housing issues report - Councillor Sarah Doucette

Transcription

HOUSING ISSUES
REPORT
8, 12 & 14 HIGH PARK AVENUE AND
1908, 1910, 1914 & 1920
BLOOR STREET WEST
CITY OF TORONTO
P R E P A R E D F O R : February
619595 O N TA R I O I N C . 2016
TABLE OF CONTENTS
1.0 INTRODUCTION
1
2.0 SITE AND SURROUNDINGS
3
3.0 DESCRIPTION OF PROPOSAL
5
4.0 RELEVANT PLANNING PROCESS & APPLICATIONS
7
5.0 APPLICABLE POLICY AND REGULATORY CONTEXT
9
PROVINCIAL POLICIES
TORONTO OFFICIAL PLAN
ZONING BY-LAWS
6.0 ANALYSIS AND OPINION
RENTAL REPLACEMENT HOUSING PROPOSAL
9
9
11
13
13
Analysis of Unit Number, Size and Type
14
Analysis of Unit Affordability
16
Appropriateness Of Off-Site Replacement Of Units
17
TENANT RELOCATION AND ASSISTANCE PLAN
18
7.0 CONCLUSION
19
ATTACHMENT 1
A1
ATTACHMENT 1
B1
ATTACHMENT 3
C1
1.0 INTRODUCTION
Section 111 of the City of Toronto Act, gives the City enhanced authority to
protect rental housing in the city. In accordance with the provisions of that
Section, the City of Toronto prohibits the demolition and conversion of any
rental housing (on properties that contain 6 or more related units) unless a
permit has been issued under Chapter 667 of the Municipal Code.
619595 Ontario Inc. (“the owners”) own the lands municipally known as
12 and 14 High Park Avenue and 1910 Bloor Street West (1908 Bloor Street
West and 8 High Park Avenue), 1914 Bloor Street West and 1920 Bloor Street
West in the City of Toronto (“the subject site”). The owners are proposing
to demolish the apartment houses at 12 and 14 High Park Avenue and the
garages in the rear of 1920 and 1914 Bloor Street West in order to construct
a 3-storey purpose-built day nursery, with an anchor retail store in the base
and micro-retail units along the northern portion of the subject site.
There are a total of 10 rental-housing units in the apartment houses
proposed for demolition. As the proposed day-care and retail will not contain
residential units, it is proposed that the demolished rental units be replaced
in a new mid-rise, mixed-use development within Bloor West Village (116 &
240 Durie Street and 2265-2279 Bloor Street West). The property is located
one kilometre west of the subject site and has the same ownership. The
replacement rental units will be of a similar size and type as those units
proposed for demolition and will be rented at the same rent levels.
The retained apartment buildings on the subject site, fronting onto Bloor
Street West, contain a total of 53 rental units. These affordable to mid-range
units will be maintained as rental housing for a period of at least 20 years.
Additional amenities will be provided to the buildings to compensate for the
lost garages, without the pass-through of these costs in rents. Additionally,
10 informal replacement surface parking spaces (i.e. non-delineated spaces)
will be provided on the site.
This Housing Issues Report has been prepared by Bousfields Inc. in support
of the owner’s Section 111 application to permit the demolition and off-site
replacement of rental units. This report is being submitted concurrently
with an application for a zoning by-law amendment to permit the proposed
redevelopment of the subject site.
The report concludes that the proposed development appropriately
addresses the housing policies of the City of Toronto, including Policy
3.2.1(5), with regards to those units that are being retained, and Policy 3.2.1(6),
with regards to those units that are being demolished. The proposal will
contribute to the achievement of the provincial policy directions supporting
intensification and infill within the built-up urban area in a location that has
exceptional access to transit. The proposed retail and community facility
uses are desirable for a site along an Avenues designation, within a densely
populated community, and will contribute to the activation of the High Park
subway station. The proposed off-site rental replacement program with
high quality units (that are larger in size than the existing units) achieves
the intent of the Official Plan policies, while ensuring that the purposebuilt day nursery is feasible on the subject site. Based on the foregoing, the
associated application should be approved.
