Decisions

North York Community Council recommends that:

1. City Council approve the application for a Section 111 permit in accordance with Municipal Code Chapter 667 to allow the demolition of six (6) rental dwelling units located at 30 Erskine Avenue subject to the following conditions:

a. the owner shall provide and maintain 315 rental dwelling units, inclusive of the six (6) two-bedroom replacement rental dwelling units, on the subject site at 18-30 Erskine Avenue for a period of at least 20 years, as shown on the plans submitted to City Planning Division dated August 25, 2016 with any revisions to the satisfaction of the Chief Planner and Executive Director City Planning;

b. the owner shall provide the six (6) replacement rental dwelling units at mid-range rents for a minimum of 10 years. The 309 new rental dwelling units will have unrestricted rents;

c. the owner shall provide tenant relocation assistance to all eligible tenants, including the right to return to a replacement rental dwelling unit, to the satisfaction of the Chief Planner and Executive Director, City Planning Division;

d. the owner shall enter into and register on title one or more Agreement(s) to secure the conditions outlined in a., b. and c. above to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning Division; and

e. the owner shall enter into and register on title, a Section 118 Restriction under the Land Titles Act, to the satisfaction of the City Solicitor agreeing not to transfer or charge those parts of the lands, comprising the 315 rental dwelling units, without the written consent of the Chief Planner and Executive Director, City Planning Division or her designate, to assist with securing the Section 111 Agreement against future owners and encumbrances of the lands until such time as the City Solicitor determines that its registration on title is no longer required to secure the provisions of the Section 111 agreement.

2. City Council authorize the Chief Planner and Executive Director, City Planning Division to issue the Preliminary Approval for the application under Municipal Code Chapter 667 for the demolition of the six (6) rental dwelling units at 30 Erskine Avenue after all of the following have occurred:

a. satisfaction or securing of the conditions in Recommendation 1 above;

b. the Zoning By-law amendments approved by the Ontario Municipal Board have come into full force and effect;

c. the issuance of the Notice Of Approval Conditions for site plan approval by the Chief Planner or her designate, pursuant to Section 114 of the City of Toronto Act, 2006;

d. the issuance of excavation and shoring permits for the approved structure on the site; and

e. the execution and registration of a Section 37 Agreement pursuant to the Planning Act securing Recommendation 1 a., b. and c., and any other requirements of the Zoning-Bylaw Amendment.

3. City Council authorize the Chief Building Official to issue a Section 111 permit under Municipal Code Chapter 667 after the Chief Planner and Executive Director, City Planning Division has given the preliminary approval referred to in Recommendation 2.

4. City Council authorize the Chief Building Official to issue a permit under Section 33 of the Planning Act no earlier than the issuance of the first building permit for excavation and shoring of the development, and after the Chief Planner and Executive Director, City Planning Division has given the preliminary approval referred to in Recommendation 2, which permit may be included in the demolition permit for Chapter 667 under 363-11.1, of the Municipal Code, on condition that:

a. the owner erect a residential building on site no later than three (3) years from the day demolition of the buildings is commenced; and

b. should the owner fail to complete the new building within the time specified in condition a., the City Clerk shall be entitled to enter on the collector’s roll, to be collected in a like manner as municipal taxes, the sum of twenty thousand dollars ($20,000.00) for each dwelling unit for which a demolition permit is issued, and that each sum shall, until payment, be a lien or charge upon the land for which the demolition permit is issued.

5. Council authorize the appropriate City officials to take such actions as are necessary to implement the foregoing, including execution of the Section 111 Agreement.

North York Community Council commenced a statutory public meeting on November 15, 2016 and continued the public meeting on January 17, 2017, April 4, 2017, May 2, 2017 and June 13, 2017 and notice was given in accordance with Municipal Code Chapter 667 under the City of Toronto Act.

This application seeks approval to demolish a residential property at 30 Erskine Avenue containing a total of 6 rental dwelling units. This property is also subject to related Zoning By-law Amendment and Site Plan Control applications for the development of a 35-storey rental apartment building containing 315 dwelling units and 131 parking spaces (File No.'s 12 267217 NNY 25 OZ and 12 267211 NNY 25 SA) at 18-30 Erskine Avenue. The Zoning By-law Amendment and Site Plan Control applications are currently before the Ontario Municipal Board (OMB).

An application for Rental Housing Demolition and Conversion under Section 111 of the City of Toronto Act (Chapter 667 of the Municipal Code) has been filed to permit the demolition of the existing rental dwelling units. The applicant has proposed to replace all 6 existing rental dwelling units within the proposed development and provide tenant relocation and assistance to all eligible tenants.

This report recommends approval of the Section 111 permit application under Chapters 667 and 363 of the Toronto Municipal Code for the demolition of a residential property containing 6 rental dwelling units, subject to conditions.

North York Community Council recommends that:

1. City Council approve in principle, drawings/plans and the conditions set out in Attachment No 8 - Drawings/Plans and Conditions of Site Plan Approval to the report (May 30, 2017) from the Director, Community Planning, North York Distrct, which plans will be amended in accordance with the Plan attached to the motion submitted by Councillor Robinson as Appendix "A", setting out revised details for the northern-most balconies on the east elevation of the building on floors 7 – 32 for the proposed development of a 35-storey apartment building at 18-30 Erskine Avenue.

2. City Council delegate back to the Chief Planner or his/her designate the authority to issue final Site Plan Approval and to finalize fencing design details and minor engineering details.

3. City Council receive the revised Construction Management Plan, dated May 24, 2017, prepared by KG Group.

4. City Council request the General Manager of Transportation Services:

a. as part of the Road Occupancy Permit:

i. require that dump trucks and other types of construction vehicles (except vehicles such as tractor trailers) enter and exit the site in a forward manner and conduct a three-point turn within the site;

ii. require that all truck access and egress to/from the construction site be directed to/from Yonge Street;

iii. require the applicant to place advisory signage stating "No Construction Trucks beyond This Point" at the eastern edge of their driveway, to advise trucks exiting the site not to travel eastbound along Erskine Avenue;

iv. when construction traffic cannot be directed towards Yonge Street, prohibit any truck traffic from travelling eastbound on Erskine Avenue from the construction site between the hours of 8:15 a.m. – 9:00 a.m. and 3:15 p.m. – 4:00 p.m., Monday to Friday during the school year;

v. require that any truck traffic traveling eastbound on Erskine from the construction site at any time, Monday to Friday, be directed and assisted with their egress from the construction site by a paid duty police officer, during the school year;

vi. prohibit trucks or trailers from reversing out of the site, in front of the school property and school bus loading zone, between the hours of 8:15 a.m. – 9:00 a.m. and 3:15 p.m. – 4:00 p.m., Monday to Friday, during the school year; and

vii. prohibit any temporary road closures on Erskine Avenue between the hours of 8:00 a.m. – 9:00 a.m. and 3:00 p.m. – 4:00 p.m., Monday to Friday, during the school year;

b. undertake a traffic safety study of this neighbourhood before the end of September 2017, including on Keewatin Avenue between Yonge Street and Mount Pleasant Road, Erskine Avenue between Yonge Street and Mount Pleasant Road, and Redpath Avenue between Broadway Avenue and Erskine Avenue, and report back to the local Councillor with a report to North York Community Council for any changes requiring Community Council authority, focussing on:

i. the feasibility of a mid-block pedestrian crossing on Erskine Avenue between Redpath Avenue and Yonge Street, including options such as a pedestrian crossover (PXO) and a mid-block traffic signal, among other options;

ii. the feasibility of a traffic signal at the intersection of Redpath Avenue and Erskine Avenue;

iii. any other recommendations that would increase traffic and pedestrian safety in this neighbourhood;

iv. whether U-Turns on Keewatin Avenue between Yonge Street and Mount Pleasant should be prohibited between the hours of 8:00 a.m. – 10:00 a.m. and 2:30 p.m. – 4:30 p.m., Monday to Friday; and

c. install "School Zone" signs on Erskine Avenue in the vicinity of John Fisher Junior Public School;

d. [Revised June 30, 2017 - Part 4d has been moved to Decision Advice noted below - City Clerk]

e. install two permanent electronic speed boards on Erskine Avenue in the vicinity of John Fisher Junior Public School, one facing westbound traffic and one facing eastbound traffic;

f. discuss with the Toronto District School Board (TDSB), the John Fisher Junior Public School administration and the John Fisher Junior Public School Council a traffic plan for the school community, including:

i. designating the Kiss and Ride area on Keewatin Avenue as the official parent drop-off and pick-up location for the duration of the construction at 18-30 Erskine Avenue;

ii. constructing a Kiss and Ride area off of Keewatin on the TDSB's property; and

iii. encouraging eco-mobility options for getting students to school such as carpooling, ridesharing, school buses, walking and cycling; and

g. request that the TDSB apply to the Toronto Police Service to assign school crossing guards at the Yonge Street and Erskine Avenue intersection and the Redpath Avenue and Erskine Avenue intersection, with any associated costs to be borne by the applicant.

5. City Council require the applicant to post a 24-hour construction hotline number, as well as an email address, on the construction hoarding facing Erskine Avenue, which must be prominently displayed and legible from 20 metres.

6. City Council require the applicant to pay all reasonable expenses (to a maximum of $10,000) to allow the John Fisher school to provide and install artwork, including mural artwork, onto the hoarding to be constructed by the Toronto District School Board (TDSB) on the school site.

