Item - 2026.TE33.5

The Toronto and East York Community Council recommends that:

1. City Council amend its decision on Item 2024.TE16.6 by deleting Parts 7, 8, 9 and 10, and replacing them with the following new Parts:

7. City Council approve the modified Rental Housing Demolition Application 23 195991 STE 13 RH in accordance with Chapter 667 of the Toronto Municipal Code and pursuant to Section 111 of the City of Toronto Act, 2006, to permit the demolition of 23 existing rental dwelling units located at 564, 566, 568, 570, 572 and 574 Sherbourne Street and 29-37 Linden Street subject to the following conditions:

a. the owner shall provide and maintain 25 replacement rental dwelling units on the subject site for a period of at least 20 years beginning from the date that each replacement rental dwelling unit is first occupied and, during which time, no application may be submitted to the City for condominium registration, or for any other conversion to a non-rental housing purpose, or for demolition without providing for replacement;

b. the replacement rental dwelling units required by Recommendation 7.a. above, shall collectively have a total gross floor area of at least 1,102 square metres and be comprised of 12 studio units, 8 one-bedroom units, 3 two-bedroom units and 2 three-bedroom units, as generally illustrated in the plans submitted to City Planning dated March 3, 2026; any revision to these plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning;

c. the owner shall, as part of the 25 replacement rental dwelling units required in Recommendation 7.a. above, provide at least 2 two-bedroom units at affordable rents, 1 one-bedroom unit at mid-range (affordable) rents and 12 studio units and 7 one-bedroom units at mid-range (moderate) rents, as currently defined in the City's Official Plan, all for a period of at least 10 years beginning from the date of first occupancy of each unit; the rents of the remaining 3 replacement rental dwelling units shall be unrestricted;

d. the owner shall provide and maintain 663 square metres of dwelling room replacement area from 564, 570 and 572 Sherbourne Street as 20 replacement rental studio units on the site, as generally illustrated in the plans submitted to City Planning dated March 3, 2026, with any revision to these plans being to the satisfaction of the Chief Planner and Executive Director, City Planning, for a period of at least 20 years beginning from the date that each replacement rental studio unit is first occupied and, during which time, no application may be submitted to the City for condominium registration, or for any other conversion to a non-rental housing purpose, or for demolition without providing for replacement;

e. the owner shall, as part of the 20 replacement rental studio units, provide at least 10 units at affordable tier-two dwelling room rents and 10 units at mid-range tier-two dwelling room rents as defined in the Official Plan, all for a period of at least 15 years beginning from the date of first occupancy of each unit;

f. the owner shall provide an access plan at least six months prior to the 45 replacement rental dwelling units being ready for occupancy which addresses how the units will be occupied, including the use of the City's Centralized Affordable Rental Housing Access System or, where the system is not yet in place, to tenants who have demonstrated that they are in need of affordable rental housing through a fair and transparent process developed in consultation with, and to the satisfaction of, the Chief Planner and the Executive Director, City Planning and the Executive Director, Housing Secretariat;

g. the owner shall provide tenants of all 45 replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed building; 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;

h. the owner shall provide ensuite laundry and central air conditioning in each replacement rental dwelling unit at no extra charge;

i. the owner shall provide and make available for rent at least 1 vehicle parking spaces to tenants of the replacement rental dwelling units; such vehicle parking spaces shall be made available to tenants of the replacement rental units to the satisfaction of the Chief Planner and Executive Director, City Planning;

j. the owner shall provide and make available for rent at least 1 storage locker to tenants of the replacement rental dwelling units; such storage locker shall be made available to tenants of the replacement rental units to the satisfaction of the Chief Planner and Executive Director, City Planning;

k. the owner shall provide tenants of all replacement rental dwelling units with access to bicycle and visitor parking on the same terms and conditions as any other resident of the proposed development;

l. the replacement rental dwelling units required in Recommendations 7.a. and 7.e. above 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, exclusive of the replacement rental dwelling units, are made available and ready for occupancy, subject to any revisions to the satisfaction of the Chief Planner and Executive Director, City Planning; and

m. the owner shall enter into, and register on title to the lands, an Agreement pursuant to Section 111 of the City of Toronto Act, 2006, to secure the conditions outlined in Recommendations 7.a. through 7.l. above, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning.

8. City Council authorize the Chief Planner and Executive Director, City Planning to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006, for the demolition of the 23 existing rental dwelling units located at 564, 566, 568 and 574 Sherbourne Street and 29, 31, 33 and 37 Linden Street after all the following have occurred:

a. all conditions in Recommendation 7 above have been fully secured;

b. the Official Plan and Zoning By-law Amendments for Application 23 138754 STE 13 OZ have come into full force and effect;

c. 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, or as otherwise determined by the Chief Planner and Executive Director, City Planning;

d. the issuance of excavation and shoring permits (conditional or full permit) for the approved development on the site; and

e. the owner has confirmed, in writing, that all existing rental dwelling units and rental dwelling rooms proposed to be demolished are vacant.

9. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code after the Chief Planner and Executive Director, City Planning, or their designate, has given Preliminary Approval referred to in Recommendation 8 above.

10. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Residential Demolition Permit under Section 33 of the Planning Act and Chapter 363 of the Toronto Municipal Code for 564-576 Sherbourne Street and 29-37 Linden Street after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 8 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to section 6.2 of Chapter 363, on condition that:

a. the owner removes all debris and rubble from the site immediately after demolition;

b. the owner erects solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building;

c. the owner erects the proposed building on the site no later than three (3) years from the date that the demolition of the existing rental dwelling units commences, subject to the timeframe being extended at the discretion of the Chief Planner and Executive Director, City Planning; and

d. should the owner fail to complete the proposed building within the time specified in Recommendation 10.c. above, the City Clerk shall be entitled to enter on the collector’s roll, as with municipal property taxes, an amount equal to the sum of twenty thousand dollars ($20,000.00) per dwelling unit for which a demolition permit is issued, and that such amount shall, until payment, be a lien or charge upon the land for which the Residential Demolition Permit is issued.

The Toronto and East York Community Council held a statutory public meeting on May 28, 2026 and notice was given in accordance with the City of Toronto Act, 2006.

This report recommends approval of a revised Rental Housing Demolition application which proposes to demolish 23 rental dwelling units located at 564, 566, 568 and 574 Sherbourne Street and 29, 31, 33 and 37 Linden Street that will be replaced as 25 rental dwelling units as part of the new development on the site. The report also recommends replacing 23 existing rental dwelling rooms, proposed to be demolished as part of the overall redevelopment application, with 20 studio units as a condition of the approval of the revised rental housing demolition application.

The demolition of 19 rental dwelling units and 22 dwelling rooms was previously approved by City Council at its meeting on October 9 and 10, 2024. Since then the applicant has submitted a new Minor Variance application (26 148050 STE 13 MV) and revised their original rental housing demolition application, to, amongst other changes, incorporate the property at 564 Sherbourne Street, which contains 4 rental dwelling units and 1 dwelling room which are proposed for demolition. With the approval of the minor variance application the development would contain 716 residential units, including the 45 replacement units.

This report provides new recommendations based on the revised rental housing demolition application incorporating 564 Sherbourne Street. These recommendations would replace the previously approved recommendations which did not include 564 Sherbourne Street.

This report also includes updated recommendations related to the approval of the Residential Demolition Permit under Chapter 363 of the Toronto Municipal Code, to incorporate 564 Sherbourne Street, subject to conditions.