Special Meeting Briefing — Residents of 70 Alexander Street - Last Update: August 15, 2026

The Proposed Development
at 506–516 Church Street

This briefing is prepared by the Board of Metropolitan Toronto Condominium Corporation No. 1329 — alexuscondominiumboard@gmail.com
Introduction

At a Glance

Latest Development

The Settlement: 18 Storeys

Following City Council's unanimous refusal of Graywood's 48-storey proposal in February 2025, the developer and City staff entered into settlement negotiations.79 In March 2026, Graywood submitted a revised proposal through its counsel at Goodmans LLP, reflecting significant changes to address the City's concerns.80 City Council accepted the settlement at its meeting of March 25, 2026.78

The revised design represents a major reduction from the refused 48-storey tower. The OLT will issue its final order once all settlement conditions are finalized with the City; until then, the settlement remains subject to completion of those conditions.

3D rendering by Graywood Developments to the City of Toronto — 506–516 Church Street.

Sources: Councillor Chris Moise (Ward 13), Diamond Schmitt Architects settlement plans (March 2026).

Settlement at a Glance

Height and Massing

Heritage Conservation

Commercial and Community Benefits

Unit Mix

Condominiums or Rental

No decision has been made on whether the building will be condominiums or rental. According to the project architect (Diamond Schmitt), this will depend on market conditions. As of now, rental is considered more likely, but Graywood has not committed either way.

Future Design Refinement

While the building envelope, height, heritage preservation, and schematic design have been approved by the City, there will be a future phase of design development and refinement. Details such as balconies and other architectural elements will be determined during this phase.

For details on the original 48-storey proposal that was refused by City Council and the OLT appeal process, see the 48-storey proposal and OLT appeal history.

Section 1

Our Board's Agreements with Graywood

In April 2024, the board signed two private legal agreements with Graywood in connection with the then-approved 14-storey project. These are private documents. Residents who wish to know more about these agreements are welcome to contact the board directly.

Section 2

The Development Site Next Door

The property at 506–516 Church Street is near our building (The Alexus and the Graywood properties are separated by a private property, approximately 24 feet wide, with a two-storey building), connected to us by Donna Shaw Lane — the laneway running between Maitland Street to the north and Alexander Street to the south.1 The development site faces Church Street to the east and backs onto the laneway to the west; our property sits at the southern end of that same laneway, making 506–516 Church Street nearly adjacent to us to the north.

The site is currently occupied by:

The heritage buildings at 508–510 Church Street are formally designated under Part IV of the Ontario Heritage Act (By-law 942-2022).5 Originally built around 1856–1858 as part of a row of semi-detached residences,6 they have been home to Crews & Tangos — a landmark of Toronto's 2SLGBTQ+ community — since 1994.7

Section 3

A History of the Development Proposals

This is not the first time Graywood has proposed development at 506–516 Church Street. This proposal begins years ago with a much smaller project — and the current controversy stems from the developer's decision to dramatically increase the scale of what it wants to build.

2020–2021
Graywood's First Proposal: A 14–15 Storey Building

Graywood CM GP Inc.,12 a Toronto-based real estate developer founded in 1985,13 first proposed a mid-rise mixed-use building for the site. Designed by Diamond Schmitt Architects, it would reach 14–15 storeys with ground floor commercial uses and partial heritage conservation of 508–510 Church Street. Extensive community consultation followed, including multiple public meetings.

May 10, 2022
Heritage Designation of 508–510 Church Street

The Toronto Preservation Board adopted staff recommendations to designate 508 and 510 Church Street under Part IV, Section 29 of the Ontario Heritage Act.14 City Council formally adopted the designation in June 2022.15

July 19, 2022
City Council Approves the 14-Storey Project

City Council approved Graywood's application for a 14-storey mixed-use building containing 165 dwelling units and 798 square metres of retail space16 (Official Plan Amendment No. 605 and Zoning By-law Amendment No. 1054-2022).17 A Section 37 community benefits agreement and Heritage Easement Agreement were required as conditions.18

April 2024
Our Board Signs the Laneway Agreements

In connection with the then-approved 14-storey project, our board (MTCC No. 1329) signed two private legal agreements with Graywood CM GP Inc. relating to Donna Shaw Lane. Residents may contact the board for details.