7. City Council require the applicant to sweep the construction site daily and nightly, or more frequently as needed so as to ensure it is cleared of any construction debris and made safe.

8. City Council require the applicant to wash the construction site and adjacent sidewalks and roadways weekly, or more frequently as needed, so as to ensure it is cleared of any construction debris and made safe, and that this work not occur between the hours of 8:00 a.m. – 9:00 a.m. and 3:00 p.m. and 4:00 p.m., Monday to Friday.

9. City Council require the applicant to install appropriate signage and convex mirrors where needed to ensure that pedestrians, cyclists and motorist safety is considered at all times.

10. City Council require the applicant to participate in a monthly oversight committee meeting for the duration of construction, with two representatives from each of the applicant, the City of Toronto, the Toronto District School Board (TDSB), the John Fisher Public School Parent Council, John Fisher Junior Public School (administration)  and the West Keewatin Neighbourhood group, to ensure ongoing lines of communication between all parties regarding any construction issues, including the status of the work and any areas of concern.

11. City Council request the General Manager of Solid Waste Management to implement a garbage pick-up schedule for 18-30 Erskine Avenue that occurs outside the timeframes of 8:15 a.m. – 9:00 a.m. and 3:15 p.m. – 4:00 p.m.

12. City Council direct the General Manager Parks, Forestry and Recreation and the Chief Planner and Executive Director of City Planning to report to the September 8, 2017 Parks and Environment Committee meeting on the feasibility of implementing an off-leash dog park in the Yonge-Eglinton Secondary Plan area.

13. City Council  require the applicant to implement a communication strategy to keep key stakeholders, including the Toronto District School Board (TDSB), the John Fisher Junior Public School, the John Fisher Junior Public School Council, the West Keewatin Neighbourhood Group, the Sherwood Park Residents' Association and other neighbouring properties, informed about construction activities including:

a. posting regular updates, at least every other week, on a public website describing the construction activities; and

b. any parking or road occupancy impacts prior to the road alterations taking place.

14.  City Council direct the City Manager to designate a member of City staff to act as the public-facing liaison for the duration of construction at 18-30 Erskine Avenue and to coordinate any complaints with the appropriate City Division.

15. City Council request the Chief Medical Officer of Health and the Executive Director of Municipal Licensing and Standards to evaluate noise from this site and pursue reasonable efforts to ensure that noise levels remain at levels that are considered safe according to Provincial and City standards for students and staff at John Fisher Junior Public School.

16. City Council direct the General Manager of Parks, Forestry and Recreation to work with the applicant and the Toronto District School Board (TDSB) to consider all options possible to maintain all trees currently existing on City property and the adjacent Toronto District School Board (TDSB) lands. 

The North York Community Council requested the General Manager, Transportation Services to bring forward the necessary bill to reduce the speed limit on Erskine Avenue between Mount Pleasant Road and Yonge Street to 30 km/h.

This application proposes the demolition of the existing three-storey building on the site and the construction of a 35-storey (101.5 metre) rental apartment building containing 315 dwelling units, 122 parking spaces and 316 bicycle parking spaces at 18-30 Erskine Avenue. At the request of the local Councillor, staff were directed to report to City Council, through North York Community Council, as per the 'bump up' provision in By-law No. 483-200 for Site Plan Control applications. 

An associated rezoning application for the proposed development was approved by the Ontario Municipal Board (OMB) in January 2017.  A Final Report from the Director of Community Planning, North York District, on the associated application for Rental Housing Demolition and Conversion under Section 111 of the City of Toronto Act (Chapter 667 of the Municipal Code) was before North York Community Council (NYCC) on May 9, 2017.  NYCC deferred consideration of the item pending resolution of safety concerns related to the impacts of construction on the adjacent John Fisher Public School.

This report reviews and recommends approval in principle of the Site Plan Control application subject to the conditions contained in this report.  The proposed development is consistent with the approved zoning for the site and has satisfactorily addressed all comments provided by City Divisions and agencies.

North York Community Council recommends that:

1. City Council amend Zoning By-law No. 438-86, for the lands at 2851 Yonge Street, substantially in accordance with the draft Zoning By-law Amendment attached as Attachment No. 7: Draft Zoning By-law Amendment (By-law No. 438-86) to the report (May 26, 2017) from the Director, Community Planning, North York District, with required modifications to secure:

a. no part of a building will be located above grade within a minimum setback of 7.5 metres from the rear property line and a 45-degree angular plane measured from a height of 10.5 metres above the 7.5 metre setback line to a maximum height of 1:1.

2. City Council amend City of Toronto Zoning By-law No. 569-2013 for the lands at 2851 Yonge Street, substantially in accordance with the draft Zoning By-law Amendment attached as Attachment No. 8: Draft Zoning By-law Amendment (Zoning By-law No. 569-2013) to the report (May 26, 2017) from the Director, Community Planning, North York District, with required modifications to secure:

a. no part of a building will be located above grade within a minimum setback of 7.5 metres from the rear property line and a 45-degree angular plane measured from a height of 10.5 metres above the 7.5 metre setback line to a maximum height of 1:1.

3. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendment as may be required.

4. Before introducing the necessary Bills to City Council for enactment, City Council require the owner to submit a revised Functional Servicing Report including a Hydrogeological Report to the satisfaction of the Executive Director, Engineering and Construction Services.

5. In the event of any appeals to its decision in this matter, City Council authorize the City Solicitor to attend the Ontario Municipal Board (OMB) and hire external professional consultants as necessary to defend Council's decision.

6. City Council authorize City staff to continue discussions with the applicant, in consultation with the local Councillor, to negotiate an appropriate development proposal which addresses the approval criteria set out by Council.

North York Community Council held a statutory public meeting on June 13, 2017 and notice was given in accordance with the Planning Act.

This application proposes to amend the Zoning By-law for the lands at 2851 Yonge Street to permit a seven-storey, 41-unit rental apartment building, having a gross floor area of approximately 3,819 square metres and floor space index of 4.17 (By-law No. 438-86).  A small commercial space, having an area of approximately 48 square metres, is proposed on the ground floor.

This report reviews and recommends approval of the application to amend the Zoning By-law. The proposed site is designated as Mixed Use Areas and is on a portion of Yonge Street identified as Avenues in the Official Plan. Avenues and Mixed Use Areas are identified as growth areas in the Official Plan. This proposed development represents an appropriate intensification on an underutilized site consistent with the Mid-Rise Design Guidelines and the Official Plan.

North York Community Council recommends that:

1. City Council approve the application for a Section 111 permit in accordance with Municipal Code Chapter 667 to allow the demolition of the 83 residential rental units at 40 Moccasin Trail and 50 - 60 Green Belt Drive subject to the following conditions:

a. the owner shall provide and maintain 100 rental dwelling units, inclusive of  67 rental replacement dwelling units, on the site at 40 Moccasin Trail and 50 Greenbelt Drive for a period of at least 20 years, with the following minimum standards for the 67 rental replacement dwelling units, with any changes to the satisfaction of the Chief Planner and Executive Director City Planning:

i. twelve (12) shall be  one-bedroom units and  shall be not less than a minimum gross floor area of 54 m2, of which:

1. six (6) shall be not less than 58 m2;

2. three (3) shall be not less than 62 m2; and,

3. all shall have bedrooms with a window on an exterior wall;

ii. forty-six (46)  shall be two-bedroom units, of which  at least thirty-eight (38) shall have all sleeping areas with a window on an exterior wall, and further, shall have minimum gross floor areas not less than the following:  

1. two (2) shall be not less than 67 m2;

2. thirteen (13) shall be not less than 74 m2;

3. fifteen (15) shall be not less than 76 m2;

4. thirteen (13) shall be not less than 81 m2; and

5. three (3) shall be not less than 85 m2;

iii. at least nine (9)  shall be three-bedroom units, of which at least  five (5) shall have all sleeping areas with a window on an exterior wall, and further, shall have minimum gross floor areas not less than the following:

1. one (1) shall be not less than 94 m2;

2. four (4) shall be not less than 98 m2;

3. three (3) shall be not less than 108 m2; and

4. one (1) shall be not less than 120 m2;

iv. all units shall have access to a balcony or private terrace; and

v. the Gross Floor Area measurements shall be carried out in accordance with Tarion Builder Bulletin No. 2;

b. the owner shall provide rents for the required rental replacement dwelling units as follows: 12 one-bedroom units, 26 two-bedroom units and 4 three-bedroom units shall have affordable rents for a minimum of 10 years, with the rents  for the remainder of the rental replacement dwelling units being 8 one-bedroom units which may have  interior bedrooms, 11 two-bedroom units, 4 two-bedroom units which may have  interior bedrooms and 1 three-bedroom unit not exceeding  mid-range rents for a minimum of 10 years.  For clarity the 33 new rental dwelling units  that do not comprise rental replacement dwelling units will have unrestricted rents;
 

c. the owner shall provide tenant relocation assistance to all eligible tenants, including the right to return to a rental replacement dwelling unit, all to the satisfaction of the Chief Planner and Executive Director, City Planning Division;

d. the owner shall enter into and register on title one or more Agreement (s) to secure the conditions outlined in a., b. and c. above, to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning Division, including an agreement pursuant to section 111 of the City of Toronto Act, 2006; and,
 

e. the owner shall enter into and register on title, a Section 118 Restriction under the Land Titles Act, to the satisfaction of the City Solicitor,  agreeing not to transfer or charge those parts of the lands comprising the 100 rental dwelling units without the written consent of the Chief Planner and Executive Director, City Planning Division or her designate, to assist with the securing of the Section 111 Agreement against future owners and encumbrancers of the lands until such time as the City Solicitor determines that its registration on title is no longer required to secure the provisions of the Section 111 Agreement.
 