HOUSING ISSUES REPORT | 8, 12 & 14 High Park Avenue and 1908, 1910, 1914, 1920 Bloor Street West
1
2
2.0 SITE AND SURROUNDINGS
The subject site is an assembly of 5 properties, comprising a total of 3,516
square metres (37,839 square feet). The subject site is located on the
northwest corner of High Park Avenue and Bloor Street West, immediately
south of the TTC High Park subway station. The subject site is currently
occupied by the following buildings:
• 12 High Park Avenue: a 2.5-storey house-form apartment, containing 5
rental units;
• 14 High Park Avenue: a 2.5-storey house-form apartment, containing 5
rental units;
• 1910 Bloor Street West (1908 Bloor Street West and 8 High Park Avenue):
a 3-storey apartment building, containing 21 rental units;
• 1914 Bloor Street West: a 3-storey apartment building, containing 16
rental units; and
• 1920 Bloor Street West: a 3-storey apartment building, containing 16
rental units.
In addition, a row of 13 brick garages, in poor repair, runs in an east-west
direction along the northern boundary of the subject site. Of these garages,
6 spaces are being rented by tenants of the Bloor Street apartment houses,
1 space is being rented by a non-tenant, 2 spaces are used as storage rooms
and 4 spaces are vacant. There are also 7 non-marked parking spaces located
internally within the subject site, generally to the rear of the apartment
houses, which are being rented by tenants on the block.
The subject site is located in the High Park neighbourhood, which is located
along the Bloor-Danforth subway line. In the vicinity of the subject site,
the neighbourhood generally consists of house-form and small apartment
buildings fronting onto Bloor Street, with high-rise buildings to the north.
To the south of the subject site is High Park. To the east is a 3-storey
apartment building (5 High Park Avenue), two 2.5-storey single detached
dwelling units (11 and 15 high Park Avenue) and a house-form day nursery (17
High Park Avenue). To the north of the subject site is the High Park subway
and bus station. To the west of the subject site is a 4-storey rental apartment
building (1926 Bloor Street West). The subject site has exceptional access to
transit services as it abuts the High Park subway station on the TTC BloorDanforth Line and is in proximity to the 300 Bloor-Danforth Blue Night bus
route and the 30 Lambton bus route.
Further detail on the site and surroundings is included in the Planning and
Urban Design Rationale (February 2016), being submitted under the same
cover.
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4
3.0 DESCRIPTION OF PROPOSAL
The owners are proposing to demolish the two existing house-form
apartments at 12 and 14 High Park Avenue to construct a 3-storey day
nursery, with a retail/service commercial unit and patio at the base. The
proposal also involves the demolition of the rear garages to construct 15
micro-retail/service commercial units. The new building will have a height
of 14.45 metres at the highest point. A total of 5,911 square metres (63,622
square feet) of gross floor area is proposed for the subject site. Combined
with the retained buildings, the redevelopment will result in a density of
1.68 times the area of the lot. 8 pick-up and drop-off parking spaces are
proposed for the new development (5 on-site and 3 off-site) and 10 nonmarked parking spaces will be provided on-site for tenants in the retained
buildings. 46 bicycle parking spaces will be provided in association with the
new building, 40 for the existing residential tenants and 6 for the daycare
and retail users. Further detail on the proposed redevelopment is included in
the Planning and Urban Design Rationale (February 2016), being submitted
under the same cover.
With regards to rental housing, it is proposed to replace the 10 demolished
rental units off-site in the mid-rise, mixed-use building at the southwest
corner of Bloor Street West and Durie Street that the subject site owners
are also developing. A rezoning application for this site was approved by
the Ontario Municipal Board via settlement. As of February 2016, details
of the site plan application are being finalized for approval. There are 19
existing rental units on the Bloor and Durie site which will be demolished
and replaced in the new development. The 10 proposed replacement units
associated with the subject site will be in addition to these 19 units. The 29
replacement units will be located on the second and third floor of the new
Bloor and Durie building.
The following is proposed with respect to the rental replacement units:
• The 10 replacement rental units will be secured for 20 years without an
application for demolition or conversion to condominium;
• Initial rents for 6 of the units (1 bachelor, 4 one-bedrooms and 1 twobedroom) will be no higher than the “affordable” rent limit and initial
rents for 4 of the units (2 one-bedrooms and 2 two-bedrooms) will be no
higher than the “mid-range” rent limit, as defined by the CMHC average
market rents;
• Rent increases for the first tenants will not exceed the guidelines for 10
years; and
• Any replacement unit vacated and re-rented within the 10 years of the
date of initial occupancy will have an initial rent equal to the greater of
the last rent charged for that unit or the then-current affordable or midrange rent.