Mid 2024
Graywood Cancels the 14-Storey Project

Graywood cancelled the approved 14-storey condominium and returned deposits to purchasers, citing the project was not financially viable at the approved scale.20

October 2024
Graywood Files a New Application: 48 Storeys

Graywood submitted a new planning application (No. 24 226502 STE 13 OZ)22 for a 48-storey, 151.8-metre tower with 574 residential units23 — more than three times the previously approved height. The project is again designed by Diamond Schmitt Architects. See the 48-storey proposal details.

December 18, 2024
City Planning Staff Recommend Refusal

The Director of Community Planning, Toronto & East York District, issued a 25-page Refusal Report recommending the application be refused as incompatible with Church Street Village Character Area policies.24

January 14, 2025
Toronto & East York Community Council Adopts Refusal

On a motion by Councillor Chris Moise (Ward 13 – Toronto Centre), the Community Council unanimously recommended City Council refuse the application.25

February 5, 2025
City Council Formally Refuses the Application

City Council adopted the refusal on consent, without debate,26 and authorized the City Solicitor to defend the decision before the OLT if appealed.27

February 19, 2025
Graywood Appeals to the Ontario Land Tribunal

Graywood, represented by Goodmans LLP (Joe Hoffman),28 filed two appeals with the OLT following Council's refusal — one on the Official Plan amendment and one on the Zoning By-law amendment. The cases are consolidated as Graywood CM GP Inc. v. Toronto (City), lead case OLT-25-000154. See the OLT appeal details.

June 2025
Our Corporation Is Granted Participant Status at the OLT

MTCC No. 1329 applied for and was granted formal Participant status in the OLT proceeding, giving our corporation the right to submit a written Participant Statement setting out our position on the proposed development.31

March 25, 2026
City Council Accepts Settlement: 18 Storeys

Following negotiations between Graywood and City staff, a revised proposal was submitted reducing the project from 48 storeys to 18 storeys (60 m excluding mechanical penthouse) with approximately 161 units. City Council accepted the settlement, which includes significant setbacks from Church Street, heritage facade conservation, a $2,000,000 Section 37 contribution, and right of first refusal for existing tenants on commercial space. See details below.

Section 4

What This Means for Residents of 70 Alexander

Construction Impacts on the Laneway

Donna Shaw Lane is the primary access route for our parking garage, service bay, and building deliveries. If construction proceeds, our laneway will experience increased construction traffic. The board has agreements in place with Graywood that address construction access to the laneway. Residents may contact the board for details on those protections.

Shadow and View Impacts

The settlement reduces the project from 48 storeys to 18 storeys, which will significantly lessen shadow and visual impacts compared to the refused proposal. However, an 18-storey building to the north will still be taller than the previously approved 14-storey project. The settlement's 15-metre setback from Church Street and stepped massing are designed to preserve the low-rise heritage streetscape character. Residents in units facing north would be most affected by any new development on this site.

Timeline

With the settlement accepted by City Council in March 2026, the project will move through the remaining approval conditions before the Ontario Land Tribunal issues its final order. Construction timing will depend on when all conditions are finalized and building permits are obtained.

How You Can Stay Involved

Contact the Board

If you have questions not addressed in this briefing, or if you made submissions to the City and are interested in coordinating OLT participation, please contact the board at alexuscondominiumboard@gmail.com.

Ward Councillor: chrismoise.ca

City Application Information Centre: toronto.ca/AIC (search "506 Church")

Ontario Land Tribunal: olt.gov.on.ca · 1-866-448-2248

Section 5

Key Documents & Sources

All City of Toronto planning documents referenced in this briefing are part of the public record. The documents below are the primary sources used and are available for residents who wish to review them.

Private Agreements (Not Publicly Available)

The board has signed two private legal agreements with Graywood in connection with the development. These are internal legal documents and are not available for public distribution. Residents may contact the board directly for details.