2. City Council authorize the Chief Planner and Executive Director, City Planning Division to issue the Preliminary Approval for the application under Municipal Code Chapter 667 for the demolition of the residential rental units at 50 and 60 Green Belt Drive after all of the following have occurred:

a. satisfaction or securing of the conditions in Recommendation 1 above, including amongst other matters,  the registration of the Section 111 Agreement and the registration of the Section 118 Restriction,  and the registration of the related Section 37 Agreement required by the City Council settlement at its meeting of March 28 and 29, 2017;

b. the related Official Plan Amendment,  in a form in accordance with the settlement approved by City Council at its meeting of March 28 and 29, 2017,  has been approved by the Ontario Municipal Board and  has come into full force and effect; and,

c. the related Zoning By-law Amendments  in a form in accordance with the settlement approved by City Council at its meeting of March 28 and 29, 2017,  has been approved by the Ontario Municipal Board and has  come into full force and effect.

3. City Council authorize the Chief Planner and Executive Director, City Planning Division to issue the Preliminary Approval for the application under Municipal Code Chapter 667 for the demolition of the residential rental units at 40 Moccasin Trail after all of the following have occurred:

a. satisfaction or securing of the conditions in Recommendation 1 above, including amongst other matters, the registration of the Section 111 Agreement and the registration of the Section 118 Restriction, and the registration of the related Section 37 Agreement required by the City Council settlement at its meeting of March 28 and 29, 2017;

b. the related Official Plan Amendment,  in a form in accordance with the settlement approved by City Council at its meeting of March 28 and 29, 2017,  has been approved by the Ontario Municipal Board and has come into full force and effect;

c. the related Zoning By-law Amendments  in a form in accordance with the settlement approved by City Council at its meeting of March 28 and 29, 2017,  has been approved by the Ontario Municipal Board and has come into full force and effect;

d. the issuance of the Notice of Approval Conditions for site plan approval by the Chief Planner and Executive Director, City Planning Division or her designate, pursuant to Section 114 of the City of Toronto Act, 2006;

e. the issuance of excavation and shoring permits for the approved structure on the 40 Moccasin Trail portion of the site; and

f. the execution and registration of a Section 37 Agreement pursuant to the Planning Act securing Recommendations 1 a., b. and c. and any other requirements of the Zoning By-law Amendment;

4. City Council authorize the Chief building Official to issue Section 111 permits for each  respective building under Municipal Code Chapter 667 after the Chief Planner and Executive Director, City Planning Division has given the respective Preliminary Approvals referred to in Recommendations 2 and 3.

5. City Council authorize the Chief Building Official to issue the permits under Section 33 of the Planning Act for the residential buildings at 50 and 60 Green Belt Drive no earlier than the issuance of the Preliminary Approval from Recommendation 2, which permit may be included in the demolition permit for Chapter 667 and under 363-11.1 of the Municipal Code,  on the condition that:

a. the owner erect a residential building on the site no later than three (3) years from the day demolition of the buildings is commenced; and

b. should the owner fail to complete the new building within the time specified in condition a., the City Clerk shall be entitled to enter on the collector’s roll, to be collected in a like manner to municipal taxes, the sum of twenty thousand dollars ($20,000.00) for each dwelling unit for which a demolition permit is issued, and that each sum shall, until payment, be a lien or a charge upon the land for which the demolition permit is issued.

6. City Council authorize the Chief Building Official to issue the permits under Section 33 of the Planning Act for the residential building at 40 Moccasin Trail no earlier than the issuance of the first building permit for excavation and shoring of the development and after the Chief Planner and Executive Director, City Planning Division has given the Preliminary Approval from Recommendation 3, which permit may be included in the demolition permit for Chapter 667 and under 363-11.1 of the Municipal Code, on the condition that:

a. the owner erect a residential building on the site no later than three (3) years from the day that demolition of the buildings is commenced; and

b. should the owner fail to complete the new building within the time specified in condition a., the City Clerk shall be entitled to enter on the collector’s roll, to be collected in a like manner to municipal taxes, the sum of twenty thousand dollars ($20,000.00) for each dwelling unit for which a demolition permit is issued, and that each sum shall, until payment, be a lien or a charge upon the land for which the demolition permit is issued.

7. City Council authorize the appropriate City officials to take such action as are necessary to implement the foregoing, including the execution of the Section 111 Agreement.

North York Community Council held a statutory public meeting on June 13, 2017 and notice was given in accordance with Municipal Code Chapter 667 under the City of Toronto Act.

This application seeks approval to demolish three residential rental buildings comprising 83 rental dwelling units at 40 Moccasin Trail and 50 and 60 Green Belt Drive. The property is also subject to related Official Plan Amendment and Zoning By-law Amendment applications (File No. 13 173059 NNY 34 OZ) for the development of an 8-storey condominium building and a 4-storey rental replacement building with a total of 294 residential units, of which 67 are proposed to be rental replacement. The Official Plan and Zoning By-law amendment applications are currently before the Ontario Municipal Board (OMB). A settlement hearing is scheduled on May 30, 2017.

The Rental Housing Demolition and Conversion application was submitted under Section 111 of the City of Toronto Act (Chapter 667 of the Municipal Code) and has been reviewed concurrently with the Official Plan and Zoning By-law Amendment applications.

This report recommends approval of the Section 111 permit application under Chapters 363 and 667 of the Toronto Municipal Code for all the residential rental units on the site, subject to conditions.

North York Community Council recommends that:

1. City Council amend the former North York Zoning By-law No. 7625 for the lands at 14, 16, 18 and 20 Greenbriar Road substantially in accordance with the draft Zoning By-law Amendment attached as Attachment No. 9 to the report (May 26, 2017) from the Director, Community Planning, North York District. 

2. City Council amend City of Toronto Zoning By-law No.569-2013 for the lands at 14, 16, 18 and 20 Greenbriar Road substantially in accordance with the draft Zoning By-law Amendment attached as Attachment No. 10 to the report (May 26, 2017) from the Director, Community Planning, North York District.

3. Before introducing the necessary Bills to City Council for enactment, City Council require that the Owner shall:

i. submit a revised Functional Servicing Report and Geotechnical/Hydrogeological Report to the satisfaction of the Executive Director, Engineering and Construction Services; and

ii. the Report in i. above, must demonstrate that there will be no risk of sanitary sewer surcharging under Dry Weather Flow conditions and no risk of basement and/or surface flooding under Wet Weather Flow conditions as a result of additional discharges from the new development, taking into account all other approved developments in the area, to the satisfaction of the Executive Director, Engineering and Construction Services.

4. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendments as may be required.

5. City Council direct that staff in Water Infrastructure Management, Toronto Water, in consultation with Engineering and Construction Services and City Planning staff, initiate an assessment of the remaining sanitary sewer capacity along the Sheppard Avenue East corridor between Bayview Avenue and Leslie Street, and report back to North York Community Council in the 4th quarter of 2017 with the results of the assessment.

6. City Council direct City Planning staff to withhold reporting on development applications in this area, where appropriate, until this assessment is complete and determine, based on the outcome of the assessment, whether an 'H' provision should be placed on any approvals granted, until necessary upgrades to the sanitary sewers are complete.

7. City Council require that the applicant provide a voluntary Section 37 contribution in the amount of $100,000 prior to the issuance of the first above grade building permit to be directed towards improvements to local park(s) in Ward 24, and that the Section 37 contribution be secured in a Section 37 Agreement prior to introducing the necessary Bills to City Council for enactment.

North York Community Council held a statutory public meeting on June 13, 2017 and notice was given in accordance with the Planning Act.

An application has been submitted to amend the zoning by-law for the lands at 14 – 20 Greenbriar Road to permit a three-storey, 14-unit townhouse development.  The units would be contained in two parallel blocks.  The eastern block would consist of eight back-to-back units, while the western block would consist of six standard units.  A total residential gross floor area of 2,603 square metres and an overall floor space index of 1.55 times the area of the lot is proposed.

This proposal represents an appropriate level of intensification in the Bessarion Node of the Sheppard East Subway Corridor Secondary Plan.   Family sized units will be provided in a built form that is compatible with the surrounding context.  This report reviews and recommends approval of the application to amend the Zoning By-law. 

The City Planning Division recommends that:

1. City Council amend Zoning By-law No. 7625 for the lands at 15, 17, 19 and 21 Greenbriar Road substantially in accordance with the draft Zoning By-law Amendment attached as Attachment No. 9 to the report (May 26, 2017) from the Director, Community Planning, North York District.

2. City Council amend City of Toronto Zoning By-law No. 569-2013 for the lands at 15, 17, 19 and 21 Greenbriar Road substantially in accordance with the draft Zoning By-law Amendment attached as Attachment No.10  to the report (May 26, 2017) from the Director, Community Planning, North York District.