5
The replacement units will have generous windows, and be designed with
efficient layouts. Each unit will have a full bath and kitchen facilities,
dining and living areas and storage closets, as well as modern appliances
(fridge, stove and a dishwasher). The units on the north side of the building
(facing Bloor Street) will have access to private terraces. Unlike the existing
condition, where 2 units are in the basement, all replacement units will be
above grade. The tenants will have full access to a common laundry room on
the third floor, the guest suite on the second floor and the amenity lounge
located at-grade. The new building will have a modern and attractive lobby
serviced by a concierge. Storage lockers will be located underground and
made available for tenants. Tenants will have access to vehicular and bicycle
parking as per the approved rates.
6
4.0 RELEVANT PLANNING PROCESS AND APPLICATIONS
The proposed redevelopment requires an amendment to the former City of Toronto
Zoning By-law 438-86, as amended, and the City-wide Zoning By-law 569-2013, as
amended. Preliminary discussions with City planning staff have already taken place
and a rezoning application is being concurrently submitted. A Site Plan application will
be submitted at a later date as part of the overall approval process.
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5.0 APPLICABLE POLICY AND REGULATORY CONTEXT
A redevelopment of the subject site should consistent be with the Provincial
Policy Statement (“PPS”) and conform to the Growth Plan for the Greater
Golden Horseshoe (“the Growth Plan”) and the City of Toronto Official Plan
(“The Official Plan”).
Provincial Policies
The 2014 PPS provides overall policy direction on matters of provincial
interest related to land use planning and development. The PPS is intended
to promote efficient development and land use patterns in order to support
strong communities; to protect the environment and public health and
safety; and to promote a strong economy.
With respect to housing, Policy 1.4.3 of the PPS requires provision to be made
for an appropriate range of housing types and densities to meet projected
requirements of current and future residents by, among other matters,
facilitating all forms of residential intensification and redevelopment and
promoting densities for new housing which efficiently use land, resources,
infrastructure and public service facilities and support the use of alternative
transportation modes and public transit.
The Growth Plan came into effect on June 16, 2006. The subject site is
identified as being part of the Built-Up Area and would be considered
within an “intensification area” pursuant to the Growth Plan (i.e. a focus
for accommodating intensification), given that it is located within a “major
transit station area” (the TTC High Park subway station).
Toronto Official Plan
With respect to the City of Toronto Official Plan, the subject site is designated
Apartment Neighbourhoods on Land Use Map 17 and is located on the Bloor
Street West Avenue shown on Map 2 (Urban Structure). A detailed review of
applicable Official Plan policies is included in the concurrently submitted
Planning Rationale.
This Housing Issues Report will analyze the redevelopment in the context of
the Housing policies contained in Section 3.2.1 of the Official Plan.
Policy 3.2.1(1) provides that a full range of housing in terms of form, tenure
and affordability will be provided to meet the current and future needs of
residents. Policy 3.2.1(2) indicates that the existing housing stock will be
maintained and replenished and that new housing supply will be encouraged
through intensification and infill that is consistent with the Official Plan.
9
Policy 3.2.1(5) applies to significant new development on sites containing
six or more rental units, where existing rental units will be kept in the new
development, requiring that the new development:
a. will secure as rental housing, the existing rental housing units which have
affordable rents and mid-range rents; and
b. may secure any needed improvements and renovations to the existing
rental housing, in accordance with and subject to Section 5.1.1 of this
Plan, without pass-through of such costs in the rents to tenants.
