Item - 2026.SC33.9

The Scarborough Community Council recommends that:

1. City Council amend the Official Plan for the lands municipally known as 507, 511 and 513 Victoria Park Avenue and 4, 6, 7, 11 and 14 Thora Avenue substantially in accordance with the draft Official Plan Amendment included as Attachment 5 to the report (June 22, 2026) from the Director, Community Planning, Scarborough District.

2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 507, 511 and 513 Victoria Park Avenue and 4, 6, 7, 11 and 14 Thora Avenue substantially in accordance with the draft Zoning By-law Amendment included as revised Attachment 6 to the report (June 22, 2026) from the Director, Community Planning, Scarborough 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 Amendment as may be required.

4. City Council request the Executive Director, Development Review in consultation with the Ward Councillor and other relevant staff, to work with the owner to secure an in-kind community benefit package pursuant to Section 37(6) of the Planning Act that may include providing a community space that would meet the requirements of the Community Space Tenancy Policy and which does not preclude meeting the facility needs of the 6 Thora Project group, and to report back to City Council for further instruction on any offer of in-kind community benefits made by the owner.

5. City Council request that the owner make reasonable commercial efforts to identify, in consultation with the Executive Director, Development Review, a suitable off-site parkland dedication as a substitution for an on-site parkland dedication (the "Off-site Parkland") 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 Parkland 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 Executive Director, Development Review.

6. Should the Executive Director, Development Review, and the owner agree to a property as a substitution for an on-site dedication, City Council accept conveyance of the Off-site Parkland, 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 total cost of acquiring the land for the Off-site Parkland, including the purchase price, less reasonable real estate commissions of up to five percent, land transfer tax, and typical closing adjustments incurred, to the satisfaction of the Executive Director, Development Review, is less than the value of the parks levy calculated at the time of submission of an application for the first above-grade building permit for the development, the difference shall be paid to the City as a cash-in-lieu of parkland payment prior to the issuance of the first above-grade building permit for the development; and

b. in the event the owner is unable to provide a substituted Off-site Parkland 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 Executive Director, Development Review, and the City Solicitor.

7. City Council approve a development charge credit against the Parks and Recreation component of the Development Charges for any 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.

8. City Council direct the City Solicitor to withhold the necessary Bills for enactment, until:

a. the owner or applicant has, at its sole cost and expense, provided a revised Pedestrian Level Wind Study including a Wind Tunnel Study, with recommendations implemented to address the findings of the studies regarding the wind conditions in and around the site, to the satisfaction of the Executive Director, Development Review and the Chief Planner and Executive Director, City Planning;

b. the owner or applicant has entered into a land exchange agreement to acquire the lands municipally known as 6 Thora Avenue  (the "City Land") from the City, in exchange for nearby parkland of equal or greater size and utility as required by the Official Plan, subject to the necessary approvals being granted by the appropriate City authorities to declare the City Land surplus and authorize the land exchange;

c. the land exchange is complete to the satisfaction of the Executive Director Corporate Real Estate Management, the General Manager, Parks and Recreation and the Chief Planner and Executive Director of City Planning; and

d. the owner or applicant has applied to Transportation Services for, and City Council has approved the permanent closure of a portion of the public laneway abutting 6 Thora Avenue, 511 and 513 Victoria Park Avenue (the "Lane") and the owner has acquired ownership of the Lane to be included as part of the Development Site, subject to the necessary approvals being granted by the appropriate City authorities to declare the Lane surplus and authorize the sale of the Lane to the owner,

provided that none of the foregoing conditions shall fetter the discretion of the relevant City authorities in considering such matters or impose any obligations on the City in its capacity as owner of the City Land and the Lane, or fetter the discretion of City Council in determining whether to close the Lane.

9. City Council request the Executive Director, Social Development, or their designate, meet with the 6 Thora Project Partners to provide an overview of the Community Space Tenancy Policy, including eligibility requirements, lease conditions, potential operating costs, and the application process for prospective tenants.

10. City Council request the Executive Director, Housing Secretariat to engage in discussions with the owner to strongly encourage their participation in programs available under Rental Housing Supply Program, to support building affordable units in the 507, 511 and 513 Victoria Park Avenue and 4, 6, 7, 11 and 14 Thora Avenue development.

11. City Council request Toronto Housing Secretariat staff to convene a meeting with housing advocates and community organizations in the Taylor Massey /Oakridge neighbourhood to discuss local housing needs and provide information on options for improving access to deeply affordable housing in this development and the broader neighbourhood under the Rental Housing Supply Program and other housing affordability programs.

12. City Council encourage the applicant, in the event any new childcare centre is located within the development at 507, 511 and 513 Victoria Park Avenue and 4, 6, 7, 11 and 14 Thora Avenue, to consider operating the new childcare centre as a non-profit entity and to enter into a purchase of service agreement with the City to offer affordable options for residents, as may be necessary.

The Scarborough Community Council held a statutory public meeting on July 9, 2026 and notice was given in accordance with the Planning Act.

This report recommends approval of the application to amend the Official Plan and Zoning By-law to permit two mixed use buildings (35 and 17 storeys) with a shared L-shaped podium at 507, 511 and 513 Victoria Park Avenue and 4, 6, and 14 Thora Avenue.

The development proposal includes 41,284 square meters of residential gross floor area, 380 square metres of retail space, 641 square metres of community space, and 184 square metres of private daycare/nursery space. The development is supported by 2,040 square metres of indoor and outdoor amenity space, 418 bicycle parking spaces, and 104 vehicle parking spaces.

The report also contemplates two separate parkland matters. The first is a proposed 1,432.7 square metre public park at 7 and 11 Thora Avenue (the "Land Exchange Parkland"), which would be secured through a land exchange involving City-owned lands at 6 Thora Avenue. The second is a separate request for the applicant to make efforts to secure land for an off-site parkland dedication to satisfy their parkland dedication requirements, pursuant to Section 42 of the Planning Act (the "Off-site Parkland").

The proposed development site includes City-owned property, including a vacant City recreation asset at 6 Thora Avenue on land designated as Parks and Open Space in the City's Official Plan, and a public laneway. The approvals being sought in this report are conditional on further negotiations and required approvals related to City-owned lands. This includes a proposed real estate transaction to exchange the City's land with the applicant-owned lands at 7 and 11 Thora Ave to enable additional city-building opportunities (expanding public parklands and delivering community amenities) and a required stop-up and close bylaw for the public laneway.

The Official Plan and Zoning By-law Amendment application is consistent with the Provincial Planning Statement (2024) and conforms to the City's Official Plan, including Site and Area Specific Policy 622. This proposal allows for the intensification of the subject site, with a mix of residential retail, and community uses, that is appropriate for its location within a Protected Major Transit Station Area.