Agenda

This meeting of City Council will be conducted with Members participating in person and remotely and the proceedings of City Council will be conducted publicly.

Notice to people writing to Council: The City of Toronto Act, 2006, and the City of Toronto Municipal Code authorize the City of Toronto to collect any personal information in your communication or presentation to City Council or its committees. The City collects this information to enable it to make informed decisions on the relevant issue(s). If you are submitting letters, faxes, e-mails, presentations or other communications to the City, you should be aware that your name and the fact that you communicated with the City will become part of the public record and will appear on the City’s website. The City will also make your communication and any personal information in it - such as your postal address, telephone number or e-mail address - available to the public, unless you expressly request the City to remove it.

Closed Meeting Requirements: If Council wants to meet in closed session (privately), a Member of Council must place a motion to do so and give the reason why Council has to meet privately (City of Toronto Act, 2006).

October 5, 2023

toronto.ca/council

This agenda and any supplementary materials submitted to the City Clerk can be found online at www.toronto.ca/council. Visit the website for access to all agendas, reports, decisions and minutes of City Council and its committees.

- O Canada

- Moment of Silence

City Council will confirm the Minutes from the regular meeting held on July 19 and 20, 2023, and the special meetings held on August 10, 2023 and September 6, 2023.

Report of the Executive Committee from Meeting 8 on October 3, 2023

Submitted by Mayor Olivia Chow

Report of the Board of Health from Meeting 6 on September 11, 2023

Submitted by Councillor Chris Moise, Chair

Report of the Economic and Community Development Committee from Meeting 6 on September 21, 2023

Submitted by Councillor Alejandra Bravo, Chair

Report of the General Government Committee from Meeting 6 on October 2, 2023

Submitted by Councillor Paul Ainslie, Chair

Report of the Infrastructure and Environment Committee from Meeting 6 on September 20, 2023

Submitted by Councillor Jennifer McKelvie, Chair

Report of the Planning and Housing Committee from Meeting 6 on September 28, 2023

Submitted by Councillor Gord Perks, Chair

Report of the Striking Committee from Meeting 3 on September 29, 2023

Submitted by Deputy Mayor Ausma Malik, Chair

Report of the Etobicoke York Community Council from Meeting 7 on September 18, 2023

Submitted by Councillor Stephen Holyday, Chair

Report of the North York Community Council from Meeting 7 on September 7, 2023

Submitted by Councillor James Pasternak, Chair 

Report of the Scarborough Community Council from Meeting 7 on September 8, 2023

Submitted by Councillor Paul Ainslie, Chair 

Report of the Toronto and East York Community Council from Meeting 7 on September 19, 2023

Submitted by Councillor Chris Moise, Chair 

New Business and Business Previously Requested submitted by the Mayor and City Officials.

Members of Council will declare interests under the Municipal Conflict of Interest Act.

Members of Council may file petitions.

Various presentations and announcements will be made at the City Council meeting.

City Council will review the Order Paper.

Councillor Jon Burnside, Ward 16, Don Valley East, has submitted the following Administrative Inquiry:

I am submitting this administrative inquiry under Municipal Code section 27-7.11 to seek information on the city's policy with regard to online virtual meetings and whether city staff are required to have their cameras on or not.

As a result of COVID, city Councillors participate in many more virtual online meetings with city staff and other stakeholders.  I firmly believe the city must lead by example coming out of COVID and that city staff should clearly be present and visible during any virtual meeting.  Questions for the City Manager:

- What is the city's policy on staff use of cameras during virtual online meetings? 

   Are staff required to have their cameras on?

- If the city does not have a policy, will it develop one that includes transparency as a core
   principle?

I look forward to receiving your comments.

Councillor James Pasternak, Ward 6, York Centre, has submitted the following Administrative Inquiry:

I am submitting this Administrative Inquiry (under Municipal Code S27-7.11) to obtain information regarding The Pink Floyd Exhibition which took place at the Better Living Centre at Exhibition Place from August 18 to October 1, 2023.

The rock band Pink Floyd, sold 245 million albums. While many argue that it is one of the most successful rock bands, one of its founding members included Roger Waters. The exhibit glorified Pink Floyd and in doing so, built attention and praise for Roger Waters. Shockingly, there are extensive examples of Mr. Waters making racist and hateful comments and taking hateful actions in his performances and in private conversations. Most of these slurs are anti-Semitic.

