Item - 2026.TE34.12

The Director, Community Planning, Toronto and East York District recommends that:

1. City Council amend the Official Plan for the lands municipally known as 1497 and 1501 Queen Street West and 89 and 91 Beaty Avenue substantially in accordance with the draft Official Plan Amendment included as Attachment 5 to this report.

2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 1497 and 1501 Queen Street West and 89 and 91 Beaty Avenue substantially in accordance with the draft Zoning By-law Amendment included as Attachment 6 to this report.

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. Before introducing the necessary Bills for enactment, City Council require that City Council has approved the Rental Housing Demolition Application Number 26 147735 STE 04 RH under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006 to permit the demolition of 50 existing rental dwelling units.

5. 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 1497 and 1501 Queen Street West and 89 and 91 Beaty Avenue from Permit Parking.

This report recommends approval of the application to amend the Official Plan and Zoning By-law to develop a 10 and 7 storey mixed use building with 141 affordable rental units, including 54 rental replacement units, and institutional uses. The development includes 8,341 square metres of gross floor area and retains and reconstructs the historic façade of the existing buildings of 1497 and 1501 Queen Street West.

The proposed 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 566.

This project was approved for waivers for OPA/ZBA application fees under the Rental Housing Supply Program’s Affordable Rental and Rent Controlled Housing Incentives (ARRCHI) Stream for the 141 affordable housing units proposed at 1497 and 1501 Queen Street West and 89 and 91 Beaty Avenue.

The value of this incentive is estimated at $105,028.

Should the proponent resubmit with additional information and meet program eligibility requirements, additional incentives such as building permit fees, development charges, and parkland dedication may be considered, subject to further review and approval.

Any financial incentives provided are not direct cash payments from the City but rather reflect forgone revenues in the form of waived or exempted fees and charges.

The Chief Financial Officer and Treasurer has reviewed this report and agrees with the financial impact information.