3. Before introducing the necessary Bills to City Council for enactment, City Council require that the Owner shall:

i.  submit a revised Functional Servicing Report and Geotechnical/Hydrogeological Report to the satisfaction of the Executive Director, Engineering and Construction Services; and

ii.  the Report in i. above, must demonstrate that there will be no risk of sanitary sewer surcharging under Dry Weather Flow conditions and no risk of basement and/or surface flooding under Wet Weather Flow conditions as a result of additional discharges from the new development, taking into  account all other approved developments in the area, to the satisfaction of the Executive Director, Engineering and Construction Services.

4. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendments as may be required.

5. City Council direct that staff in Water Infrastructure Management, Toronto Water, in consultation with Engineering and Construction Services and City Planning staff, initiate an assessment of the remaining sanitary sewer capacity along the Sheppard Avenue East corridor between Bayview Avenue and Leslie Street, and report back to North York Community Council in the 4th quarter of 2017 with the results of the assessment.

6. City Council direct City Planning staff  to withhold reporting on development applications in this area, where appropriate, until this assessment is complete and determine, based on the outcome of the assessment, whether an 'H' provision should be placed on any approvals granted, until necessary upgrades to the sanitary sewers are complete.

7. City Council require that the applicant provide a voluntary Section 37 contribution in the amount of $75,000 prior to the issuance of the first above grade building permit to be directed towards improvements to local park(s) in Ward 24, and that the Section 37 contribution be secured in a Section 37 Agreement prior to introducing the necessary Bills to City Council for enactment.

North York Community Council held a statutory public meeting on June 13, 2017 and notice was given in accordance with the Planning Act.

An application has been submitted to amend the zoning by-law for the lands at 15, 17, 19 and 21 Greenbriar Road to permit a three-storey, 14-unit townhouse development. The units would be contained in two parallel blocks. The western block fronting on Greenbriar Road would consist of eight back-to-back units, while the eastern block would consist of six through units. A total residential gross floor area of 2,553 square metres and an overall floor space index of 1.53 is proposed.

This proposal represents an appropriate level of intensification near the Bessarion node of the Sheppard East Subway Corridor Secondary Plan.   Family sized units will be provided in a built form that is compatible with the surrounding context. This report reviews and recommends approval of the application to amend the Zoning By-law.

North York Community Council recommends that:

1. City Council amend Zoning By-law No. 7625 for the lands at 12, 14 and 16 Dervock Crescent substantially in accordance with the draft Zoning By-law Amendment attached as Attachment No. 9 to the report (June 5, 2017) from the Director, Community Planning, North York District.

 
2. City Council amend City of Toronto Zoning By-law No. 569-2013 for the lands at 12, 14 and 16 Dervock Crescent substantially in accordance with the draft Zoning By-law Amendment attached as Attachment No. 10 to the report (June 5, 2017) from the Director, Community Planning, North York District.
 

3. Before introducing the necessary Bills to City Council for enactment, City Council require that the Owner shall:

a. submit a Functional Servicing and Storm Water Management Report and Geotechnical/Hydrogeological Report to the satisfaction of the Executive Director, Engineering and Construction Services; and
 

b. the owner shall enter into a financially secured agreement to pay for and construct any necessary improvements to municipal infrastructure, in connection with the Functional Servicing and Storm Water Management Report as accepted by the Executive Director, Engineering and Construction Services and the General Manager of Toronto Water.
 

4. Before introducing the necessary Bills to City Council for enactment, City Council require the applicant to obtain Notice of Approval Conditions for their Site Plan Control Application No. 15 230603 NNY 24 SA.
 

5. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendment as may be required.

6. City Council direct that staff in Water Infrastructure Management, Toronto Water, in consultation with Engineering and Construction Services and City Planning staff, initiate an assessment of the remaining sanitary sewer capacity along the Sheppard Avenue East corridor between Bayview Avenue and Leslie Street, and report back to North York Community Council in the 4th quarter of 2017 with the results of the assessment.

7. City Council direct City Planning staff to withhold reporting on development applications in this area, where appropriate, until this assessment is complete and determine, based on the outcome of the assessment, whether an 'H' provision should be placed on any approvals granted, until necessary upgrades to the sanitary sewers are complete.

North York Community Council held a statutory public meeting on June 13, 2017 and notice was given in accordance with the Planning Act.

An application has been submitted to amend the zoning by-law for the lands at 12, 14 and 16 Dervock Crescent to permit a four-storey stacked-townhouse development containing 24 units within a single building with an underground parking garage. A total residential gross floor area of 2,462 square metres and an overall floor space index of 1.9 times the area of the lot is proposed. A total of 25 parking spaces are proposed on site, three of which would be visitor parking spaces.  19 bicycle parking spaces, two of which would be visitor spaces, are also proposed.

This proposal represents an appropriate level of intensification near the Bessarion node of the Sheppard East Subway Corridor Secondary Plan.  The built form is compatible with the surrounding context.  This report reviews and recommends approval of the application to amend the Zoning By-law. 

North York Community Council recommends that:

1. City Council amend former City of North York Zoning By-law 7625, for the lands at 1755 Steeles Avenue West substantially in accordance with the revised draft Zoning By-law Amendment submitted by Planning Staff.

2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 1755 Steeles Avenue West substantially in accordance with the draft Zoning By-law Amendment attached as Attachment No. 9 to the report (May 26, 2017) from the Director, Community Planning, North York District.

3. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendments as may be required.

4. City Council direct Sanofi Pasteur to provide a detailed landscape plan for the subject property to the Director, Community Planning, North York District, as part of the Site Plan Approval process.

5. City Council direct Planning Staff, North York District, in consultation with the Ward Councillor to secure landscaping including a 10 metre buffer on the subject site along the eastern property line adjacent to Hidden Trail as part of the Site Plan Approval process.

6. City Council direct Planning Staff, North York District, in consultation with the Ward Councillor and appropriate staff in Transportation Services, Street Furniture, to identify sites for and secure benches and garbage receptacles within the Hidden Trail public right-of-way as part of the Site Plan Approval process.

7. City Council direct that Sanofi Pasteur complete the landscape plan no later that two (2) years after the date of final Site Plan Approval and direct that failure to complete would result in the forfeit of the letter of credit for the landscaping plan, held by the City of Toronto.

8. City Council direct Planning Staff, North York District, to secure the installation of an acoustical barrier around the garbage compactor which is proposed along the east wall of the building whose nature will be based on the recommendation from an independent third party consultant, as part of the Site Plan Control process and is consistent with the Ontario Ministry of Environment Noise Guideline.

9. City Council direct that Sanofi Pasteur ensure that the generator which is proposed adjacent to the historical building be equipped with a sound attenuation barrier.

North York Community Council held a statutory public meeting on June 13, 2017 and notice was given in accordance with the Planning Act.

North York Community Council directed City Planning staff to report to City Council at its meeting on July 4, 5, and 6, 2017 on any recommendations required to resolve the outstanding issues regarding noise attenuation measures, site plan, and Toronto and Region Conservation Authority and heritage matters.

This application proposes to amend the zoning by-law to permit a new 15,660 square metre manufacturing and office building outside of the permitted building envelopes in site specific Zoning By-law 1297-2013 at 1755 Steeles Avenue West. The proposed development is expected to add eighty to one hundred new jobs on the site. To allow the proposed building, the application also proposes to amend the holding provision with respect to the infrastructure required to service the site.

This report reviews and recommends approval of the applications to amend the Zoning By-law and to amend the holding provision.

North York Community Council recommends that:

1. City Council amend City of Toronto Zoning By-law 569-2013 and former City of North York Zoning By-law No. 7625, for the lands at 162, 164, 166, and 200 Cummer Avenue, substantially in accordance with the draft Zoning By-law Amendments attached as Attachment 5 to the report (May 26, 2017) from the Director, Community Planning, North York District.

2. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendments as may be required.

3. In accordance with the delegated approval under By-law 229-2000, as amended, City Council be advised that the Chief Planner and Executive Director, City Planning intends to approve the draft plan of subdivision as generally illustrated on Attachment 2 to the report (May 26, 2017) from the Director, Community Planning, North York District, subject to:

a. the conditions as generally listed in Attachment 6 to the report (May 26, 2017) from the Director, Community Planning, North York District, which, as otherwise noted, must be fulfilled prior to final approval and the release of the plan of subdivision for registration; and

b. any such revisions to the proposed subdivision plan or any such additional modified conditions as the Chief Planner and Executive Director, City Planning may deem to be appropriate to address matters arising from the ongoing technical review of this development.

North York Community Council held a statutory public meeting on June 13, 2017 and notice was given in accordance with the Planning Act.

These applications for Zoning By-law Amendment and Draft Plan of Subdivision propose to amend the zoning and subdivide the lands at 162, 164, 166 and 200 Cummer Avenue to permit fourteen detached dwellings on fourteen residential lots on a public street terminating in a cul-de-sac. 

This report reviews and recommends approval of the application to amend the Zoning By-laws.

North York Community Council recommends that:

1. City Council refuse the application for Official Plan Amendment and Zoning By-law Amendment for the properties at 325 Bogert Ave, 314, 315, 316 and 317 Bogert Avenue and 305, 306, 307 and 308 Poyntz Avenue for the reasons outlined in the report (June 8, 2017) from the Director, Community Planning, North York District, including: the proposal is of a scale, height and massing that does not fit with the existing or planned context; the proposal does not provide appropriate transition between areas of different intensity and scale; the proposed stacked townhouses are not appropriate; and the housing strategy pursuant to the large site policy (3.2.1.9) has not been addressed.

