HOUSING ISSUES REPORT

Transcription

1 HOUSING ISSUES REPORT 8, 12 & 14 HIGH PARK AVENUE AND 1908, 1910, 1914 & 1920 BLOOR STREET WEST CITY OF TORONTO PREPARED FOR: ONTARI O INC. February 2016

2 TABLE OF CONTENTS 1.0 INTRODUCTION SITE AND SURROUNDINGS DESCRIPTION OF PROPOSAL RELEVANT PLANNING PROCESS & APPLICATIONS APPLICABLE POLICY AND REGULATORY CONTEXT 9 PROVINCIAL POLICIES 9 TORONTO OFFICIAL PLAN 9 ZONING BY-LAWS ANALYSIS AND OPINION 13 RENTAL REPLACEMENT HOUSING PROPOSAL 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 CONCLUSION 19 ATTACHMENT 1 ATTACHMENT 1 ATTACHMENT 3 A1 B1 C1

3 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 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 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

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5 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 Bloor- Danforth 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. HOUSING ISSUES REPORT 8, 12 & 14 High Park Avenue and 1908, 1910, 1914, 1920 Bloor Street West 3

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7 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 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. HOUSING ISSUES REPORT 8, 12 & 14 High Park Avenue and 1908, 1910, 1914, 1920 Bloor Street West 5

8 6 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.

9 4.0 RELEVANT PLANNING PROCESS AND APPLICATIONS The proposed redevelopment requires an amendment to the former City of Toronto Zoning By-law , as amended, and the City-wide Zoning By-law , 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. HOUSING ISSUES REPORT 8, 12 & 14 High Park Avenue and 1908, 1910, 1914, 1920 Bloor Street West 7

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11 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 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, 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 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. HOUSING ISSUES REPORT 8, 12 & 14 High Park Avenue and 1908, 1910, 1914, 1920 Bloor Street West 9

12 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 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

13 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. Zoning By-laws By-law No 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 (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. HOUSING ISSUES REPORT 8, 12 & 14 High Park Avenue and 1908, 1910, 1914, 1920 Bloor Street West 11

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15 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 (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 spaces 1, 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. HOUSING ISSUES REPORT 8, 12 & 14 High Park Avenue and 1908, 1910, 1914, 1920 Bloor Street West 13

16 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. Analysis of Unit Number, 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 square metres, while the replacement units will comprise of a total of 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. 14

17 Table 1 - Comparison of Unit Typology and Average Size Units to be replaced Unit Type Units (No.) Average size of units (sq. m) Replacement units Units (No.) Average size of units (sq. ft.) Bachelor bed bed Table 2 - Unit Typology and Size Building address Current type Current size (sq. m)1 Proposed unit # 12 High Park Avenue Proposed type Proposed size (sq. m)2 Proposed versus current (%) 1A 1-bed bed B Bachelor Bachelor bed bed bed bed bed bed High Park Avenue 1 2-bed bed A 1-bed bed B 1-bed bed bed bed bed bed Total of all units Measure X measuring certificates for existing units included in Attachment 1 2 As per the floor plans for 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. HOUSING ISSUES REPORT 8, 12 & 14 High Park Avenue and 1908, 1910, 1914, 1920 Bloor Street West 15

18 Analysis 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 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 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. 16

19 Table 4 - Affordability Analysis per Unit Building address Unit type Occupancy status (February 1, 2016) Gross monthly rent (February 1, 2016) 12 High Park Avenue Affordability 1A 1-bed Occupied $1, Mid-range AB Bachelor Occupied $ Affordable 2 2-bed Occupied $1, Mid-range 3 1-bed Occupied $ Affordable 4 1 bed Occupied $ Affordable 14 High Park Avenue 1 2-bed Occupied $1, Mid-range 2A 1-bed Occupied $ Affordable 2B 1-bed Vacant $1, affordable Mid-range Occupied $2,075 mid-range 3 1-bed Occupied $ Affordable 4 2-bed Occupied $1, 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. HOUSING ISSUES REPORT 8, 12 & 14 High Park Avenue and 1908, 1910, 1914, 1920 Bloor Street West 17

20 Tenant Relocation and Assistance Plan 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

21 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. HOUSING ISSUES REPORT 8, 12 & 14 High Park Avenue and 1908, 1910, 1914, 1920 Bloor Street West 19

22 ATTACHMENT 1 [1]

23 HOUSING ISSUES REPORT 8, 12 & 14 High Park Avenue and 1908, 1910, 1914, 1920 Bloor Street West A1

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25 ATTACHMENT 1 [2]

26 DN UP B C DN UP A ,391 8,400 8,400 8,400 8,400 4,200 2,107 40, ,057 1,491 6,422 2,673 6,455 1,200 3,629 4,787 6,455 1,200 4,612 4,200 4,200 4,200 4,200 D ,334 23,646 1B 62.1 m2 2B 98.7 m2 1B 1B 1B 1B 1B 1B 42.7 m m m m m m2 1B 1B 2B 1B 47.5 m m m m2 2B 95.8 m2 1B 2B 48.6 m m2 9,780 4,200 4,200 8,400 4,200 4,200 5,991 1,853 9,680 2,466 11, ,625 7,500 23,649 5,757 1,740 1,250 3,650 6,750 1,800 7,400 1,900 1,100 A B C D E F G H I D B1

27 ATTACHMENT 3 [3]

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29 HOUSING ISSUES REPORT 8, 12 & 14 High Park Avenue and 1908, 1910, 1914, 1920 Bloor Street West CII

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31 HOUSING ISSUES REPORT 8, 12 & 14 High Park Avenue and 1908, 1910, 1914, 1920 Bloor Street West CIV

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33 HOUSING ISSUES REPORT 8, 12 & 14 High Park Avenue and 1908, 1910, 1914, 1920 Bloor Street West CVI

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