In February, 2023 the German city of Frankfurt cancelled a Roger Waters' concert, calling him one of the "most widely-known anti-Semites" in the world.

In May 2023, the United States, Department of State, stated that “The artist in question Roger Waters has a long track record of using anti-Semitic tropes to denigrate Jewish people.” A new documentary called The Dark Side of Roger Waters, explores allegations of antisemitism against the Pink Floyd co-founder and contains testimonials of Roger Waters' hateful and anti-Semitic language.

The United States of America based Anti-Defamation League stated, "Roger Waters activism has increasingly been characterized as playing into anti-Semitic tropes, including those about Jewish or “Zionist” power; comparing Israel to Nazi Germany; and disparaging anyone who conveys even tangential support for Israel’s existence."

Michael Levitt, the president and Chief Executive Officer of Friends of  Simon Wiesenthal Center for Holocaust Studies wrote in the Toronto Star, in June, 2023 that "many Jews and non-Jews around the world are raising their voices in condemnation of Waters’ latest display of odious conduct." Accompanying the article was a recent picture of Roger Waters wearing a "Nazi-inspired" uniform.

In order to receive permits for any exhibit on City of Toronto property, users of city space must commit to and sign the City of Toronto anti-discrimination policy.

Did Exhibition Place and the group organizing The Pink Floyd Exhibition, sign the City of Toronto antidiscrimination policy?

Did the Pink Floyd Exhibition, despite its attempts to distance itself from the hateful behaviour of Roger Waters, violate the City of Toronto anti-discrimination policy?

Councillor James Pasternak, Ward 6, York Centre, has submitted the following Administrative Inquiry:

I am submitting this Administrative Inquiry (under Municipal Code S27-7.11) to obtain information and details of funds promised and received by the City of Toronto from the Province of Ontario as a result of decisions affecting the retail sale of cannabis made by Toronto City Council on December 13, 2018. Under the Cannabis Licence Act, 2018, municipalities are permitted to pass a resolution to opt-out of having cannabis retail stores operate within their boundaries; this resolution must be made before January 22, 2019. If a municipality does not pass a resolution to opt-out, licensed retail stores will be able to operate within its boundaries and the decision cannot be reversed after the January 22, 2019 deadline. If a municipality passes a resolution to opt-out, it may lift the prohibition at a later date.

On or about December 6, 2018, in a 20 to 4 vote, City Council opted in to permit the retail sale of cannabis in Toronto. At that time, Council was advised that with this vote, funds would flow to the city for various implementation issues and addiction interventions. They include: $40 million over two years to municipalities across Ontario for the implementation costs of cannabis legalization. The Province will provide a first payment of $15 million to all municipalities in January 2019, on a per household basis. The Province stated that the City of Toronto will receive $3,008,705.

A second payment of $15 million was to be distributed after January 22, 2019. Municipalities that choose to opt-out of cannabis retail stores can expect to receive $5,000. The remaining funds were to be distributed on a per household basis to municipalities that have not opted-out of cannabis retail stores. The Province said it was setting aside $10 million of the municipal funding to address costs arising from unforeseen circumstances. At the time of Council's decision the details of how these funds will be allocated have not yet been announced. In a separate communication, the province said if Ontario's portion of the federal excise tax on recreational marijuana exceeds $100, the province would give half of the surplus to municipalities that have not opted out of hosting stores.

Under the Cannabis Licence Act, 2018 and its various regulations, what is the total amount of funds received to date and are any funds outstanding? Has Ontario's portion of the federal excise tax on recreational marijuana exceeded $100 million and if yes, has Toronto received any funds from this tax sharing?

What have the funds been allocated to (spent on) and whether any such allocations included funds for addiction treatment or addressing mental health issues?

North York Community Council forwards item NY6.3 to City Council without recommendations.

The North York Community Council held a statutory public meeting on June 20, 2023, and notice was given in accordance with the Planning Act.

This application proposes to amend the Zoning By-law for the lands at 1 Herons Hill Way.  The application proposes to redevelop the easterly portion of the subject site for a 34-storey (110 metre) mixed-use building while retaining the existing 2-storey (7 metre) office building on the westerly portion of the subject site.  The proposed development contains 334 residential units with a total gross floor area of 29,470 square metres resulting in a density (FSI) of 4.54 times the area of the lot and a 524 square metre privately-owned publicly-accessible open space.