Disclaimer: This briefing has been prepared by the Board of Metropolitan Toronto Condominium Corporation No. 1329 for informational purposes only. It summarizes publicly available planning documents and key terms from the corporation's private agreements with Graywood CM GP Inc. It is not legal advice. The board is considering seeking independent legal counsel regarding the implications of our agreements in the context of the OLT proceeding. Residents with specific legal questions should consult their own advisors. Information is current as of the date of publication. Footnote references to private documents indicate the relevant provisions are on file with the board.
Notes & Sources

Footnotes

Sources & References
  1. City of Toronto Planning Refusal Report, 506–516 Church Street, Dec. 18, 2024, p. 2 ("The Site"): the development site abuts "Donna Shaw Lane to the rear (west)"; the Easement and Compensation Agreement confirms the lane runs between Maitland Street and Alexander Street, placing 70 Alexander to the south of the development site. (Private agreement; on file with the board.) backgroundfile-251745.pdf↩
  2. Ibid., p. 2 ("Existing Uses"): "a 2-storey non-residential building containing a sales centre (506 Church Street)."↩
  3. Ibid.: "a 2.5-storey semi-detached house-form non-residential building containing a nightclub (Crews and Tangos) with a 1-storey coach house to the rear (508–510 Church Street)."↩
  4. Ibid.: "a surface parking lot (512–516 Church Street)."↩
  5. Ibid., p. 3 ("Heritage"): "designated under Part IV of the Heritage Act, pursuant to By-law 942-2022."↩
  6. Toronto Preservation Board Staff Report — 508 and 510 Church Street, 2022: "originally constructed as part of a row of six residences in c.1856–1858." backgroundfile-226575.pdf↩
  7. Ibid.: "Since 1994 they have been the home of Crews, later Crews and Tangos, a storied venue for drag performances and queer gatherings."↩
  8. Planning Refusal Report, p. 2: "approximate area of 1,706 square metres." backgroundfile-251745.pdf↩
  9. Ibid.: "frontage of 22.8 metres on Church Street."↩
  10. Toronto Preservation Board Report (2022): "c.1856–1858." backgroundfile-226575.pdf↩
  11. Planning Refusal Report, cover: "Ward: 13 – Toronto Centre." backgroundfile-251745.pdf↩
  12. Planning Refusal Report (Dec. 18, 2024), cover page: applicant identified as "Graywood CM GP Inc." backgroundfile-251745.pdf↩
  13. Graywood Developments, 506 Church Street project site: "Founded in 1985 by Garnet Watchorn and Moshe Tamari." 506churchstreet.com↩
  14. Toronto Preservation Board, Item 2022.PB34.3, May 10, 2022. 2022.PB34.3↩
  15. Planning Refusal Report, p. 2 ("Decision History"): "The Toronto Preservation Board adopted the recommendations of Staff to designate the property at 508 and 510 Church Street under Part IV, Section 29 of the Ontario Heritage Act… and by City Council on June 15, 2022." backgroundfile-251745.pdf↩
  16. City Council Item 2022.TE34.47 — Final Report (June 13, 2022): "165 dwelling units and 798 square metres of retail space." 2022.TE34.47↩
  17. Laneway Access Agreement (April 2024): references Official Plan Amendment No. 605 and Zoning By-law Amendment No. 1054-2022. (Private document; on file with the board.)↩
  18. City Council Item 2022.TE34.47, Recommendation 3: "no building permit will issue until such time as the Section 37 Agreement and the Heritage Easement Agreement are executed and registered." 2022.TE34.47↩
  19. Easement and Compensation Agreement, signed April 2024, between Graywood CM GP Inc. and Metropolitan Toronto Condominium Corporation No. 1329. (Private document; on file with the board.)↩
  20. blogTO, "Cancelled Toronto condo that threatened local bar is back at over 3 times the height," Oct. 24, 2024. blogto.com↩
  21. Laneway Access Agreement, signed April 2024, among Graywood CM GP Inc., MTCC No. 1329, 1665637 Ontario Ltd., and Greenrock Investments Limited and the Second Greenrock Corporation. (Private document; on file with the board.)↩
  22. Planning Refusal Report (Dec. 18, 2024), cover: "Planning Application Number: 24 226502 STE 13 OZ." backgroundfile-251745.pdf↩
  23. Ibid., p. 1 and p. 3: "A 48-storey mixed-use building with a height of 151.8-metres to the top of the roof" and "574 dwelling units."↩
