Item - 2026.EY33.5

The Etobicoke York Community Council recommends that:

1. City Council amend the Official Plan for the lands municipally known as 5 and 43 Junction Road substantially in accordance with the draft Official Plan Amendment included as Attachment 5 to the report (June 18, 2026) from the Director, Community Planning, Etobicoke York District.

2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 5 and 43 Junction substantially in accordance with the draft Zoning By-law Amendment included as revised Attachment 6 to the report (June 18, 2026) from the Director, Community Planning, Etobicoke 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 approve that, in accordance with Section 42 of the Planning Act, prior to the issuance of the first above grade building permit for Phase 2 (Block 3), as shown in the Phasing Plan included as Attachment 7 to the report (June 18, 2026) from the Director, Community Planning, Etobicoke York District, the owner shall convey to the City, an on-site parkland dedication (Block 4), having a minimum size of 2,306 square metres, to the satisfaction of the Executive Director, Development Review and the City Solicitor.

5. 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. The owner may propose the exception of encumbrances of tiebacks, where such an encumbrance is deemed acceptable by the Executive Director, Development Review, in consultation with the City Solicitor; and such an encumbrance will be subject to the payment of compensation to the City, in an amount determined by the Executive Director, Development Review and the Executive Director, Corporate Real Estate Management.

6. 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. 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.

7. Prior to the issuance of the first above grade building permit, including any conditional above-grade building permits for the first phase of the development, City Council require the owner to post financial security in the amount of the value of the parkland dedication owed for the entire development, as appraised by the Executive Director, Corporate and Real Estate Management, and such security shall not be released until the parkland (Block 4) is conveyed to the City in a manner satisfactory to the Executive Director, Development Review; the financial security shall be paid in a form satisfactory to the City, and from the date the financial security is first paid to the City to such time as the parkland is conveyed to the City, be indexed upwardly in accordance with the appropriate Statistics Canada index for the Toronto Census Metropolitan Area to the satisfaction of the Executive Director, Development Review. 

8. Prior to the issuance of the first above grade building permit, including any conditional above-grade building permits for the first phase of the development, City Council require the owner to register in priority a Section 118 Restriction, pursuant to the Land Titles Act against title to the future parkland (Block 4) to be conveyed to the City, that prohibits the transfer or charge of the parkland without the prior written consent of the Executive Director, Development Review, to the satisfaction of the City Solicitor.

9. City Council accept the owner's offer of an in-kind contribution (attached as attachment 14 to this report) pursuant to subsection 37(6) of the Planning Act and allow the owner to provide a minimum of five percent of the residential gross floor area of each phase in the development for which the owner intends to apply for a Plan of Condominium, as affordable rental housing for a minimum of 40 years to the satisfaction of the Executive Director, Development Review, and the Chief Planner and Executive Director, City Planning and the Executive Director, Housing Secretariat (the “In-kind Contribution”) all in accordance with the following terms:

a. the unit mix of the Affordable Rental Housing Units shall reflect the unit mix of the market units within each phase of the proposed development;

b. the average unit size of the Affordable Rental Housing Units shall be no less than the average unit size of all the market units, by unit type, in each phase of the proposed development;

c. the minimum unit size of the Affordable Rental Housing Units shall be no less than the minimum unit sizes of all market units, by unit type, in each phase of the proposed development;

d. the Affordable Rental Housing Units shall be provided in contiguous groups of at least six rental dwelling units;

e. 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;

f. tenants of the Affordable Rental Housing Units shall be provided with access to, and use of all indoor and outdoor amenities in the development at no extra charge; access to, and use of, these amenities shall be on the same terms and conditions as any other resident of the building without the need to pre-book or pay a fee, unless specifically required as a customary practice for private bookings;

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

h. tenants of the Affordable Rental Housing Units will be provided with access to permanent and visitor bicycle parking/bicycle lockers in accordance with the Zoning By-law and on the same basis as other units within the development.

i. the initial rent (inclusive of utilities) charged to the first tenants of and upon turnover of the Affordable Rental Housing Units shall not exceed Affordable Rents as currently 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;

j. the owner shall provide and maintain the Affordable Rental Housing Units as rental dwelling units at the rents identified in 9.i 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; 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;

k. 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;

l. the Affordable Rental Housing Units shall be made ready and available for occupancy no later than the date by which seventy percent of the new dwelling units erected in the condominium building within each phase of development as are available and ready for occupancy; and

m. the Owner shall enter into one or more appropriate agreements with the City to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning, to secure the rental tenure of any buildings in the development for which a Plan of Condominium application will not be made and which will not be required to  provide affordable housing in accordance with the proposed Official Plan Amendment and for which the Owner will pay the CBC for the portion of the lands that is purpose-built rental.

10. City Council attribute a value to the In-kind Contribution, equal to 100 percent of four percent of the value of the land for the development permission granted in each phase of the development proposed as a condominium (net of any exclusions or exemptions authorized under the Community Benefits Charge By-law), as determined the day before the day the first building permit is issued in respect of the development.

11. In the event that the affordable rental housing is provided, in accordance with the Official Plan Amendment, City Council authorize the Executive Director, Development Review 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 on terms satisfactory to the Executive Director, Development Review in consultation with the Chief Planner and Executive Director, City Planning and Executive Director, Housing Secretariat, and in a form satisfactory to the City Solicitor.

12. City Council determine that the execution and registration of the In-kind Contribution Agreement constitute satisfactory arrangements for the provision of the In-Kind Contribution for the condominium development for the purpose of Applicable Law as defined in the Building Code.

The Etobicoke York Community Council held a statutory public meeting on July 7, 2026 and notice was given in accordance with the Planning Act.

This report recommends approval of applications to amend the Official Plan and Zoning By-law to facilitate a multi-phased, mixed-use development at 5 and 43 Junction Road. The proposal comprises four new mixed-use buildings with six towers ranging in heights between 18 and 35 storeys containing 1,947 dwelling units. The development also includes the retention of an existing medical office building and the provision of affordable housing, new non-residential gross floor area, and a new public park and new public street.

A Draft Plan of Subdivision application has been submitted to establish the necessary development blocks including an existing employment block, a park block, and a new public street and to implement the proposed phasing plan. The draft plan of subdivision will be brought forward to City Council at a later date.

The proposed development is consistent with the Provincial Planning Statement (2024) and conforms to the City’s Official Plan. It advances key city-building objectives by delivering a comprehensive redevelopment that integrates residential, commercial, and community-oriented uses within a coordinated site.

This report provides a review of the applications to amend the Official Plan and Zoning By-law and recommends their approval.