Council Agrees to 9-Storey Mixed-Use Settlement

Summary#

This item is about a development dispute at 975 Danforth Avenue and how the City will handle it at the Ontario Land Tribunal (OLT) (a provincial body that hears land-use appeals). City Council approved directions to its lawyers to resolve the appeal based on revised plans, and made the settlement terms public.

The main change is that the City would support a revised 9‑storey mixed‑use building (plus a mechanical/amenity level) with ground‑floor retail and homes above, instead of the original 10‑storey, 57‑unit proposal. The goal appears to be to settle the case, allow redevelopment, and reduce local impacts.

Key points:

• Council adopted confidential legal directions and released the settlement terms and plans.
• The revised building is 9 storeys and up to 30 metres tall (not counting the top mechanical/amenity level and elevator overrun), with specific step-backs and balcony limits to lessen impacts.
• About 3,847.5 m² of residential space and 449.7 m² of non-residential space; approximately 50 homes.
• 64 bicycle parking spaces; 7 vehicle parking spaces total, all as accessible, electric-vehicle, or car-share (one car-share space required), using a stacker system.
• Wider sidewalks: a 3.0 m clear path on Danforth and 2.1 m on Euston; a shadow study of the Danforth north sidewalk for the penthouse level.
• Construction conditions include a liaison committee with residents/businesses, regular cleaning, lighting, signage, a 24/7 contact, a website with updates, and artwork on hoarding.
• Before a final OLT order, the developer must satisfy City engineering and forestry comments, finalize by-law wording, and file an approved construction management plan.
• A non‑binding commitment to explore affordable housing on-site (not a requirement).

What it means for you#

• Nearby residents and businesses

  • If built, a one‑storey commercial building would be replaced by a 9‑storey building with shops at ground level and homes above.
  • Higher floors must step back, and balconies are limited on some sides (no balconies on south/west faces on floors 5–8), which could reduce overlook and shadow.
  • During construction, there must be a community liaison committee, regular sweeping and washing, good lighting, safety signage/mirrors, a posted 24/7 site contact, and a website with updates.
  • Sidewalk space is to be maintained and widened (3.0 m on Danforth; 2.1 m on Euston).
  • A shadow study will look at effects on the north Danforth sidewalk from the top level.

• Prospective tenants or buyers

  • About 50 new homes are planned, with a mix of studio, 1‑, 2‑, and 3‑bedroom units.
  • Indoor and rooftop amenity spaces are included; bike storage is provided.
  • Vehicle parking on-site is very limited (7 spaces total, with one car-share) and geared to EVs and accessibility.
  • There is no firm requirement for affordable units; the developer only commits to explore the option.

• People walking and cycling

  • Wider sidewalks and added bike parking (64 spaces) could improve access and safety.
  • The shadow study could lead to adjustments if significant shadowing of the sidewalk is shown.

• Drivers

  • Only 7 on‑site spaces are planned; street parking pressure could increase nearby.

• General public

  • This is mainly about how the City handles an appeal at the OLT. Final approval depends on OLT orders and the developer meeting the City’s conditions.

Expenses#

No new public cost is identified beyond the current year’s budget.

• City legal and planning work is to be covered by existing budgets.
• The developer must carry out construction-management measures (liaison committee, cleaning, lighting, hoarding artwork, website).
• No subsidies, new fees, or fines are mentioned in the material.

Proponents' View#

• The bill appears intended to resolve litigation and move needed housing and retail space forward on a main street near transit.
• Reducing height from 10 to 9 storeys and adding step-backs and balcony limits could lessen shadowing, overlook, and fit better with nearby buildings.
• Strong construction-management and communication duties could reduce disruption for neighbours and businesses.
• Wider sidewalks and more bike parking could improve safety and walkability.
• EV-ready, accessible, and car-share parking may support lower car use.

Opponents' View#

• Even at 9 storeys (plus a mechanical/amenity level), the building may still feel tall next to nearby low-rise areas.
• Only 7 on-site parking spaces could shift parking demand to local streets.
• The affordable housing commitment is non-binding; no guaranteed affordability is provided.
• Many technical details are still to be resolved (engineering, forestry, final by-law text), so outcomes may change.
• Shadow and privacy effects are not fully known; the required shadow study for the penthouse level is still to be completed.