Policy 3.2.1(6) provides that new development that would have the effect
of removing all or a part of a private building or related group of buildings,
and would result in the loss of six or more rental housing units will not be
approved unless:
a. all of the rental housing units have rents that exceed mid-range rents at
the time of application; OR
b. in cases where planning approvals other than site plan are sought, the
following are secured:
i. at least the same number, size and type of rental housing units are
replaced and maintained with rents similar to those in effect at the
time the redevelopment application is made;
ii. for a period of at least 10 years, rents for replacement units will be
the rent at first occupancy, increased annually by not more than the
Provincial Rent Increase Guideline or a similar guideline as Council
may approve from time to time; and
iii. an acceptable tenant relocation and assistance plan addressing
the right to return to occupy one of the replacement units at similar
rents, the provision of alternative accommodation at similar rents,
and other assistance to lessen hardship; OR
c. in Council’s opinion, the supply and availability of rental housing in the
City has returned to a healthy state and is able to meet the housing
requirements of current and future residents. This decision will be based
on a number of factors, including whether:
i. rental housing in the City is showing positive, sustained improvement
as demonstrated by significant net gains in the supply of rental
housing including significant levels of production of rental housing,
and continued projected net gains in the supply of rental housing;
ii. the overall rental apartment vacancy rate for the City of Toronto, as
reported by the Canada Mortgage and Housing Corporation, has been
at or above 3.0% for the preceding four consecutive annual surveys;
iii. the proposal may negatively affect the supply or availability of rental
housing or rental housing sub-sectors including affordable units,
units suitable for families, or housing for vulnerable populations such
as seniors, persons with special needs, or students, either in the City,
or in a geographic sub-area or a neighbourhood of the City; and
iv. all provisions of other applicable legislation and policies have been
satisfied.
10
In addition to the Official Plan’s housing policies, the passing of Municipal
Code Chapter 667 under Section 111 of the City of Toronto Act gives the City
of Toronto enhanced authority to protect rental housing from demolition
and conversion to non-rental purposes (e.g. condominium, offices, or other
non-rental uses). Due to the existing rental uses of the subject site, an
application is required to obtain a permit from under Chapter 667, which the
City may refuse or approve with certain conditions.
Zo n i n g By- l aws
By-law No. 438-86 for the former City of Toronto, which is currently in
effect, zones the subject site R4 Z2.0 H23.0. The Council-adopted city-wide
Zoning By-law No. 569-2013 (currently under appeal) zones the subject site
as R(f12.0; d2.0)(x7). The height and density proposed for the subject site
are within the permitted maximums prescribed by both zoning by-laws.
Amendments are required to permit the day nursery and retail uses in the
proposed form, as well as to permit certain development standards.
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6.0 ANALYSIS AND OPINION
From a broad housing policy perspective, it is our opinion that the proposed
development conforms with Policy 3.2.1(1) and 3.2.1(2) of the Official
Plan in that it will replace or maintain all the existing affordable and midrange rental units and will replenish the existing housing stock, while
introducing a desirable community facility and a diversity of retail uses to
the neighbourhood.
Policy 3.2.1(5)(a) applies to sites where existing rental units will be kept in
the new development, and requires that those with affordable or mid-range
rents be secured as rental housing. As per Policy 3.2.1(5)(b), the cost of any
renovations or improvements required as part of the redevelopment will not
get passed down into the rents of these units. Policy 3.2.1(5) applies to the
buildings on the subject site that are not being demolished (i.e. 1910, 1914
and 1920 Bloor Street West).
As indicated above, Policy 3.1.2(6)(b) requires the provision of rental
replacement units and a tenant relocation and assistance plan in instances
where new development is proposed that would result in the loss of 6 or
more existing rental units unless either:
• all of the rents at the time of application exceed “mid-range rents” (Policy
3.2.1(6)(a)); or
• the “supply and availability of rental housing in the City has returned to
a healthy state and is able to meet the housing requirements of current
and future residents” (Policy 3.2.1(6)(c)).
As not all rents exceed “mid-range rent” and as the City has determined
that the supply and availability of rental housing remains insufficient, policy
3.2.1.6(b) applies to the buildings on the subject site that are being demolished
(i.e. 12 and 14 High Park Avenue). Accordingly, the owner is proposing a rental
replacement housing scheme, as well as a tenant relocation and assistance
plan. As outlined in this section, the proposal conforms with the Official Plan
policies and is appropriate and desirable for the subject site.
Rental Replacement Housing Proposal
The 53 units in the retained buildings are currently being rented at either
affordable or mid-range rents (see rent rolls submitted under a separate
cover). In accordance with Policy 3.2.1(5)(a), the units will be maintained
as rental tenure for a period of at least 20 years. In accordance with Policy
3.2.1(5)(b), any improvements to the units will not get passed down in rents to
the tenants. In particular, additional amenity will be provided to compensate
for the 13 demolished garage spaces1, which certain tenants in the retained
building are currently using for parking and storage. This amenity will not be
reflected in an increase in rents for the tenants.