 
2. City Council authorize the City Solicitor, together with City Planning staff and other appropriate City staff to attend the Ontario Municipal Board (OMB) to oppose the appeal of the Official Plan Amendment and Zoning By-law Amendment applications (Application No. 16 272001 NNY 23 OZ), should the applications be appealed.

 
3. City Council authorize the City Solicitor, in the event the application is appealed to the Ontario Municipal Board, to support the position that the development should not be approved without the provision of appropriate Section 37 community benefits.

4. City Council defer making a decision on Application No. 17 139152 NNY 23 RH under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act to demolish at least 268 existing rental dwelling units at 325 Bogert Avenue and an unconfirmed number of dwelling units (by tenure and type) at 314, 315, 316 and 317 Bogert Avenue and 305, 306, 307 and 308 Poyntz Avenue until such time as Zoning By-law and Official Plan amendment applications have been approved for the subject lands.

 
5. Should the application be appealed and approved in some form by the Ontario Municipal Board, City Council direct the City Solicitor to request the Ontario Municipal Board to:

a. withhold the issuance of any Order(s) on the Official Plan and Zoning By-law Amendment appeals for the subject lands until such time as the City Solicitor in consultation with the Chief Planner and Executive Director, City Planning and the owner have provided draft by-laws to the Board in a form and with content satisfactory to the Director, Community Planning, North York District and the City Solicitor, including requiring replacement rental dwelling units and rents, tenant assistance and any other rental related matters at least in conformity with sections 3.2.1.5 and 3.2.1.6 of the Official Plan, and the owner has entered into and registered on title to the lands,  a Section 37 Agreement with the City incorporating such replacement rental dwelling units, rents, tenant assistance, any other rental related matters and other section 37 matters, all to the satisfaction of the Chief Planner and Executive Director, City Planning and City Solicitor; and

b. withhold the issuance of any Order(s) on the Official Plan Amendment and Zoning By-law Amendment appeals for the subject lands pending City Council dealing with the application No. 17 139152 NNY 23 RH under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006 to demolish at least 268 existing rental dwelling units at 325 Bogert Avenue and an unconfirmed number of dwelling units (by tenure and type) at 314, 315, 316 and 317 Bogert Avenue and 305, 306, 307 and 308 Poyntz Avenue.

 
6. City Council authorize City Planning in consultation with the Ward Councillor, to secure appropriate services, facilities or matters pursuant to Section 37 of the Planning Act, as may be required by the Chief Planner and Executive Director, City Planning, should the Official Plan Amendment and Zoning By-law Amendment applications be appealed and the appeals allowed in some form by the Ontario Municipal Board.

 
7. City Council authorize the City Solicitor, in the event the Official Plan Amendment and Zoning Bylaw Amendment applications are appealed and the appeals are allowed in some form by the Ontario Municipal Board, that the by-laws require replacement of any existing rental dwelling units to be demolished on the property, together with rents and tenant assistance and any other rental related matters, at least in conformity with sections 3.2.1.5 and 3.2.1.6 of the Official Plan in any redevelopment of the lands, and that the owner enter into and register one or more agreements to secure such matters, all to the satisfaction of  the Chief Planner and Executive Director, City Planning and the City Solicitor.

This application for Official Plan and Zoning By-law Amendment at 325 Bogert Avenue, 314-317 Bogert Avenue and 305-308 Poyntz Avenue proposes six residential towers, two blocks of stacked townhouses, a public park, and a public road. The demolition of 268 rental dwelling units representing seven of the ten existing rental apartment buildings and 8 single-detached houses is also proposed. The proposal includes a total of 1,765 dwelling units, including the retention of 147 existing rental units and the provision of 268 rental replacement units. A 3-storey addition is proposed above the retained rental buildings.

An application for Rental Housing Demolition and Conversion under Section 111 of the City of Toronto Act (Chapter 667 of the Municipal Code) has been filed (File No. 17 139152 NNY 23 RH) to permit the demolition of at least 268 existing rental dwelling units at 325 Bogert Avenue and 8 single-detached houses at 314, 315, 316 and 317 Bogert Avenue and 305, 306, 307 and 308 Poyntz Avenue. 

Planning Policy Staff in Housing are currently reviewing the tenure and type of units located at 314, 315, 316 and 317 Bogert Avenue and 305, 306, 307 and 308 Poyntz Avenue. Additional rental units for demolition may be identified through site inspection.

This report reviews and recommends refusal of the applications to amend the Official Plan and Zoning By-laws for the reasons outlined in this report, including: the proposal is of a scale, height and massing that does not fit with the existing or planned context; the proposal does not provide appropriate transition between areas of different intensity and scale, including adjacent Neighbourhoods ; the proposed stacked townhouses are not appropriate;  and the housing strategy pursuant to the large site policy (3.2.1.9) has not been addressed.

Staff recommend that Council's decision on the application for Rental Housing Demolition and Conversion under Chapter 667 of the Municipal Code pursuant to Section 111 of the City of Toronto Act be deferred, as the proposed development is not supportable by Planning staff. Council's decision under this statute is not appealable to the Ontario Municipal Board.

In the event the applicant appeals a refusal by City Council to the Ontario Municipal Board (OMB), this report also recommends that the City Solicitor and appropriate City staff be authorized to attend any OMB hearing in opposition to the proposal.

North York Community Council recommends that:

1. City Council authorize the City Solicitor together with City Planning staff and other City staff as appropriate to attend the Ontario Municipal Board in opposition to the Zoning By-law Amendment application No. 17 102913 NNY 15 OZ for the lands at 901 Lawrence Avenue West, 3050 & 3010 Dufferin Street and 40 Playfair Avenue for the reasons discussed in the report (June 6, 2017) from the Director, Community Planning, North York District.

2. City Council authorize City staff to continue discussions with the applicant to resolve the outstanding matters outlined in the report (June 6, 2017) from the Director, Community Planning, North York District, and issues arising during the review of the application.

3. In the event the applicant appeals the related Draft Plan of Subdivision and Site Plan Control applications, City Council authorize the City Solicitor together with City Planning staff and other city staff as appropriate to attend the Ontario Municipal Board in opposition to the applications.

4. City Council direct that the applicant conduct extensive community consultation, with the additional cost to be borne by the applicant, including:

a. weekly drop-in meetings for Columbus Centre members to discuss the proposed redevelopment;

b. open house format meetings providing regular updates to the wider community;

c.  robust digital engagement through web, social media and e-mail;

d.  regular project updates published in local newspapers in both English and Italian;

e. individual focus groups concerning specific issues including but not limited to:  traffic flow, health club facilities, heritage preservation, school facility integration, and landscaping and architectural design;

f.  formation of a working group composed of representatives from the Italian community, Columbus Centre members, Health Club users, neighbouring residents and parents from Dante Alighieri/Regina Mundi.

5. City Council affirm that any new development must include a swimming pool, running track, a home for Centro Scuola, the Carrier Art Gallery, and the complete preservation of the Italian Fallen Workers Memorial.

The zoning by-law amendment application proposes to rezone the properties at 901 Lawrence Avenue West, 3050 & 3010 Dufferin Street, and 40 Playfair Avenue to permit the replacement of both the Columbus Centre and Dante Alighieri Secondary School, with a single joint-use 4-storey building. A related application for draft plan of subdivision approval proposes a new public road from Lawrence Avenue West to serve the proposed building and delineate the development site for the joint-use building.

The applicant has appealed the proposed Zoning By-law Amendment application to the Ontario Municipal Board (OMB), citing Council's lack of decision on the application within the time frame specified in the Planning Act. 

Two Site Plan Control Approval applications relating to the Villa Charities Inc. (VCI) site were submitted to the City Planning Division on November 1, 2016 (File Nos. 16 245637 NNY 15 SA & 16 245643 NNY 15 SA).  The first application is for a new joint-use building to accommodate both a community centre and a public secondary school (Toronto District Catholic School Board), to be located in the northwest corner of the Villa Charity Inc. campus.  The second application relates to a reconfiguration of the existing internal driveways, parking areas and pedestrian routes on the Villa Charities Inc. campus.

The applicant's solicitor has indicated that appeals on the application for Draft Plan of Subdivision and the two applications for Site Plan Control Approval are forthcoming.

The purpose of this report is to seek Council's direction with respect to the position of the City at the Ontario Municipal Board.  A hearing date has not yet been scheduled.

North York Community Council directed that:

1. City Planning staff schedule a community consultation meeting for the lands at 71 – 75 Curlew Drive together with the Ward Councillor.

2. City Planning staff give notice for the community consultation meeting to landowners and residents within 120 metres of the site, and that the notice area of the community consultation meeting be extended to include, in addition to the 120 metre radius notice area, all landowners and residents residing in the area bounded by Beveridge Drive/Castlegrove Boulevard to the north, Lawrence Avenue East to the south, Victoria Park Avenue/Rail Line to the east, and Underhill Drive to the west; and that the applicant pay the City for the costs associated with extending the notice area.

3. City Clerk's staff give notice for the public meeting under the Planning Act according to the regulations of the Planning Act. 

This application proposes to amend the Zoning By-law to permit 240 stacked and back-to back townhouse dwelling units at 71-75 Curlew Drive.  The townhouses are proposed to be arranged in six four-storey townhouse blocks, containing 40 units each. The existing vacant commercial industrial building on the site would be demolished. The proposed gross floor area is 21,960 square metres with a corresponding floor space index of 1.76 times the area of the lot. 

