Item - 2026.TE28.5

The Toronto and East York Community Council recommends that:

1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 146-150 Vaughan Road substantially in accordance with the draft Zoning By-law Amendment included as Second Revised Attachment 5 to the report (December 18, 2025) from the Director, Community Planning, Toronto and East York District.

2. City Council authorize the City Solicitor to make stylistic and technical changes to the draft Zoning By-law Amendment as may be required.

3. City Council require the owner to provide a Tenant Assistance Plan for tenants of the five existing rental dwelling units proposed to be demolished to the satisfaction of the Chief Planner and Executive Director, City Planning.

4. City Council require the owner to enter into an agreement or lawyer’s undertaking with the City to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning, securing the implementation of the Tenant Relocation and Assistance Plan required by Recommendation 3 above, prior to the issuance of the Notice of Approval Conditions for Site Plan Approval by the Executive Director, Development Review or their designate, pursuant to Section 114 of the City of Toronto Act, 2006.

5. City Council allow the owner to provide six affordable rental housing units as part of the development to the satisfaction of the Executive Director, Development Review, the Chief Planner and Executive Director, City Planning, and the Executive Director, Housing Secretariat as an in-kind contribution pursuant to subsection 37(6) of the Planning Act in accordance with the following terms:

a. the in-kind contribution shall be comprised of  six one-bedroom units (the "Affordable Rental Housing Units");

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, of the proposed development; the Affordable Rental Housing units shall collectively have a total gross floor area of at least 263.6 square metres (2,837.4 square feet);

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, 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 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 long-term and short-term bicycle parking, and visitor vehicular parking 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 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 25-year period, beginning with the date each such unit is first occupied (the "Affordability Period"); during the first 25 years of occupancy, 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 Recommendation 5.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; 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;

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; and

l. 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 erected on the site are available and ready for occupancy.  

6. City Council attribute a value to the in-kind contribution set out in Recommendation 5 above, equal to 100 percent of 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 first building permit is issued in respect of the development.

7. 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 identified in Recommendation 5 above to the satisfaction of the Executive Director, Development Review and the City Solicitor.

8. City Council authorize the Chief Planner and Executive Director, City Planning to enter into an Agreement pursuant to subsection 35.2(2) of the Planning Act and the City’s Inclusionary Zoning By-law on terms satisfactory to the Chief Planner and Executive Director, City Planning and, in a form, acceptable to the City Solicitor.

9. City Council request the applicant, in consultation with the Ward Councillor and the Executive Director, Development Review, to establish a Neighbourhood Liaison Committee including key community stakeholders and consult the Neighbourhood Liaison Committee on the Site Plan Application and the Construction Management Plan.

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 application to amend the Zoning By-law to permit a 59.0-metre (17 storeys), including mechanical penthouse, mixed use apartment building at 146-150 Vaughan Road.

The development is proposed as a purpose-built rental building comprised of 110 residential units, with a 59.6-square metre ground floor commercial-retail space along Vaughan Road, 4 surface vehicular parking spaces, and 133 bicycle parking spaces.

The proposal includes the demolition of 5 rental housing units. These units are currently occupied. A tenant assistance plan is proposed to support tenants access to alternative accommodation.

Six affordable rental dwelling units are being offered as an In-Kind Community Benefits Charge (CBC) contribution.