Item - 2025.TE21.9

The Toronto and East York Community Council recommends that:

1. City Council amend Toronto Zoning By-law 569-2013 for the lands municipally known as 111 Peter Street, substantially in accordance with the draft Zoning By-law Amendment included as Attachment 15 to the report (March 18, 2025) 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 Amendment as may be required.

3. City Council allow the owner of 111 Peter Street to design, construct, finish, provide and maintain on the site 24 Affordable Rental Housing Units as part of the development, to the satisfaction of the Chief Planner and Executive Director, City Planning, the Executive Director, Development Review and the Executive Director, Housing Secretariat, as an in-kind contribution pursuant to Subsection 37(6) of the Planning Act, all in accordance with the following terms (the "in-kind Contribution"):

a. the in-kind contribution shall be comprised of three (3) studio units; fourteen (14) one-bedroom units; four (4) two-bedroom units; and three (3) three-bedroom units (the "Affordable Rental Housing Units");

b. the minimum unit size of the Affordable Rental Housing Units shall be no less than the minimum unit size of the other dwelling units in the development, by unit type, and the Affordable Rental Housing Units shall collectively have a gross floor area of at least 1,330 square metres (14,316 square feet);

c. the Affordable Rental Housing Units shall be provided in contiguous groups of at least six (6) rental dwelling units if the remainder of the building is condominium in tenure;

d. the general configuration, location and layout of the Affordable Rental Housing Units in the development shall be to the satisfaction of the Chief Planner and Executive Director, City Planning;

e. tenants of the Affordable Rental Housing Units shall be provided with access to, and use of, all indoor and outdoor amenities in the development on the same terms and conditions as other residents of the development without the need to pre-book or pay a fee unless specifically required as a customary practice of private bookings;

f. all Affordable Rental Housing Units will be provided with ensuite laundry facilities and central air conditioning at no extra charge;

g. tenants of the Affordable Rental Housing Units will be provided with access to long-term and short-term bicycle parking and visitor parking in accordance with the Zoning By-law and on the same basis as other units within the development;

h. the initial rent (inclusive of utilities) charged to first tenants and upon turnover of the Affordable Rental Housing Units shall not exceed Affordable Rent as defined in the Official Plan for a minimum of 40 years, beginning with the date each such unit is first occupied (the "Affordability Period"); during the Affordability Period, increases to initial rents charged to tenants occupying any of the Affordable Rental Housing Units shall be in accordance with the Residential Tenancies Act and shall not exceed the Provincial rent guideline; regardless of whether the Provincial Rent Guideline applies to the Affordable Rental Housing Units under the Residential Tenancies Act;

i. the owner shall provide and maintain the Affordable Rental Housing Units as rental dwelling units at the rents identified in Recommendation 3.h. above, for the duration of the Affordability Period; the Affordable Rental Housing Units shall not be registered as a condominium or any other form of ownership, such as life lease or co-ownership, which provide a right to exclusive possession of a dwelling unit, and no application for conversion for non-rental housing purposes, or application to demolish any affordable rental housing unit shall be made for the duration of the Affordability Period; and upon the expiration of the Affordability Period, the owner shall continue to provide and maintain the Affordable Rental Housing Units as rental dwelling units, unless and until such time as the owner has applied for and obtained all approvals necessary to do otherwise;

j. the owner will use the City's Centralized Affordable Housing Access System to advertise and select tenants for the Affordable Rental Housing Units, provided it is in place, unless otherwise agreed to by the Executive Director, Housing Secretariat, and at least six months in advance of any affordable rental housing unit being made available for rent, the owner shall develop and implement an Access Plan which will outline how the Affordable Rental Housing Units will be rented to eligible households, in consultation with, and to the satisfaction of, the Executive Director, Housing Secretariat; and

 k. the Affordable Rental Housing Units 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 are erected on the site are available and ready for occupancy.

5. City Council authorize the Chief Planner and Executive Director, City Planning to enter into an Agreement pursuant to Subsection 37(7.1) of the Planning Act (the "In-kind Contribution Agreement") to address the provision of the in-kind contribution identified in Recommendation 3 above, to the satisfaction of the Chief Planner and Executive Director, City Planning, the Executive Director, Development Review and the City Solicitor, with such agreement to be registered on the title to the lands, which agreement shall be evidence of arrangements for the provision of the in-kind contribution that are satisfactory to City Council.

6. City Council attribute a value to the in-kind contribution set out above equal to 100 percent of four (4) percent of the value of the land (net of any exclusions or exemptions authorized under the Community Benefits Charge By-law), as determined the day before the day the building permit is issued in respect of the development and City Council direct staff to advise the owner of such valuation.

7. City Council authorize the appropriate City officials to take such actions as are necessary to implement City Council's decision, including execution of the In-Kind Agreement and any other related agreements.

8. Before introducing the necessary Bills to City Council for enactment, City Council require the owner to:

a. submit a revised Functional Servicing and Stormwater Management Report, (“Engineering Reports”), and supporting plans, to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services, in consultation with the General Manager, Toronto Water; and

 b. enter into a financially secured agreement with the City to secure the construction of any upgrades or required improvements to the existing municipal infrastructure identified in the accepted Engineering Reports to support the development, if any, all to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services and the General Manager, Toronto Water.

9. City Council request Development Review staff to continue to consult with neighbours in close proximity, particularly the residents of the properties to the immediate north of the subject site to discuss matters including, but not limited to: streetscape design, traffic mitigation measures and construction related impacts, such as vehicular access, noise, dust, vibration, etc.; and that the construction issues be addressed through the submission by the applicant of a comprehensive Construction Management Plan, to the satisfaction of the General Manager, Transportation Services and the Director, Community Planning, Toronto and East York District.

The Toronto and East York Community Council held a statutory public meeting on April 3, 2025 and notice was given in accordance with the Planning Act.

This report reviews and recommends approval of an application to amend the Zoning By-law to permit a 52-storey mixed-use building (173 metres including mechanical penthouse) that includes the retention of the existing building, and would contain 852 dwelling units and 3,888 square metres of non-residential gross floor area at 111 Peter Street.