This report provides preliminary information on the above-noted application and seeks Community Council's directions on further processing of the application and on the community consultation process.

A final report and public meeting under the Planning Act will be scheduled following the community consultation process and the resolution of outstanding issues, provided the applicant provides all required information in a timely manner.

North York Community Council directed that:

1. City Planning staff schedule a community consultation meeting for the lands at 95 Jonesville Crescent together with the Ward Councillor.

2. City Planning staff give notice for the community consultation meeting to landowners and residents within 120 metres of the site.

3. City Clerk's staff give notice for the public meeting under the Planning Act according to the regulations of the Planning Act.

This application by YWCA Toronto ("YWCA") proposes to amend the Zoning By-law for the lands at 95 Jonesville Crescent to permit a new four-storey combined alternative housing and child care facility. This amendment would facilitate the relocation of YWCA's Beatrice House from the former Hughes Public School on Caledonia Road, which closed in August 2015. The existing three-storey private school building would be demolished.

This report provides preliminary information on the above-noted application and seeks Community Council's directions on further processing of the application and on the community consultation process.

A final report and public meeting under the Planning Act will be scheduled following community consultation and the resolution of outstanding issues, provided the applicant provides all required information in a timely manner.

North York Community Council recommends that:

1. City Council authorize the installation of traffic control signals at the intersection of Keele Street and Four Winds Drive.

2. City Council prohibit northbound right and southbound left turns from Keele Street to Four Winds Drive at all times, "Public Transit Vehicles" excepted.

3. City Council designate the southbound left-turn lane on Keele Street for "Public Transit Vehicles" only, at all times, from Four Winds Drive to a point 46 metres north.

4. City Council designate the northbound curb lane on Keele Street for "Public Transit Vehicles" only, at all times, from Finch Avenue West to Four Winds Drive.

5. City Council prohibit parking at all times on the west side of Keele Street between Finch Avenue West and Steeles Avenue West.

6. City Council prohibit parking at all times on the east side of Keele Street between Four Winds Drive and Steeles Avenue West.

7. City Council prohibit stopping at all times on the east side of Keele Street between Finch Avenue and Four Winds Drive.

8. City Council rescind the northbound and southbound left and right turns at all times prohibition from Tangiers Road to the York University Busway, "Public Transit Vehicles" excepted.

9. City Council rescind the westbound and eastbound entry prohibition, "Public Transit Vehicles" excepted, at all times, from Tangiers Road to the York University Busway.

10. City Council prohibit northbound right and southbound left turns at all times from Tangiers Road to the York University Busway, "Public Transit Vehicles" excepted.

11. City Council prohibit eastbound entry, "Public Transit Vehicles" excepted, at all times, from Tangiers Road to the York University Busway.

12. City Council designate the southbound left-turn lane on Tangiers Road for "Public Transit Vehicles" only, at all times, from the York University Busway to a point approximately 42 metres north thereof.

As the Toronto Transit Commission (TTC) operates a transit service on Keele Street, City Council approval of this report is required.

Transportation Services is requesting approval for the installation of traffic control signals and accompanying traffic regulations at the intersection of Keele Street and Four Winds Drive.

The west leg of the former Tangiers Road and York University Busway will be converted to provide public access to the new commuter parking facility. Therefore the previous by-laws prohibiting public access to the west leg of this intersection must be rescinded.

The installation of traffic control signals is technically justified and will enhance safety for pedestrians, cyclists and motorists crossing Keele Street, and transit operations at Finch West Subway Station. In addition, a recommendation is required to designate the southbound left-turn lane from Tangiers Road to the York University busway as a bus-only lane.

Keele Street is a major arterial roadway and the section between Finch Avenue West and Steeles Avenue West is not appropriate for on-street parking.  The new northbound bus lane access to Four Winds Drive should be protected with a "No Stopping Anytime" regulation.

North York Community Council:

1. Prohibited stopping at all times on the west side of Agate Road, between Wilson Avenue and a point approximately 45 metres further north.

2. Prohibited stopping at all times on the west side of Agate Road, between a point approximately 89 metres north of Wilson Avenue and a point approximately 14 metres further north.

This staff report is about a matter for which Community Council has delegated authority to make a final decision, provided that it is not amended so that it varies with City policy or by-laws.

Transportation Services is requesting approval to prohibit parking at all times on the west side of Agate Road, 2.5 metres north and south of the driveway entrances to 1154 Wilson Avenue.

The proposed parking prohibition will address concerns with access and egress to the property of 1154 Wilson Avenue.

North York Community Council:

1. Deferred consideration of the item until its meeting on September 6, 2017.

This staff report is about a matter for which Community Council has delegated authority to make a final decision, provided that it is not amended so that it varies with City policy or by-laws.

Transportation Services recommends the approval of a speed limit reduction from 50 km/h to 40 km/h on Reiner Road between Bathurst Street and Yeomans Road.

The extension of the existing 40 km/h speed limit will facilitate a consistent speed limit on Faywood Boulevard, as well as address safety concerns expressed by area residents.

North York Community Council:

1. Reduced the speed limit from 50 km/h to 40 km/h on Shaftesbury Street between Overbrook Place and Cavotti Crescent.

This staff report is about a matter for which Community Council has delegated authority to make a final decision, provided that it is not amended so that it varies with City policy or by-laws.

Transportation Services recommends the approval of a speed limit reduction from 50 km/h to 40 km/h on Shaftesbury Street between Overbrook Place and Cavotti Crescent.

The extension of the existing 40 km/h speed limit will facilitate a consistent speed limit on Shaftesbury Street, as well as address safety concerns expressed by area residents.

North York Community Council recommends that:

1. City Council prohibit northbound U-turns at all times on Caledonia Road, between Lawrence Avenue West and a point 250 metres further north.

As the Toronto Transit Commission (TTC) operates bus service on Caledonia Road, City Council approval of this report is required.

Transportation Services is requesting approval to prohibit northbound U-turns anytime on Caledonia Road between Lawrence Avenue West and a point 250 metres further north.

The northbound U-turn prohibition will address safety concerns and congestion adjacent to Bryan College located at 1200 Lawrence Avenue West.

North York Community Council:

1. Rescinded the existing on-street accessible loading zone on the south side of Amherst Avenue, from 8:00 a.m. to 4:00 p.m., between a point 62 metres west of Oakwood Avenue and a point 15 metres further west.

This staff report is about a matter for which Community Council has delegated authority to make a final decision, provided that it is not amended so that it varies with City policy or by-laws.

Transportation Services is requesting approval to remove an on-street accessible loading zone adjacent to 7 and 9 Amherst Avenue.

The removal of the on-street accessible loading zone will not result in any negative impact, as the existing space is no longer being used.

North York Community Council:

1. Received the report (May 26, 2017) from the Acting Director, Transportation Services, North York District, for information.

The purpose of this report is to respond to the direction of North York Community Council from its meeting of May 2, 2017 to report to the June 13, 2017 meeting of North York Community Council to review alternate plans for construction staging and lay-down areas at Oakwood Station in order to support the construction of the Metrolinx Eglinton Crosstown Light Rail Transit (ECLRT). The report informs Council that the Eglinton Avenue West and Oakwood Avenue west side (north-south running) intersection crosswalk will be maintained.

North York Community Council:

1.  Designated an on-street accessible parking space on the south side of Castlefield Avenue, from a point 143 metres east Avenue Road to a point 5.5 metres further east.

This staff report is about a matter for which Community Council has delegated authority to make a final decision, provided that it is not amended so that it varies with City policy or by-laws.

Transportation Services is requesting North York Community Council to authorize the installation of an on-street accessible parking space on the south side of Castlefield Avenue fronting 239 Castlefield Avenue.

The installation of an on-street accessible parking space will address the needs of a local resident, while reducing the available on-street parking by one space.

North York Community Council:

1. Designated a 30 km/h maximum speed limit on Rosewell Avenue from Lawrence Avenue West and Glengrove Avenue West.

This staff report is about a matter for which Community Council has delegated authority to make a final decision, provided that it is not amended so that it varies with City policy or by-laws.

Transportation Services is requesting approval to reduce the speed limit to 30 km/h on Rosewell Avenue between Lawrence Avenue West and Glengrove Avenue West.

Transportation Services was requested to review the feasibility of reducing the speed limit from 40 km/h to 30 km/h on Rosewell Avenue between Lawrence Avenue West and Glengrove Avenue. The technical criteria to warrant a 30 km/h maximum speed limit is satisfied based on the presence of schools abutting the roadway.

North York Community Council:

1. Denied the installation of speed humps on Baycrest Avenue, between Rajah Street and Bathurst Street.

This staff report is about a matter for which Community Council has delegated authority to make a final decision, provided that it is not amended so that it varies with City policy or by-laws.

Transportation Services is reporting on the results of our traffic calming measures (speed humps) investigation on Baycrest Avenue between Rajah Street and Bathurst Street.

The results of the traffic calming assessment on Baycrest Avenue between Rajah Street and Bathurst Street indicate that the minimum requirements of the traffic calming warrant have not been achieved.

North York Community Council:

1. Prohibited parking from 12:00 p.m. to 5:00 p.m., Monday to Friday on the south side of Vanderhoof Avenue, between Laird Drive and Sutherland Drive.

2. Rescinded the existing parking prohibition in effect from 8:00 a.m. to 10:00 a.m. and 3:00 p.m. to 5:00 p.m. on the south side of Vanderhoof Avenue, between Laird Drive and Sutherland Drive.

