Item - 2026.TE34.53

The Toronto and East York Community Council recommends that:

1. City Council amend the Official Plan for the lands municipally known as 215 Lake Shore Boulevard East substantially in accordance with the draft Official Plan Amendment included as Attachment 8 to the report (June 19, 2026) from the Director, Community Planning, Toronto and East York District.

2. City Council amend Zoning By-law 438-86, as amended by By-law 674-2019(LPAT) and By-law 623-2025, for the lands municipally known as 215 Lake Shore Boulevard East substantially in accordance with the draft Zoning By-law Amendment included as Attachment 9 to the report (June 19, 2026) from the Director, Community Planning, Toronto and East York District.

3. City Council delegate approval and signing authority to the Executive Director, Development Review for agreements related to payments-in-lieu of bicycle parking under the draft Zoning By-law Amendment referred to in Recommendation 2 above in a form satisfactory to the City Solicitor.

4. City Council direct the Executive Director, Development Review to use $552, per short-term bicycle parking space reduced, adjusted for inflation, as the basis upon which payments under the draft Zoning By-law Amendment referred to in Recommendation 2 above be calculated.

5. City Council direct the Executive Director, Development Review to use $1103, per long-term bicycle parking space reduced, adjusted for inflation, as the basis upon which payments under the draft Zoning By-law Amendment referred to in Recommendation 2 above be calculated.

6. 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.

7. City Council require the Owner to enter into an Amending Agreement pursuant to Section 37.1 of the Planning Act and the repealed and transitioned subsections 37(1) and (3) of the Planning Act to reflect the increase in height and density relative to that permitted in Zoning By-law 674-2019(LPAT), as amended, to implement the requirements of the recommended Zoning By-law Amendment referred to in Recommendation 2 above, in addition to the previously secured items, to the satisfaction of the Executive Director, Development Review and the City Solicitor, more particularly:

a. the Owner shall design, construct, finish, provide and maintain on the site the greater of 16,078 square metres of residential gross floor area or 8,434 square metres plus seven percent of the total residential gross floor area for Phase 2 as Affordable Rental Housing units for a minimum 25 year period all in accordance with the following terms:

1. the Affordable Rental Housing Units shall comprise the same unit mix as the proposed market residential units in Phase 2;

2. 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 within the entire site;

3. 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 within the entire site;

4. the Affordable Rental Housing Units shall be provided in contiguous groups of at least six rental dwelling units;

5. 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;

6. tenants of the Affordable Rental Housing Units shall be provided with access to, and use of all indoor and outdoor amenities in the development at no extra charge; 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;

7. all Affordable Rental Housing Units will be provided with ensuite laundry facilities and central air conditioning at no extra charge;

8. tenants of the Affordable Rental Housing Units will be provided with access to permanent and visitor bicycle parking/bicycle lockers in accordance with the Zoning By-law and on the same basis as other residents within the development;

9. the initial rent (inclusive of utilities) charged to the first tenants of 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 Affordability Period, 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;

10. the Owner shall provide and maintain the Affordable Rental Housing Units as rental dwelling units at the rents identified in Recommendation 7.a.9. 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; 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;

11. 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

12. the Affordable Rental Housing Units, made up of at least 8,434 square metres and seven percent of the total residential gross floor area of the first residential building containing market units to be constructed, shall be constructed, delivered and made ready for occupancy prior to the issuance of the first Above Grade Building Permit for any residential building, or portion thereof, without any Affordable Rental Housing Units; the remaining Affordable Rental Housing Units shall be constructed, delivered and made ready for occupancy at a commensurate rate to the market units within the Phase 2 development on the site;

b. the Owner shall design, construct and convey to the City a Community Agency Space (the "Community Space") to the satisfaction of the Chief Planner and Executive Director, City Planning, the Executive Director, Corporate Real Estate Management, the Executive Director, Social Development and the City Solicitor in accordance with the following terms:

1. the Community Space shall be a minimum of 468 square metres of gross floor area and located on the ground floor of the 70- and 14-storey building abutting Lake Shore Boulevard East;

2. the Owner shall construct and equip the Community Space to Base Building Condition plus fit-out, including but not limited to fixtures and equipment required for full operation, with the terms and specifications to be secured within the Phase-Specific Section 37 Agreement, to the satisfaction of the Executive Director, Social Development, the Executive Director, Corporate Real Estate Management and the City Solicitor;

3. the Community Space shall be conveyed to the City prior to condominium registration of the 70- and 14-storey building abutting Lake Shore Boulevard East; and

4. the Community Space shall operated in accordance with the City's Community Space Tenancy Policy; and

c. where required, concurrent with or prior to the conveyance of the Community Space to the City, the Owner and the City shall enter into and register on title to the lands, an Easement and Cost Sharing Agreement at no cost to the City, that is in the form satisfactory to the City Solicitor; the Easement and Cost Sharing Agreement shall address and/or provide for the integrated support, use, operation, maintenance, repair, replacement and reconstruction of certain shared facilities, and the sharing of costs in respect thereof, of a portion of the lands to be owned by the City and the Owner as they pertain to the Community Agency Space, all to the satisfaction of the Executive Director, Development Review, the Executive Director, Social Development, the Executive Director, Corporate Real Estate Management and the City Solicitor.

The Toronto and East York Community Council held a statutory public meeting on July 8, 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 a multi-tower, mixed use development on the western half (Phase 2) of 215 Lake Shore Boulevard East. The amendments would modify the existing permissions for a mid-rise development from a Local Planning Appeal Tribunal (LPAT) decision dated October 23, 2018, to allow for a 70- and 14-storey building abutting Lake Shore Boulevard East, and a 60-storey building abutting Chloe Cooley Street. The proposal includes 1,383 residential dwelling units (including approximately 195 affordable housing units), 347 square metres of retail area, 468 square metres of community agency space, and 2,130 square metres of publicly accessible open space.

The proposed Official Plan and Zoning By-law Amendment application is consistent with the Provincial Planning Statement, and conforms to the City's Official Plan and Central Waterfront Secondary Plan. The proposal represents appropriate intensification within the existing and planned context and delivers a significant amount of on-site affordable rental housing, community agency space, and publicly accessible open space.