The proposed application is consistent with the Provincial Policy Statement (2020) and conforms with A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2020).

This report reviews and recommends approval of the application to amend the Zoning By-laws 569-2013 and 7625 at 1 Herons Hill Way.  The proposed building represents an appropriate level of intensification on the site and provides for amenity improvements for existing residents and the surrounding community.

The Ombudsman recommends that:  

1. City Council receive this report for information.

Pursuant to Section 170(2) of the City of Toronto Act, 2006, the Ombudsman has concluded the report about its Investigation into Toronto Community Housing Corporation's Tenant Human Rights Complaints Process. We hereby table with City Council for its June 14, 2023 session the Investigation Report, dated June 9, 2023.

The Executive Committee recommends that:

1. City Council approve the procedures by-law to govern the proceedings of the Board of Management of the Larry Grossman Forest Hill Memorial Arena in Attachment 1 to the report (September 15, 2023) from the City Manager.

2. City Council increase the number of public members on the Larry Grossman Forest Hill Memorial Arena Board of Management to eight and approve the amendment of Schedule 2 of the Relationship Framework for Boards of Management of Arenas to reflect that increase as follows:

Schedule 2 - Larry Grossman Forest Hill Memorial Arena (340 Chaplin Crescent)

B) Members of the Arena Board

Subject to the City of Toronto Municipal Code, the Larry Grossman Forest Hill Memorial Arena Board shall be composed as follows:

1) Total number of full members: nine (9)

2) Composition:

a) Councillor for Ward 8

b) 8 public members, including:

i) one member nominated by the Forest Hill Hockey Association, as long as they remain a primary tenant in the premises; and

ii) one member nominated by the Forest Hill Skating Club, as long as they remain a primary tenant in the premises.*

c) one non-voting staff member from the Parks, Forestry and Recreation Division.

* Primary Tenant for the purposes of this Schedule means an interest group that rents the highest or second-highest ice time hours at the arena.

3. City Council authorize the City Manager to make housekeeping updates to the Relationship Framework for Boards of Management of Arenas as required.

At its September 2023 meeting, the Larry Grossman Forest Hill Memorial Arena Board of Management adopted a Procedures By-Law governing Board meetings, which now requires approval by City Council. The Board also requested that City Council increase the Board's composition to include an additional public member from the Forest Hill Figure Skating Club.

This report also recommends that City Council authorize the City Manager to make periodic housekeeping amendments, as necessary, to the Relationship Framework, such as changes to the titles of City Officials or Divisions.

The Executive Committee recommends that:

1. City Council approve in-year budget adjustments to the 2023-2032 Adopted Capital Budget and Plan as detailed in Appendix 4 to the report (September 18, 2023) from the Interim Chief Financial Officer and Treasurer.

The purpose of this report is to provide City Council with the City of Toronto capital spending for the Six months period ended June 30, 2023, as well as the year-end projected expenditures to December 31, 2023. Furthermore, this report seeks Council's approval for in-year budget adjustments to the 2023 Adopted Capital Budget and Plan.

Table 1 below summarizes the City's 2023 actual capital expenditures compared with the 2023 approved capital budget for the Six months period ended June 30, 2023 and the projected expenditures by December 31, 2023.

Table 1: Capital Variance Summary

The City's actual capital spending through the first six months of 2023 is $1.578 billion or 26.5% of the Adopted Capital budget of the year. The projected spending rate is 81.3% by year-end based on submissions from City Programs and Agencies.

The Executive Committee recommends that:

1. City Council approve the budget adjustments and any associated complement changes detailed in Appendix D to the report (September 18, 2023) from the Interim Chief Financial Officer and Treasurer to amend the 2023 Approved Operating Budget, with no impact on the Net Operating Budget of the City.

The purpose of this report is to provide City Council with the Operating Variance for the six months ended June 30, 2023 as well as projections to year-end. This report also requests City Council's approval for amendments to the 2023 Approved Operating Budget that have no impact on the City's Net Budget.

In 2023, the City continues to experience significant financial impacts, both in the form of added costs and revenue losses as a direct result of the lasting impact of the COVID-19 pandemic. As a result, the 2023 Operating Budget was balanced based on the expectation of continued COVID-19 support funding from the Government of Canada and Province of Ontario with a total budget amount of $932.8 million.