This staff report is about a matter for which Community Council has delegated authority to make a final decision, provided that it is not amended so that it varies with City policy or by-laws.

Transportation Services is requesting approval to prohibit parking from 12:00 p.m. to 5:00 p.m., Monday to Friday on the south side of Vanderhoof Avenue, between Laird Drive and Sutherland Drive.

The requested parking prohibition is currently signed but was not approved by North York Community Council so there is no supporting by-law. Consultation with the Ward Councillor confirmed support for retaining the signed prohibition. Approval of the recommendations of this report will address this matter.

North York Community Council recommends that:

1. City Council prohibit parking from 12:01 a.m. to 6:00 a.m., daily on the east side of Gateway Boulevard, between the north intersection with Grenoble Drive and a point 186 metres south.

2. City Council prohibit parking from 12:01 a.m. to 6:00 a.m., daily on the east side of Gateway Boulevard, between a point 234 metres south of the north intersection with Grenoble Drive and the south intersection with Grenoble Drive.

3. City Council prohibit parking from 12:01 a.m. to 6:00 a.m., daily on the west side of Gateway Boulevard, between a point 105 metres north of the south intersection with Grenoble Drive and the north intersection with Grenoble Drive.

4. City Council prohibit parking from 12:01 a.m. to 6:00 a.m., daily on the west side of Gateway Boulevard, between a point 40 metres north of the south intersection with Grenoble Drive and a point 28 metres further north.

As the Toronto Transit Commission (TTC) operates bus service on Gateway Boulevard, City Council approval of this report is required.

Transportation Services is requesting approval to prohibit parking overnight on both sides of Gateway Boulevard, between the north and south intersections with Grenoble Drive.

The proposed parking prohibition will address concerns with the long-term parking of commercial vehicles on Gateway Boulevard. Generally parking is currently allowed for up to three hours on both sides of the road.

North York Community Council:

1. Prohibited northbound left turns, from 7:00 a.m. to 9:00 a.m., Monday to Friday, out of the northerly accesses serving 1738-1760 Victoria Park Avenue, located on the south side of Sweeney Drive, at points 30 metres and 60 metres west of Victoria Park Avenue.

This staff report is about a matter for which Community Council has delegated authority to make a final decision, provided that it is not amended so that it varies with City policy or by-laws.

Transportation Services is requesting North York Community Council to prohibit northbound left turns from the parking lot at 1738-1760 Victoria Park Avenue to Sweeney Drive during the weekday morning peak period.

There is an existing southbound right-turn prohibition from Victoria Park Avenue to Sweeney Drive during the weekday morning peak period. Approximately 100 motorists a day circumvent this prohibition by travelling through the parking lot at 1738-1760 Victoria Park Avenue. The proposed northbound left-turn prohibition out of the parking lot will address this matter.

North York Community Council:

1. Deferred consideration of the item until its meeting on September 6, 2017.

My office has been contacted by residents on Almore Avenue as well as by the school administration with concern that during the morning and afternoon drop off/pick up, parents are parking on both sides of the roadway and obstruction traffic flow. Currently, parking is permitted for a maximum of 3 hours on the north and south side of Almore Avenue between Faywood Boulevard and Yeomans Road (to the east). The recommendations below would alleviate the concerns.

This staff report is about a matter for which Community Council has delegated authority to make a final decision, provided that it is not amended so that it varies with City policy or by-laws.

Transportation Services is requesting authority to amend the existing parking regulations on both sides of Almore Avenue, between Faywood Boulevard and Granite Street. Parking is currently allowed for up to three hours on both sides of the road.

The proposed prohibition is necessary to allow for safe and efficient two-way travel and emergency vehicle access. This proposal will limit parking on both sides of Almore Avenue, between Faywood Boulevard and Granite Street as preferred by residents.

North York Community Council:

1. Prohibited entry at all times into the access to 1860 Bayview Avenue located on the north side of Broadway Avenue, at a point approximately 52 metres west of Bayview Avenue.

Over the recent weeks, I've received a significant number of complaints from residents about traffic exiting and entering the new retail building at 1860 Bayview. Among these concerns are that trucks are blocking traffic on Broadway Avenue, very close to the Bayview Avenue intersection, to back into the loading area of the site.

During the planning process for this development, the site circulation was discussed in great detail with representatives from the city, the developer and the local community. It was understood in these discussions that all truck traffic was to enter from Bayview Avenue only.

Unfortunately, by-laws restricting truck access from Broadway Avenue were never put in place, and trucks continue to use this entrance to access the site. My motion would implement these by-laws, restricting access to the site at 1860 Bayview from Broadway Avenue.

Representatives of RioCan, the operator of the site, and Transportation Services have been advised of this motion.

North York Community Council:

1. Prohibited parking at all times on the north side of Industrial Street, between a point 152 east of Laird Drive and a point 96 metres further east.

2. Rescinded the parking prohibition in effect from 8:00 a.m. to 6:00 p.m., Monday to Friday, except public holidays, on the north and west side of Industrial Street, between a point 30.5 metres east of Laird Drive and Commercial Road.

3. Prohibited parking from 8:00 a.m. to 6:00 p.m., Monday to Friday, except public holidays, on the north side of Industrial Street, between a point 30.5 metres east of Laird Drive and a point 152 metres east of Laird Drive.

4. Prohibited parking from 8:00 a.m. to 6:00 p.m., Monday to Friday, except public holidays, on the north and west side of Industrial Street, between a point 248 metres east of Laird Drive and Commercial Road.

The business at 12 Industrial Street has been experiencing difficulties with cars parked in front of the property. The parked cars are impeding access for the service and delivery trucks accessing the property in the early morning and evening. Currently, there's parking allowed overnight when the business cannot monitor the parking.

Therefore, I am requesting to implement a parking prohibition in front of the property at all times.

North York Community Council recommends that:

1. City Council advise the Alcohol and Gaming Commission of Ontario that it has no objection, for liquor licensing purposes, to the following request noting that applicants are required to comply with other applicable by-laws and to obtain the necessary permits for any patio areas extending into the City's right of way:

a. Temporary Liquor Licence extension, from James Heron, Executive Director, Japanese Canadian Cultural Centre, for a "Beer Garden" as part of the annual Summer Festival to be held on Saturday, July 8, 2017, from 3:00 p.m. to 11:30 p.m. at the Kobayashi Garden Court, 6 Garamond Court.

North York Community Council under its delegated authority under Chapter 27-152, Delegation to Community Councils, declared the following to be events of municipal significance for liquor licensing purposes:

a. "Toronto Roller Derby Double Header" event to be held on June 22, 2017 from 5:00 p.m. to 10:30 p.m., at 40 Carl Hall Road, Studio 3, Downsview Park;

b. the annual "Korean Harvest Festival" also known as the "Harvest Moon Festival", to be held on Friday, August 25, 2017, Saturday, August 26, 2017, and Sunday, August 27, 2017 from 11:30 a.m. to 10:30 p.m. daily at Mel Lastman Square, 5100 Yonge Street; and

c.  "Celebrating Our Community" event to be held in the Garden Hall, Floral Hall, Garden Hall Patio, Westview Terrace, Floral Hall Patio and Lobby on Saturday, June 17, 2017, from 4:30 p.m. to 8:00 p.m. at the Toronto Botanical Gardens, 777 Lawrence Avenue East.

Seeking endorsement of events for Municipal Significance for liquor licensing purposes.

North York Community Council:

1. Refused the applications to demolish the vacant residential buildings at 2, 4, and 6 Teagarden Court because there is no permit application to replace the buildings on the site.

This report is about a matter for which the North York Community Council has delegated authority to make a final decision.

In accordance with Section 33 of the Planning Act and the City of Toronto Municipal Code Ch. 363, Article II "Demolition Control", the demolition permit applications for 2, 4 and 6 Teagarden Court are referred to the North York Community Council to refuse or grant the demolition applications, including any conditions to be attached to the permits. The owner proposes to demolish three existing two storey single detached dwellings on the properties.  Applications for permits for construction of replacement buildings have not been submitted.

North York Community Council recommends that:

1.  City Council permanently close portions of the public lane extending easterly from Ledbury Street between Cranbrooke Avenue and Woburn Avenue, shown as Parts 1 - 7, 9 - 16 on Sketch No. PS-2010-118 (the "Lane"), attached as Attachment 1 to the report (May 25, 2017) from the Acting Director, Transportation Services, North York District.

2.  City Council enact a by-law substantially in the form of the draft by-law, attached as Attachment 2 to the report (May 25, 2017) from the Acting Director, Transportation Services, North York District.

North York Community Council held a public meeting in accordance with the City of Toronto Act, 2006, and notice of the proposed enactment of the draft by-law was posted on the Public Notices Page of the City's website in accordance with the requirements of the City of Toronto Municipal Code Chapter 162.  No one addressed the North York Community Council on June 13, 2017.

Transportation Services recommends that the subject portions of the public lane extending easterly from Ledbury Street between Cranbrooke Avenue and Woburn Avenue be permanently closed.  This public highway is surplus to municipal requirements.

North York Community Council withdrew this item.

This is to advise that a report relating to an encroachment agreement for Graydon Hall Drive and Don Mills Road will be on the agenda for the June 13, 2017 meeting of the North York Community Council as contemplated by Chapter 743 of the Toronto Municipal Code.