1 The details of this amenity compensation shall be determined in consultation with Rental Housing staff
as part of the application process.
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Policy 3.2.1(6)(b)(i), requires the replacement of the existing rental units
with “at least the same number, size and type” of rental housing units. In
considering the intent of this policy, it is observed that there is no definition
of either “size” or “type”. However, based on a full reading of the Official
Plan and an understanding of how the policy has been applied in the past,
the terms should be understood as follows:
• “Size” refers to the actual square footage of the units, but with reasonable
allowances to take into consideration modern design efficiencies.
• “Type” refers to the number of bedrooms, rather than to building form. In
the definition of “affordable rents”, the Plan refers to “unit types (number
of bedrooms)”.
Policy 3.2.1(6)(b)(i) also establishes certain requirements in terms of rents for
the rental units. It would require the rents for the replacement units to be
“similar to those in effect at the time the redevelopment application is made”
and Policy 3.2.1(6)(b)(ii) provides that, for a period of at least 10 years, the
rents be increased annually “by no more than the Provincial Rent Increase
Guideline or a similar guideline as Council may approve from time to time”.
The owner is committed to replacing all existing affordable and mid-range
rental units that are being demolished for the redevelopment. Based on the
February rent rolls (submitted under a separate cover), 10 rental replacement
units would be required. It is intended that through the Section 37 Agreement,
these replacement units would be secured in the development at Bloor and
Durie for 20 years and maintained at similar rent levels (i.e. “affordable” and
“mid-range”) in unit types that closely approximate the existing units. Any
replacement unit vacated and re-rented within the 10 years of the date of
initial occupancy would have an initial rent equal to the greater of the last
rent charged for that unit or the then-current affordable or mid-range rent.
A nal ysis of Unit Num ber, Size and Type
The 10 rental replacement units will be located on the third floor of the
Bloor and Durie development. Each replacement unit will be larger than
the corresponding existing unit; in total, the existing rental housing units
comprise of 542.0 square metres, while the replacement units will comprise
of a total of 581.7 square metres. The replacement units will be of the same
unit type of what exists, with the exception of 2 one-bedroom units which
will be replaced with 2 two-bedroom units. In our opinion, the increase in
two bedroom units is appropriate, as it will contribute to a more diversified
rental housing stock. The difference in unit type and average unit size
between the existing units versus the replacement units in Table 1 below,
and a more detailed breakdown is in Table 2.
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Table 1 - Comparison of Unit Typology and Average Size
Units to be replaced
Unit Type
Units (No.)
Average size
of units (sq.
m)
Bachelor
1
1-bed
7
2-bed
2
Replacement units
Units (No.)
Average size
of units (sq.
ft.)
33.6
1
33.7
49.1
5
54.1
82.3
4
84.4
Table 2 - Unit Typology and Size
Building
address
Current
type
Current
size (sq.
m)1
Proposed
unit #
Proposed
type
Proposed
size (sq.
m)2
Proposed
versus
current (%)
80.4
125.6
12 High Park Avenue
1A
1-bed
64.0
307
2-bed
1B
Bachelor
2
2-bed
33.6
301
Bachelor
33.7
100.3
83.1
306
2-bed
83.4
100.4
3
1-bed
46.5
308
1-bed
52.5
112.9
4
1 bed
53.2
303
1-bed
56.7
106.6
14 High Park Avenue
1
2-bed
81.5
305
2-bed
85.4
104.8
2A
1-bed
38.6
310
1-bed
38.5
99.7
2B
1-bed
40.8
313
1-bed
40.8
100.0
3
1-bed
40.2
311
1-bed
47.4
117.9
4
1-bed
60.5
312
2-bed
62.5
103.3
Total of all units
542.0
581.3
107.3
1
Measure X measuring certificates for existing units included in Attachment 1
2
As per the floor plans for 2265-2279 Bloor Street West prepared by TACT Architects Inc. included in
Attachment 2
In addition to the floor area associated with each individual unit, dedicated
amenity space throughout the building at Bloor and Durie should also be
recognized as part of the space tenants will have access to. Tenants of the
replacement units will have access to the enhanced facilities in comparison
to what is available in the existing units. Currently, there are no amenities
in the existing house-form apartments. As described in Section 3.0 of this
report, in the new building tenants will have full access to a common laundry
room, guest suite and amenity lounge, and 5 of the replacement units will
have private terraces. Storage lockers, bicycle parking and vehicle parking
will also be available.