  24. Planning Refusal Report (Dec. 18, 2024). backgroundfile-251745.pdf↩
  25. City Council Item 2025.TE19.11 — Motions: "Motion to Adopt Item moved by Councillor Chris Moise (Carried)." 2025.TE19.11↩
  26. Ibid.: "City Council on February 5, 2025, adopted the following… Status: Adopted on Consent." 2025.TE19.11↩
  27. Ibid., Recommendation 2: "City Council authorize the City Solicitor, together with appropriate City Staff, to appear before the Ontario Land Tribunal in support of City Council's decision to refuse the application." ↩
  28. OLT Procedural Order (July 30, 2025), Attachment 2: "Graywood CM GP Inc. — Goodmans LLP, 333 Bay Street, Suite 3400, Toronto — Joe Hoffman, jhoffman@goodmans.ca." Note: Aird & Berlis LLP represents OEF Village Green Nominee Inc., a separate opposing party. (On file with the board.)↩
  29. OLT Procedural Order (July 30, 2025), cover: issued following Case Management Conference of June 18, 2025; original hearing date of March 23, 2026. (On file with the board.)↩
  30. OLT Amended Procedural Order (March 13, 2026), cover: "THE TRIBUNAL ORDERS that… the hearing commencing on June 16, 2026." (On file with the board.)↩
  31. OLT Procedural Order (July 30, 2025), Attachment 2 — Participants: MTCC No. 1329 is listed as a formal Participant in the proceeding. (On file with the board.)↩
  32. City of Toronto Planning Refusal Report (Dec. 18, 2024), pp. 1–25. backgroundfile-251745.pdf↩
  33. City Council Item 2022.TE34.47: "14-storey mixed-use building." 2022.TE34.47↩
  34. Planning Refusal Report, p. 3: "151.8-metres to the top of the roof and 159.3-metres to the top of the mechanical penthouse." backgroundfile-251745.pdf↩
  35. City Council Item 2022.TE34.47: "165 dwelling units." 2022.TE34.47↩
  36. Planning Refusal Report, p. 3 ("Residential Component"): "574 dwelling units." backgroundfile-251745.pdf↩
  37. Ibid.: "79 studio (14%), 214 one-bedroom (37%), 225 two-bedroom (39%), and 56 three-bedroom units (10%)."↩
  38. Ibid., p. 3 ("Density"): "21.46 times the area of the site."↩
  39. City Council Item 2022.TE34.47: "798 square metres of retail space." 2022.TE34.47↩
  40. Planning Refusal Report, pp. 1 and 3: "390 square metres of ground floor non-residential space, 611 square metres of community space." backgroundfile-251745.pdf↩
  41. City Council Item 2022.TE34.47: "a total of 176 bicycle parking spaces." 2022.TE34.47↩
  42. Planning Refusal Report, p. 3: "A total of 634 bike parking spaces would be provided in the underground level, comprised of 518 long-term bike parking spaces and 116 short-term bike parking proposed." backgroundfile-251745.pdf↩
  43. Ibid., p. 3 ("Access, Parking and Loading"): "4 vehicular visitor parking spaces and 4 pick-up and drop-off spaces to be accessed from Donna Shaw Lane."↩
  44. Ibid., p. 4: "The site is within the Church Street Village Character Area in SASP 382."↩
  45. Ibid.: "The Church Street Village Character Area states that the area is regarded as a stable area that should experience limited growth… Development and redevelopment should reinforce the core village area as a low to mid-rise pedestrian oriented main street."↩
  46. SASP 382, Policy 5.7.2: "base height of 16 metres and a 44 degree angular plane applied from Church Street." City of Toronto By-law 1507-2013. law1507.pdf↩
  47. Planning Refusal Report (Dec. 18, 2024): "The height of the proposed base building is 23 metres, which considerably exceeds the 16 metre base building height established by the angular plane policies of SASP 382." backgroundfile-251745.pdf↩
  48. Ibid.: "The entire tower, starting from the 4th storey, penetrates the angular plane established from the Church Street frontage, resulting in new incremental shadows on the 519 Church Street and Barbara Hall Park and the sidewalks on Church Street."↩
  49. Ibid., p. 4 ("Downtown Secondary Plan"): "Development in Mixed Use Areas 3 will generally be in the form of mid-rise buildings."↩
  50. Ibid., p. 1 (Summary): "proposes the partial retention of the 2.5-storey semi-detached heritage building."↩
  51. Ibid.: "The building massing, floor plate, tower setbacks, and height do not meet the intent of the Official Plan, Downtown Secondary Plan, or SASP 382. The proposal does not meet the intent of the Tall Building Design Guidelines and North Downtown Yonge Design Guidelines."↩
