Item - 2026.TE28.1

The Toronto and East York Community Council recommends that:

1. City Council amend the Official Plan for the lands municipally known as 409 Huron Street substantially in accordance with the draft Official Plan Amendment included as Attachment 5 to the report (December 18, 2025) from the Director, Community Planning, Toronto and East York District.

2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 409 Huron Street substantially in accordance with the draft Zoning By-law Amendment included as Revised Attachment 6 to the report (December 18, 2025) from the Director, Community Planning, Toronto and East York District, as amended by adding retail use permissions at grade.

3. City Council authorize the City Solicitor to make such stylistic and technical changes to the Official Plan and Zoning By-law Amendments as may be required.

4. City Council request the General Manager, Transportation Services to review and report back on the feasibility of amending Schedule B of the City of Toronto Municipal Code Chapter 925, Permit Parking, to exclude the development located at 409 Huron Street from Permit Parking.

5. City Council request the Executive Director, Development Review to consider securing the following as part of the site plan agreement:

a. outdoor seating, to be located within or adjacent to the public right-of-way for public use, in consultation with Transportation Services;

b. low-carbon energy strategy that includes at least the following sustainability measures:

i. a highly energy-efficient building envelope;

ii. low carbon building heating and cooling, including Energy Recovery Units that provide sensible and latent heat recovery from ventilation in each suite;

iii. ample electrical outlets for bicycle charging in the interior bicycle parking area;

iv. fixtures and appliances that are efficient in their use of water and energy;

v. electric-only appliances or fireplaces in the residential units;

vi. accommodation for future solar photovoltaic system;

vii. improved stormwater management measures;

viii. installation of outdoor (dark sky) downward lighting;

ix. provision of indoor space dedication for household hazardous waste;

x. conduit to allow for electric vehicle supply equipment for 100 percent of motor vehicle parking; and

xi. green roof; and

c. construction waste diversion.
 

6. City Council direct the Executive Director, Development Review, in consultation with the local Ward Councillor and the City Solicitor, to work with the applicant to explore an in-kind community benefit contribution pursuant to Section 37(6) of the Planning Act, and to report back to City Council for further instruction, if required. 

7. City Council request the applicant to establish a Neighbourhood Liaison Committee that includes the University of Toronto, in consultation with the Ward Councillor, and to consult the Neighbourhood Liaison Committee in developing and implementing a Neighbourhood Communication Strategy and the Construction Management Plan for the project, including with respect to noise, dust, contractor parking, vehicle staging, haul routes and ensuring throughout construction protected pedestrian space on Huron Street.

8. City Council request that the owner make reasonable commercial efforts, in consultation with the Executive Director, Development Review, to identify 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 parkland dedication shall not exceed the estimated value of the cash-in-lieu parkland 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 five percent, 

all to the satisfaction of the Executive Director, Development Review.

9. Should the Executive Director, Development Review and the owner agree to a property as a substitution for an on-site parkland 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 satisfaction of the Executive Director, Development Review, the owner will be required to satisfy the parkland dedication requirement through a cash-in-lieu of parkland payment prior to the issuance of the 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.

10. Should a substituted off-site parkland dedication be accepted by the Executive Director, Development Review, 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. 

The Toronto and East York Community Council held a statutory public meeting on January 13, 2026 and notice was given in accordance with the Planning Act.

This Report reviews and recommends approval of the applications to amend the Official Plan and Zoning By-law to re-designate the lands from Neighbourhoods to Apartment Neighbourhoods, and to amend the University of Toronto St. George Campus Secondary Plan to allow for a maximum building height of 40 metres at 409 Huron Street. The proposal is for an 11-storey (40 metres, including mechanical penthouse) residential building with 136 dwelling units (including 40 replacement rental dwelling units).

The proposal incorporates the retention of the existing 3-storey designated heritage building, and stepping-back of the new building above the retained heritage building. A separate report from Heritage Planning, regarding the proposed alterations to the designated heritage property, in accordance with Part IV, Section 33 of the Ontario Heritage Act will be considered in conjunction with this report.

A related Rental Housing Demolition Decision Report will also be considered in conjunction with this report. The 40 rental units are proposed to be replaced as part of the new development on the site. The proposal includes a Tenant Assistance Plan that addresses the right of existing tenants to return to replacement rental units at similar rents and provides financial compensation to mitigate hardship.