Item - 2020.TE19.4

The Toronto and East York Community Council recommends that:

1. City Council amend the Official Plan, for the lands at 2100 to 2110 Yonge Street and 8 to 12 Manor Road West substantially in accordance with the draft Official Plan Amendment attached as Attachment 5 to the report (September 18, 2020) from the Director, Community Planning, Toronto and East York District.

2. City Council amend Zoning By-law 438-86, for the lands at 2100 to 2110 Yonge Street and 8 to 12 Manor Road West substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 6 to the report (September 18, 2020) from the Director, Community Planning, Toronto and East York District.

3. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 2100 to 2110 Yonge Street and 8 to 12 Manor Road West substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 7 to the report (September 18, 2020) from the Director, Community Planning, Toronto and East York District.

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

5. Prior to the introduction of the bills for such Zoning By-law and Official Plan Amendment by City Council, the owner shall:

a. Enter into a Heritage Easement Agreement with the City for the properties at 2100 and 2106 Yonge Street, substantially in accordance with plans and drawings prepared by RAW Design, dated April 13, 2020 and on file with the Senior Manager, Heritage Planning and the Heritage Impact Assessment (HIA), dated April 6, 2018 with the HIA Addendum, dated April 24, 2020, prepared by ERA Architects Inc., subject to and in accordance with the approved Conservation Plan required in Recommendation 5.b. all to the satisfaction of the Senior Manager, Heritage Planning including execution of such agreement to the satisfaction of the City Solicitor.

 
b. Provide a detailed Conservation Plan prepared by a qualified heritage consultant that is substantially in accordance with the conservation strategy set out in the Heritage Impact Assessment and HIA Addendum for 2100 and 2106 Yonge Street, prepared by ERA Architects Inc., dated April 6, 2018 and April 24, 2020 respectively, all to the satisfaction of the Senior Manager, Heritage Planning.

6. City Council advise the owner that prior to final Site Plan Approval the owner shall:

 
a. Provide final site plan drawings substantially in accordance with the approved Conservation Plan required in Recommendation 5. b. above to the satisfaction of the Senior Manager, Heritage Planning;

 
b. Provide a Heritage Lighting Plan that describes how the exterior of the heritage property will be sensitively illuminated to enhance its heritage character to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Planning;

 
c. Provide a detailed landscape plan for the subject property, satisfactory to the Senior Manager, Heritage Planning;

 
d. Provide an Interpretation Plan for the subject property, to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Planning; and

 
e. Submit a Signage Plan to the satisfaction of the Senior Manager, Heritage Planning.

7. City Council approve the Rental Housing Demolition Application File No. 18 178163 STE 22 RH in accordance with Chapter 667 of the Toronto Municipal Code and pursuant to Section 111 of the City of Toronto Act, 2006 which allows for the demolition of seven (7) existing rental dwelling units located at 2100-2110 Yonge Street and 8-12 Manor Road West, subject to the following conditions:

 
a. The owner shall provide and maintain seven (7) 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 during the, at minimum, 20 year period; the seven (7) replacement rental dwelling units shall be comprised of six (6) one-bedroom units and one (1) two-bedroom units, as generally illustrated in the Architectural Plans prepared by RAW DESIGN submitted to the City Planning Division dated April 28, 2020. Any revision to these plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning;

 
b. The owner shall, as part of the seven (7) replacement rental dwelling units required in Recommendation 7.a. above, provide at least six (6) one-bedroom replacement rental dwelling units at mid-range 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 one (1) two-bedroom replacement rental dwelling unit shall be unrestricted;

 
c. the owner shall provide tenant relocation and assistance to all Post Application Tenants, all to the satisfaction of the Chief Planner and Executive Director, City Planning;

 
d. The owner shall provide tenants of all seven (7) replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed 12-storey mixed-use building 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;

 
e. The owner shall provide ensuite laundry in each replacement rental dwelling unit within the proposed mixed-use building at no additional cost to tenants;