  52. City Council Item 2025.TE19.11, Recommendations 2 and 3. 2025.TE19.11↩
  53. OLT, "The Ontario Land Tribunal": "The Tribunal was established on June 1, 2021 under the authority of section 2 of the Ontario Land Tribunal Act, 2021." olt.gov.on.ca/the-ontario-land-tribunal/↩
  54. OLT Procedural Order, July 30, 2025 (Case Nos. OLT-25-000154 & OLT-25-000155), cover page: proceeding commenced under subsections 22(7) and 34(11) of the Planning Act, R.S.O. 1990, c. P.13. (On file with the board.)↩
  55. Ibid.: "OLT Case Name: Graywood CM GP Inc. v Toronto (City)."↩
  56. Ibid.: "OLT Case No.: OLT-25-000154." Search via OLT Case Status: olt.gov.on.ca/case-status/↩
  57. Ibid.: "OLT Case No.: OLT-25-000155." olt.gov.on.ca/case-status/↩
  58. OLT Procedural Order (July 30, 2025), Attachment 2 — List of Parties and Participants: "Graywood CM GP Inc. — Goodmans LLP, 333 Bay Street, Suite 3400, Toronto — Joe Hoffman, jhoffman@goodmans.ca."↩
  59. Ibid.: "City of Toronto — Matthew Longo, matthew.longo@toronto.ca."↩
  60. OLT Amended Procedural Order, March 13, 2026, Schedule A, paragraph 2: "The video hearing will begin on Tuesday, June 16, 2026 at 10:00 a.m. at https://meet.goto.com/943363669." (On file with the board.)↩
  61. Ibid., paragraph 2 and Attachment 1 (Summary of Dates): "Hearing commences — Tuesday, June 16, 2026."↩
  62. Ibid., paragraph 3: "The parties' initial estimation for the length of the hearing is 9 days." ↩
  63. OLT Procedural Order (July 30, 2025), Attachment 2 — Parties: Church Wellesley Neighbourhood Association Inc. (Ian Flett) and OEF Village Green Nominee Inc. (Aird & Berlis LLP — Maggie Bassani & Alex Suriano).↩
  64. OLT Procedural Order (July 30, 2025), paragraph 2 and Attachment 1: original hearing commencement date of Monday, March 23, 2026.↩
  65. OLT Amended Procedural Order (March 13, 2026), cover: "THE TRIBUNAL ORDERS that… the following Procedural Order in Schedule A be issued, for the purpose of governing the required procedures leading up to the hearing commencing on June 16, 2026." (On file with the board.)↩
  66. OLT Procedural Order (July 30, 2025), Attachment 2 — Participants: "Metropolitan Toronto Condominium Corporation No. 1329 — David DeAngelis."↩
  67. OLT Procedural Order (July 30, 2025), Attachment 5: "A participant is an individual or corporation… who may make a written submission to the Tribunal. A participant cannot make an oral submission to the Tribunal or present oral evidence (testify in-person) at the hearing (only a party may do so)."↩
  68. OLT Amended Procedural Order (March 13, 2026), Attachment 1 — Summary of Dates: "Friday, May 1, 2026 — Exchange of Witness Statements, summoned witness outlines, Expert Reports and Participant Statements."↩
  69. OLT FAQs: "Most hearing events are open to the public and anyone can attend to watch, unless directed otherwise by the Member(s)." olt.gov.on.ca/faqs/↩
  70. Easement and Compensation Agreement (April 2024): Alexander Condo manages 70 Alexander Street; the most southern portion of Donna Shaw Lane forms part of the Alexander Condo lands. (Private document; on file with the board.)↩
  71. Ibid.: the northern portion of Donna Shaw Lane is a public lane owned by the City of Toronto. (Private document; on file with the board.)↩
  72. Ibid.: the most southern portion of Donna Shaw Lane forms part of the Alexander Condo lands.↩
  73. Ibid.: grants a permanent easement and right-of-way for pedestrian and vehicular access. (Private document; on file with the board.)↩
  74. Ibid.: the easement is permanent. (Private document; on file with the board.)↩
  75. Ibid.: lump-sum compensation payable in two equal installments. (Private document; on file with the board.)↩
  76. Ibid.: if construction is not substantially complete within a specified period of demolition, the developer pays an additional annual fee for continued use. (Private document; on file with the board.)↩
  77. Ibid.: annual contribution toward maintenance and repair of the private portion of the laneway, indexed to construction cost inflation. (Private document; on file with the board.)↩
  78. Ibid.: reimbursement of cleaning costs up to a specified cap. (Private document; on file with the board.)↩
