Item - 2025.PH26.4

The Planning and Housing Committee recommends that:

1. City Council adopt Official Plan Amendment 861 for lands on Avenues within Wards 9 and 11 within Protected Major Transit Station Areas in accordance with Attachment 5 to the report (November 19, 2025) from the Chief Planner and Executive Director, City Planning.

2. City Council adopt Official Plan Amendment 862 for lands on Avenues within Wards 9 and 11 outside of Protected Major Transit Station Areas in accordance with Attachment 6 to the report (November 19, 2025) from the Chief Planner and Executive Director, City Planning.

3. City Council authorize the Chief Planner and Executive Director, City Planning to seek approval of the Minister of Municipal Affairs and Housing of Official Plan Amendment 861, under Section 17 of the Planning Act for Protected Major Transit Station Areas pursuant to Section 16(15) of the Planning Act.

4. City Council amend Zoning By-law 569-2013, as amended, substantially in accordance with the proposed Zoning By-law Amendment for lands on Avenues within Wards 9 and 11 within Protected Major Transit Station Areas in accordance with Attachment 7 to the report (November 19, 2025) from the Chief Planner and Executive Director, City Planning.

5. City Council amend Zoning By-law 569-2013, as amended, substantially in accordance with the proposed Zoning By-law Amendment for lands on Avenues within Wards 9 and 11 outside of Protected Major Transit Station Areas in accordance with Attachment 8 to the report (November 19, 2025) from the Chief Planner and Executive Director, City Planning.

6. City Council request the Chief Planner and Executive Director, City Planning, to develop a new Zone in the residential zone category of Zoning By-law 569-2013 to apply to lands along Avenues designated Apartment Neighbourhoods in the Official Plan and report back as part of the next stage of the Avenues review.

7. City Council authorize the City Solicitor to make such stylistic and technical changes to the recommended Official Plan Amendments and Zoning By-law Amendments as may be required.

The Planning and Housing Committee held a Statutory Public Meeting on December 3, 2025 and notice was given in accordance with the Planning Act.

On March 21, 2023, the Executive Committee adopted Item 2023.EX3.1, "Housing Action Plan 2022-2026- Priorities and Work Plan". Through the Housing Action Plan (HAP) 2022–2026, City Council directed City Planning to update the Official Plan and establish as-of-right zoning permissions to expand housing opportunities across the city. Building on that direction, the Avenues Policy Review modernizes policies and zoning to enable mid-rise buildings along Avenues. In the Official Plan, "Avenues" are designated major streets that serve as corridors for growth and intensification supporting new housing, services, and local businesses close to transit.

On February 5, 2025, Council adopted Official Plan Amendment 778 (OPA 778), which comprehensively updated the Avenues policies, expanded the network of Avenues by 283 kilometres, and directed growth along Avenues generally to the height and scale of mid-rise buildings. Following appeals, the Ontario Land Tribunal brought OPA 778 into effect city-wide on July 24, 2025, except for site-specific matters still before the Tribunal.

Phase Two of the Avenues Policy Review now moves from policy to implementation. It studies new and previously unexamined Avenues to determine where redesignation to Mixed Use Areas or Apartment Neighbourhoods—with corresponding zoning—is appropriate to enable mid-rise development.

On June 25, 2025, Council adopted the Phase Two Work Plan, launching an initial study of Ward 9 (Davenport) and Ward 11 (University-Rosedale) with final reporting in the fourth quarter of 2025. This report presents the findings and recommendations of that study, which considered the local context as well as extensive community consultation. The recommended redesignation of approximately 1,900 parcels along Avenues in these wards along with updates to the accompanying zoning advances Council’s goal of enabling mid-rise housing and complete communities.