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A nal ysis of Unit Affordability
Rent rolls dated February 2016 are provided under a separate cover. The rent
rolls provide the rent for each of the rental units on the subject site, by type.
The Official Plan defines “affordable rents” as housing where the total
monthly shelter cost (gross monthly rent including utilities but excluding
parking and cable television charges) is at or below one times the average City
of Toronto rent, by unit type, as reported annually by the Canada Mortgage
and Housing Corporation (in this case, as of October 2015). “Mid-range
rents” is housing where the total monthly shelter costs exceed affordable
rents but fall below one and one-half times the average City of Toronto
rent. “High-end rent” is housing above this threshold. The applicable 2016
affordable and mid-range rent limits by relevant unit type are included in
Table 3.
Table 3 - 2016 Average Rent Thresholds
Unit Type
Affordable Rent
Mid-Range Rent
Bachelor
$942
$1,413
1-bedroom apartment
$1,110
$1,665
2-bedroom apartment
$1,301
$1,951
The affordability of a vacant unit is typically determined based on the City
of Toronto rent thresholds that were in place at the date the unit was last
occupied. Unit 2B in 14 High Park Avenue is currently vacant, and was last
occupied in October of 2015. Therefore, the affordability of this unit was
based from the 2015 rent levels. The affordable rent threshold for a onebedroom unit in 2015 was $1,071, and the mid-range threshold was $1,606.
As noted, the definitions in the Official Plan specify that the rents to be used
for the purpose of analysis are the gross monthly rents, including utilities
(heat, hydro and hot water) but excluding parking and cable television
charges. The majority of the tenants are not responsible for their own
hydro bills, however the tenants in Units 2 and 3 in 12 High Park Avenue are
responsible for their hydro bills. An average rate of $0.10 per square foot for
hydro was included, based on the bills received for the units 14 High Park
Avenue (see Attachment 3). Heat and water is included in all rents.
Based on February 2016 rent rolls, the rent limits set out in the table above,
and the stated strategy for the vacant units, 6 of the units to be demolished
would be classified as “affordable” (1 bachelor, 4 one-bedrooms and 1 twobedroom) and 4 would be classified as “mid-range” (2 one-bedrooms and 2
two-bedrooms). This affordability analysis is set out in Table 4 below.
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Table 4 - Affordability Analysis per Unit
Building
address
Unit type
Occupancy
status
(February 1,
2016)
Gross
monthly
rent
(February
1, 2016)
Affordability
12 High Park Avenue
1A
1-bed
Occupied
AB
$1,473.00
Mid-range
Bachelor
Occupied
$888.00
Affordable
2
2-bed
Occupied
$1,800.00
Mid-range
3
1-bed
Occupied
$984.00
Affordable
4
1 bed
Occupied
$850.00
Affordable
14 High Park Avenue
1
2-bed
Occupied
$1,700.00
Mid-range
2A
1-bed
Occupied
$995.00
Affordable
2B
1-bed
Vacant
$1,400.00
affordable
Mid-range
Occupied
$2,075
mid-range
3
1-bed
Occupied
$910.00
Affordable
4
2-bed
Occupied
$1,036.00
Affordable
Appropriateness Of Off-Site Replacement Of Units
The proposed off-site replacement of the 10 rental units is, in our opinion, an
appropriate strategy for the redevelopment. The proposed non-residential
uses for the subject site serve a desirable function for the neighbourhood by
adding a needed community facility and unique retail space. Incorporating
rental units on the subject site could result in an incompatible mix of uses, and
on-site replacement could threaten the viability of the project. The fact that
the owners are also developing a site located approximately one kilometre
west of the subject site provides an ideal opportunity to satisfy the rental
replacement requirements using an off-site replacement strategy. This will
allow the rental units to be within a residential building, with 19 other rental
replacement units as well as access to high-quality residential amenities.