  79. Ibid.: requires repaving of the private portion of the laneway after substantial project completion. (Private document; on file with the board.)↩
  80. Laneway Access Agreement (April 2024), cover: parties listed as Graywood CM GP Inc., MTCC No. 1329 (Alexander Condo), 1665637 Ontario Ltd. (Alexander Retail), Greenrock Investments Limited, and the Second Greenrock Corporation. (Private document; on file with the board.)↩
  81. Ibid.: developer obligations during construction. (Private document; on file with the board.)↩
  82. Ibid.: vehicles must access the laneway from Maitland Street and may not stop in the private portion except to load or unload. (Private document; on file with the board.)↩
  83. Ibid.: construction vehicles must not exceed specified height, width, length, or weight limits. (Private document; on file with the board.)↩
  84. Easement and Compensation Agreement (April 2024): requires the developer to maintain access to the parking garage and service bay. (Private document; on file with the board.)↩
  85. Laneway Access Agreement: requires advance notice before any interruption of access. (Private document; on file with the board.)↩
  86. Laneway Access Agreement (April 2024). (Private document; on file with the board.)↩
  87. Easement and Compensation Agreement (April 2024). (Private document; on file with the board.)↩
  88. Planning Refusal Report (Dec. 18, 2024): "new incremental shadows on the 519 Church Street and Barbara Hall Park and the sidewalks on Church Street." backgroundfile-251745.pdf↩
  89. City Council Item 2025.TE19.11, Recommendations 2 and 3. 2025.TE19.11↩
  90. City Council Item 2025.TE19.11 — Motions: "Motion to Adopt Item moved by Councillor Chris Moise (Carried)." 2025.TE19.11↩
  91. OLT FAQs: "Those with an interest in the matter may be able to request party or participant status." olt.gov.on.ca/faqs/↩
  92. City Council Item 2026.CC39.6 — 506-516 Church Street, Official Plan and Zoning By-law Amendment Application, OLT Hearing — Request for Directions (March 25, 2026). 2026.CC39.6↩
  93. City Solicitor Report — Request for Directions (March 13, 2026), p. 1 ("Summary"). settlement-request-for-directions.pdf↩
  94. Goodmans LLP Settlement Offer Letter (March 12, 2026), p. 2 ("The Settlement — Height of the Building"): "The height of the building has been decreased from 48 storeys (152 metres excluding the mechanical penthouse) to 18 storeys (60 metres excluding the mechanical penthouse)." settlement-offer-letter.pdf↩
  95. Ibid., p. 2 ("Building Setbacks from Church Street"): "From levels 3 to 13 the building is set back 15 metres from the east property line fronting Church Street."↩
  96. Ibid., p. 2: "At level 14, a 2-metre stepback is introduced, representing a 17 metre setback from Church Street" and "At level 17, an additional 1 metre stepback is introduced, representing a 18 metre setback from Church Street."↩
  97. Ibid., p. 3 ("Rear Setbacks to Donna Shaw Lane"): "At Level 7, a 2-metre stepback is introduced to the west property line from Donna Shaw Lane."↩
  98. Ibid., p. 2 ("Balconies"): "Only Juliette balconies (no projecting balconies) will be permitted on the east side of the building fronting Church Street."↩
  99. Ibid., p. 3 ("Heritage"): "The heritage façade will be conserved in accordance with the approval granted by City Council on February 5, 2025 in Item TE19.12."↩
  100. Ibid., p. 3: "a streetwall height of approximately 11 metres is proposed, which will respect the scale and proportion of adjacent buildings and existing context."↩
  101. Ibid., p. 4 ("Tenants of At-Grade Retail Uses"): the Owner will "offer each commercial unit to the existing tenants (who occupy any commercial space on the Property as of March 1, 2026) on market terms prior to entering into negotiations with any other prospective tenant."↩
  102. Ibid., p. 4 ("Section 37 Contribution"): "Our client would agree to a Section 37 contribution of $2,000,000, with the allocation of funds to be detailed in a Section 37 Agreement."↩
  103. Ibid., p. 3 ("Unit Mix"): "A minimum of 15% of total units will be two-bedroom and a minimum of 10% of total units will be three-bedroom."↩
  104. Diamond Schmitt Architects, Settlement Plans for 506–516 Church Street (March 13, 2026). Made public March 31, 2026 as Confidential Appendix B to City Council Item CC39.6. settlement-plans.pdf↩