Item - 2025.NY28.4

The Director, Community Planning North York District recommends that:

1. City Council refuse the application for Official Plan Amendment and Zoning By-law Amendment (Application No. 25 198600 NNY 15 OZ) for the lands municipally known as 544, 546, 548, 550, 552 Eglinton Avenue East and 12 and 14 Bruce Park Avenue for the reasons identified in this Report.

2. City Council authorize the City Solicitor, together with appropriate City Staff, to appear before the Ontario Land Tribunal in support of City Council’s decision to refuse the application, in the event that the decision is appealed to the Ontario Land Tribunal.

3. City Council authorize the City Solicitor and other appropriate City Staff to take any necessary steps to implement City Council's decision, including requesting any conditions of approval that would be in the City's interest, in the event an appeal of Council's decision is allowed by the Ontario Land Tribunal, in whole or in part.

This Report recommends refusal of the application to amend the Zoning By-law to permit a 25-storey (82.5 metres, plus 6.6 metre mechanical penthouse for a total of 89.1 metres) residential building with 16,303 square metres of residential gross floor area representing 256 units, and 177 square metres of ground floor retail fronting onto Eglinton Avenue East. The development as proposed has a floor space index of 11.96 and a total gross floor area of 19,801 square metres. Further, this report also recommends refusal of the application to amend the Official Plan to remove the requirement for a proposed laneway at the rear of the site, as shown within the Yonge-Eglinton Secondary Plan.

This report recommends refusal of the application as it would result in a development proposal that does not align with the site organization, built form, height and level of intensification envisioned in the Secondary Plan. A related Rental Housing Demolition application has also been submitted as the proposal includes the demolition of six residential dwelling units, five of which are rental.

The Development Review Division confirms that there are no financial implications resulting from the recommendations included in this Report in the current budget year or in future years.