 
f. The owner shall provide central air conditioning in each replacement rental dwelling unit within the proposed mixed-use building;

 
g. The owner shall provide tenants of the seven (7) replacement rental dwelling units with access to all bicycle parking on the same terms and conditions as any other resident of the proposed mixed-use building;

 
h. The owner shall provide seven (7) storage lockers to tenants of the replacement rental dwelling units; and

 
i. The owner shall enter into, and register on title at 2100-2110 Yonge Street and 8-12 Manor Road West, one or more agreement(s), to secure the conditions outlined in Recommendations 7.a through 7.h. above, including an agreement pursuant to Section 111 of the City of Toronto Act, 2006, 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 for the demolition of the seven (7) existing rental dwelling units located at 2100-2110 Yonge Street and 8-12 Manor Road West after all the following have occurred:

 
a. All conditions in Recommendation 7 above have been fully satisfied and secured;

 
b. The issuance of the Notice of Approval Conditions for site plan approval by the Chief Planner and Executive Director, City Planning or designate, pursuant to Section 114 of the City of Toronto Act, 2006;

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

d. The owner has confirmed, in writing, that all existing rental dwelling units proposed to be demolished are vacant; and

 
e. The execution and registration of an agreement pursuant to Section 37 of the Planning Act securing Recommendations 7.a. through 7.i. above and any other requirements of the Zoning-Bylaw Amendment.

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 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 2100-2110 Yonge St and 8-12 Manor Rd West after the Chief Planner and Executive Director, City Planning Division 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 mixed-use building on site no later than four (4) years from the date that the demolition of such building commences, subject to the timeframe being extended to the discretion of the Chief Planner and Executive Director, City Planning Division; and

 
d. Should the owner fail to complete the proposed mixed-use 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 demolition permit is issued.

11. In addition to matters outline in Recommendation 7 above, before introducing the necessary Bills to City Council for enactment, City Council require the owner enter into an agreement pursuant to Section 37 of the Planning Act, to require the owner to provide a minimum of 15-percent of all new units in the proposed 12-storey mixed-use building as three-bedroom units and a minimum of 30-percent of all new units in the proposed 12-storey mixed-use building as two-bedroom units.

12. Prior to Site Plan Approval, City Council require the applicant shall submit to the City for review and acceptance, in consultation with the Ward Councillor and the local community, a Construction Management Plan, including a detailed construction communication plan.

 
13. City Council authorize the appropriate City officials to take such actions as are necessary to implement the recommendations above, including execution of the Section 111 Agreement, Section 37 Agreement, and any other necessary agreement(s).

The Toronto and East York Community Council held a statutory public meeting on October 15, 2020 and notice was given in accordance with the Planning Act.

This application proposes a new 12-storey mixed-use building with 91 residential uses, (inclusive of seven (7) replacement rental dwelling units), 287 square metres of retail space at grade and 22 vehicular parking spaces accessed from Manor Road West at 2100-2110 Yonge Street and 8-12 Manor Road West. The proposal provides 7 replacement rental units and includes conservation of the three-dimensional integrity of a heritage resource in situ by retaining the façades along Yonge Street and Manor Road West.  The subject site includes the rear public lane which the applicant proposes to purchase from the City.

This Rental Housing Demolition application proposes to demolish two existing 2-storey mixed-use buildings containing a total of eight (8) existing residential dwelling units, of which seven (7) are currently rental dwelling units and one (1) dwelling unit is owner-occupied. The seven (7) rental dwelling units will be replaced in the new development.

The proposed development is consistent with the Provincial Policy Statement (2020) and conforms with A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2020).

The proposal represents an appropriate redevelopment of the site with a mix of uses, built form and public realm that are compatible with the surrounding context.

This report reviews and recommends approval of the application to amend the Official Plan and Zoning By-law and approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code and the Residential Demolition Permit under Chapter 363 of the Toronto Municipal Code, subject to conditions.