
 

10. Should an off-site parkland dedication be accepted by the General Manager, Parks and Recreation, City Council approve a development charge credit against the Parks and Recreation component of the Development Charges for the design and construction by the Owner of the Above Base Park Improvements to the satisfaction of the General Manager, Parks and Recreation, and the development charge credit shall be in an amount that is the lesser of the cost to the Owner of designing and constructing the Above Base Park Improvements, as approved by the General Manager, Parks and Recreation, and the Parks and Recreation component of development charges payable for the development in accordance with the City's Development Charges By-law, as may be amended from time to time.

11. City Council request that the applicant prepare a Construction Management Plan for the proposed development in consultation with the surrounding community.

The North York Community Council held a statutory public meeting on October 21, 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 with a holding provision. Staff are recommending a modified proposal to that submitted by the applicant, through Official Plan and Zoning By-law amendments to permit the redevelopment of the subject site with a 34-storey mixed use building (revised from the originally submitted application of 38 storeys) located at 41-47 Hendon Avenue. The revised building would measure 107 metres in height (excluding mechanical penthouse).

The revised proposed building includes retail at-grade and 358 rental residential units above which is the applicant has indicated will be rental. The total gross floor area is 25,793 square metres, resulting in a Floor Space Index of 14.24.