North York Community Council:

1. Denied the request for front yard parking at 220 Roselawn Avenue.

This staff report is about a matter which Community Council has delegated authority from City Council to make a final decision.

Transportation Services has assessed an appeal from the owner of 220 Roselawn Avenue for front yard parking.  Front yard parking at this location is not recommended because it does not meet the requirements of the City of Toronto Municipal Code Chapter 918 in that permit parking is permitted on the same side of the street and the installation of the ramp results in the loss of an on-street permit parking space.  The owner will be given an opportunity to make a deputation before Community Council.

North York Community Council:

1.  Approved the application for the proposed boulevard café located at 2 Broadway Avenue, conditional upon:

a. the applicant installing an awning; and

b. the hours of use of the patio ending at 11:00 p.m. between September and June, and ending at 12:00 a.m. between July and August.

This staff report is about a matter for which the North York Community Council has delegated authority from City Council to make a final decision.

To report on the refusal to issue a permit by Municipal Licensing and Standards in the matter of an application for a boulevard café permit located at 2 Broadway Avenue.

North York Community Council:

1. Granted the exemption for the property at 27 Lantos Court to permit the existing corrugated metal fence in the rear yard, to be maintained in the same condition, without alteration.

2. Directed and requires that at such time as replacement of the fence is required, that the replacement fence will comply with Municipal Code Chapter 447, or its successor by-law.

This staff report is in regards to a matter for which the North York Community Council has delegated authority from City Council to make a final decision.

The purpose of this report is to consider an application submitted by the property owner of 27 Lantos Court to maintain an existing corrugated metal fence in the rear yard.  The corrugated metal fence does not meet the requirements specified in City of Toronto Municipal Code, Chapter 447, Fences.

This item was withdrawn because the item was not properly before the North York Community Council as Municipal Licensing and Standards staff advised that the fence exemption requested for 145 Byng Avenue is not needed.

This staff report concerns a matter for which the North York Community Council has delegated authority from City Council to make a final decision.

The purpose of this report is to advise Community Council concerning an application by the property owner for a site-specific Fence Exemption, pursuant to Section 447-5.C of Toronto Municipal Code, Chapter 447- Fences. The property owner is seeking Community Council's permission to maintain the existing constructed wooden fences in lieu of complying with the requirements as stipulated in the City of Toronto Municipal Code Chapter 447.

This item was withdrawn because the item was not properly before the North York Community Council as Municipal Licensing and Standards staff advised that the fence exemption requested for 397 Glengrove Avenue is not needed.

This staff report is in regards to a matter for which the North York Community Council has delegated authority from City Council to make a final decision.

The purpose of this report is to consider an application submitted by the property owner of 397 Glengrove Avenue for a proposed glass pool enclosure in the rear yard, which does not meet the requirements specified in City of Toronto Municipal Code, Chapter 447, Fences.

This item was withdrawn because the item was not properly before the North York Community Council as Municipal Licensing and Standards staff advised that the fence exemption requested for 416 Cranbrooke Avenue is not needed.

This staff report is in regards to a matter for which the North York Community Council has delegated authority from City Council to make a final decision.

The purpose of this report is to consider an application submitted by the owner of 416 Cranbrooke Avenue to maintain an existing horizontal board on board fence in the rear yard.  The existing horizontal board on board fence does not meet the requirements specified in City of Toronto Municipal Code, Chapter 447, Fences.

North York Community Council:

1. Requested Transportation Services to implement 30 minute parking on the south side of Hillmount Avenue between 8 am and 4 pm to allow for Parent Drop off at Sts. Cosmas & Damien Elementary School.

Currently, Hillmount Avenue has No Stopping and No Parking between 8 am and 9 am and 3 pm to 4 pm on the south side. Outside this time there is 30 minute parking allowed.

Hillmount Avenue has an entrance to Sts. Cosmas & Damien Elementary School and parents' park on the south side of the street to drop off or walk their children into school or portables that are closer to this entrance. Parents receive up to $60 parking tickets due to the No Stopping zone and want to be able to safely escort their children into the school without being ticketed.

Residents on Hillmount Avenue were surveyed and a majority of homeowners are in favour of changing the parking regulations to allow parents the 30 minute drop off time.

North York Community Council:

1. Directed the appropriate City Officials to submit a report to the North York Community Council meeting on September 6, 2017 on:

a.  the water discharge being released into the Don River;

b. the quality of the water being released into the Don River; and

c.  the impacts of what will happen when the Ministry of the Environment (MOE) discharge permit which is allowing the discharge of this water into the Don River, expires.

The City of Toronto has been in discussions with Tridel, the owner and developer of the property at 18 Graydon Hall Drive, over encroachment rights to allow the running of pipes from an underground aquifer below the existing condo tower, into the Don River. There have been questions regarding the flow levels and quality of the water being removed from the ground into the river.

North York Community Council:

1. Authorized all-way compulsory stop control at the intersection of Spring Garden Avenue and Clairtrell Road.

This staff report is about a matter for which Community Council has delegated authority to make a final decision, provided that it is not amended so that it varies with City policy or by-laws.

Transportation Service is requesting North York Community Council to authorize the installation of all-way stop control at the intersection of Spring Garden Avenue and Clairtrell Road.

The installation of all-way stop control is warranted at this intersection and will enhance safety for all road users.

North York Community Council:

1. Deferred consideration of the item until its meeting on September 6, 2017.

This staff report is about a matter which Community Council has delegated authority from City Council to make a final decision.

Transportation Services has assessed a request for commercial boulevard parking from the owner of 44 Edinburgh Drive.  Commercial Boulevard parking at this location can be approved for eight vehicles on the boulevard under City of Toronto Municipal Code Chapter 743.  The Code requires that the owner enter into an agreement with the city for the use of the boulevard area and pay the fees specified in Chapter 441, Fees and Charges.

North York Community Council recommends that:

1. City Council authorize the City Solicitor, along with appropriate City staff, to attend the Toronto Local Appeal Body and to retain outside consultants, as necessary, to oppose any variances not approved by the Committee including those sought for a below grade garage in application A0125/17NY respecting 223 Florence Avenue.

On Thursday, April 20th, 2017, the North York Panel of the Committee of Adjustment (the "Committee") approved an application (A0125/17NY) for minor variances related to the property municipally known as 223 Florence Avenue (the "Application").  The Application sought to permit the construction of a new two-storey dwelling and detached garage. The existing dwelling would be demolished.

In a report from the Planning Department, staff were of the opinion that approval of this variance will create a below-grade garage, which could increase the potential for basement flooding. 

On December 4, 2009, City Council enacted a Zoning By-law Amendment intended to stop the development of below-grade garages. Specifically, Zoning By-law No. 1196-2009 requires the elevation of the lowest point of an opening to an area that may be used for parking or storage of a vehicle located inside or abutting a dwelling, to be higher than the elevation of the street, measured at its centreline across from the driveway leading to the parking space. The intent of this amendment to the Zoning By-law was to address issues relating to grade-related basement flooding.

Staff are of the opinion that the variance for the proposed elevation of the garage entrance is contrary to the intent of the Zoning By-law. As such, staff recommend that Variance No. 5 be refused.

The application has been appealed and a hearing date is set for September 6, 2017.

North York Community Council recommends that:

1. City Council authorize the City Solicitor to appeal the Committee of Adjustment's decision to approve application A0227/17NY respecting 241 Poyntz Avenue to the Toronto Local Appeal Body.

2. City Council authorize the City Solicitor to attempt to negotiate a settlement in the appeal of the Committee of Adjustment's decision to approve application A0227/17NY respecting 241 Poyntz Avenue and authorize the City Solicitor to settle the matter in her discretion after consultation with the Chief Planner and Executive Director, City Planning and Ward Councillor.

3. City Council authorize the City Solicitor, along with appropriate City staff, to attend the Toronto Local Appeal Body and to retain outside consultants, as necessary, to oppose the minor variances requested in Committee of Adjustment application A0227/17NY respecting 241 Poyntz Avenue.

On Thursday, May 18, 2017, the North York Panel of the Committee of Adjustment (the "Committee") approved an application for minor variances related to the property municipally known as 241 Poyntz Avenue (the "Application").  The Application sought to permit the construction of a new two-storey dwelling and detached garage. The existing dwelling would be demolished.

In a report from Urban Forestry, Tree Protection and Plan Review staff dated May 11, 2017, staff recommended refusal of the variance respecting the proposed vehicle access to a parking space on a corner lot being from the front yard, as approval of this variance would require the removal of a healthy privately owned Colorado blue spruce tree in the front yard of the subject property. Urban Forestry, Tree Protection and Plan Review staff are of the opinion that this healthy tree is a valuable part of the urban forest and should be retained, in accordance with the tree protection policies of the Official Plan.

Furthermore, the requested variances with respect to west side yard setback do not respect the existing physical character of the neighbourhood or maintain the intent and purpose of the applicable zoning by-laws.

The last day to appeal the Committee's decision to the Toronto Local Appeal Body was June 7, 2017. In order to preserve the appeal deadline, the City Solicitor has already appealed the Committee's decision to the Toronto Local Appeal Body. The City Solicitor requires further instructions and direction to proceed with this appeal.

General Bills

North York Community Council enacted By-laws 634-2017 to 643-2017.

Confirmatory Bill

North York Community Council passed a Confirmatory Bill as By-law 644-2017.

Introduction and consideration of bills for enactment as By-laws.