Furthermore, since the Bloor and Durie development is further along in the
approval process than the subject application, it is anticipated that tenants
will be able to move directly into their new units, rather than finding interim
accommodation while the replacement units are being constructed.
We note that Staff and Council have previously supported off-site
replacement within the City: 9 rental units were demolished at 530 St.
Clair Avenue West and replaced in a rental building at 743 St. Clair West.
In their Final Report dated June 4, 2009, Staff identified that the off-site
replacement was supportable because the two sites were comparable
in size, in proximity to one another and had similar access to shopping,
neighbourhood amenities and transit. The subject site and the Bloor and
Durie site share similar characteristics.
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Tenant Relocation and Assistance P l an
Policy 3.2.1(6)(b) also requires an acceptable tenant relocation and assistance
plan, addressing the right to return to occupy one of the replacement units at
“similar rents”, the provision of alternative accommodation at “similar rents”
and “other assistance to lessen hardship”. No specific terms are set out for
the tenant relocation and assistance plan and it is understood that such terms
are intended to be negotiated on a development-by-development basis.
The Residential Tenancies Act, 2006 requires that, if notice of termination
of a tenancy is given for the purpose of termination where the landlord
requires possession of the rental unit in order to demolish it, the date of
termination shall be at least 120 days from the day on which the notice is
given. If a tenancy is terminated for the purpose of the demolition, the Act
requires that the landlord shall either:
• compensate a tenant in an amount equal to three (3) months rent; OR
• offer the tenant another rental unit acceptable to the tenant.
The owner intends that a tenant relocation and assistance plan be negotiated
with the City based on principles established through previous approvals
and input received through consultation with the existing tenants. Elements
of the tenant relocation and assistance plan could include:
• an extended tenant notice period beyond the existing Residential
Tenancies Act requirement;
• a construction management and phasing plan;
• a communications strategy, including notification to existing tenants of
project milestones and contact information for project management and
construction questions/concerns, in particular for those tenants in the
retained apartment houses on the subject site;
• tenant compensation, including additional compensation to tenants who
either choose to move into a new unit or who choose to find new housing
on their own; and
• additional assistance for special needs tenants.
18
7.0 CONCLUSION
The proposed community facility and retail project on the subject site
is consistent with the policy directions set out in the Provincial Policy
Statement, the Growth Plan and the City of Toronto Official Plan which
encourage a high-quality mix of uses in proximity to transit. In particular,
the proposed development will enhance the High Park Avenue through
the provision of a needed community service and a mix of retail options,
while ensuring that the housing policies are met by replacing existing
rental housing units in a brand new building. The proposed off-site rental
housing replacement strategy, and provision of 10 informal parking spaces,
is appropriate for the context of the subject site and will result in desirable
housing for the existing tenants.
It is our opinion that the rent al replacement proposal meets the intent of
the housing policies of the Official Plan, Policy 3.2.1(6)(b), that the rental
replacement housing proposal is appropriate and that the associated
Section 111 application should be approved.
19
ATTACHMENT 1
[1]
A1
A2
ATTACHMENT 1
[2]
A
C
B
5
1,391
4
8,400
3
8,400
2
8,400
1
8,400
4,200
2,107
315
40,981
2,057
1,491
6,422
2,673
4,200
4,200
1,200
3,629
4,787
6,455
1,200
4,612
4,200
A
1,900
200
200
4,200
6,455
1,100
6
B
1B
38.5 m2
1B
42.4 m2
1B
40.8 m2
1B
38.7 m2
1B
39.5 m2
2B
95.8 m2
7,400
1B
42.7 m2
11,500
1B
62.1 m2
DN
D
D
UP
1,800
23,649
2,466
23,646
C
D
UP
1B
47.5 m2
1B
47.4 m2
2B
78.4 m2
1B
45.3 m2
1B
48.6 m2
2B
68.0 m2
E
F
G
1,853
1,740
1,250
3,650
2B
98.7 m2
9,680
6,750
DN
H
4,200
4,200
8,400
4,200
4,200
5,991
11,334
5,757
7,500
9,780
7,625
I
B1
ATTACHMENT 3
[3]
CI
CII
CIII
CIV
CV
CVI

housing issues report - Councillor Sarah Doucette

Transcription

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