To date, $53.7 million in 2023 COVID-19 support funding has been committed specific to Public Health costs with an additional $4.5 million committed related to Seniors Services and Long Term Care. In addition to COVID-19 support funding, the City has generated $33.7 million in offsets associated with projected COVID-19 impacts compared to budgeted estimates, resulting in a $840.9 million remaining COVID-19 funding shortfall in 2023.

Table 1 below details the budgeted 2023 City-wide COVID-19 related financial impacts against secured and assured COVID-19 support funding; and the resulting financial position that is reflected in the year-end variance projections:

Table 1: 2023 Anticipated COVID-19 Financial Impacts

Tax Supported Programs:

The following table summarizes the projected year-end financial position of the City's Tax Supported Operations as of June 30, 2023.

Table 2: Tax Supported Operating Variance Summary

Six Month Year-to-Date and Projected Year-End Spending Results:

As noted in Table 2 above, for the six months ended June 30, 2023, Tax Supported Operations experienced an unfavourable net variance of $231.6 million or (9.3%) of planned expenditures adjusted for Toronto Building and City Planning. It is important to note that the June 30th experience is a snapshot in time and the year-end projection is based on current and expected future impacts.  The continued impact of COVID-19 and any deviation from expectations to year end will impact variance projections.  Any changes will be reflected in the third quarter, and year end variance report.

For year-end, the City is projecting an unfavourable variance of $816.9 million or (16.6%) of the 2023 Gross Operating Budget, adjusted for Toronto Building and City Planning. The projected unfavourable variance results from:

- $840.9 million COVID-19 funding shortfall;

- $31.9 million projected unfavourable variance within Shelter Services attributed to the Refugee Response funding shortfall of $103.0 million;

- $55.9 million projected favourable variance across all other divisions and agencies.

Rate Supported Programs:

Rate Supported Programs reported a favourable year-to-date net variance of $26.0 million.  At year end, rate programs are projecting a favourable variance of $45.2M.      

Table 3: Rate Supported Operating Variance Summary

The favourable year to date variance is driven by all three programs fairly evenly with expense savings in Solid Waste Management, and favourable revenue in Toronto Water.

The year end is projecting similar drivers with Toronto Water, then Solid Waste showing the largest favourable variance.

Rate Supported Programs are funded entirely by the user fees that are used to pay for the services provided and the infrastructure to deliver them. Solid Waste Management Services and Toronto Water's respective year-end surpluses, if any, must be transferred to the Wastewater and Water Stabilization Reserves and Waste Management Reserve Fund, respectively, to finance capital investments and ongoing capital repairs and maintenance.

The Executive Committee forwards the Item to City Council without recommendation.

The Executive Committee directed the Interim Chief Financial Officer and Treasurer to report directly to the October 11, 12 and 13, 2023 meeting of City Council detailing the expected loss in growth-related capital revenue over the ten year capital planning period, resulting from development-related funding changes imposed from Bill 23 and the associated cost of social and hard infrastructure, such as water and sewage service, roads, community centres, libraries, and other services required for complete neighbourhoods, including a high-level consideration of the cost and revenue impact should the City meet its Provincially-set 2031 Municipal Housing Target.

The City of Toronto (City) receives monies from external parties and is obligated to set these monies aside for specific purposes outlined in Provincial legislation or third party agreements. These monies may also be set aside for goods and services that will be provided in the future. In both instances, the receipt of these monies creates obligations for the City that must be settled at a future date. An example of such an obligation is the collection of development charges when building permits are issued. These development charges will contribute to the cost of growth-related infrastructure required to provide municipal services that support new development. When these monies are received, they are recognized on the City's Statement of Financial Position as a liability called Deferred Revenue. The deferred revenue amounts are recognized as earned revenue only when the committed investment is completed, and expenditures are recognized as tangible capital assets in the Statement of Financial Position or as operating expenses in the Statement of Operations and Accumulated Surplus. This report provides an update of deferred revenue balances at June 30, 2023, and earned revenue for the period ended June 30, 2023, which is included in the City's Statement of Operations and Accumulated Surplus.

As at June 30, 2023, the City recognized $6,838.9 million in deferred revenues, increased by $1,311.6 million in monies received and reduced by $96.6 million in earned revenues as compared to the December 31, 2022 balance of $5,623.9 million. This balance represents accumulated deferred revenue balances, which reflect obligated investments not yet completed to support growth, or goods and/or service commitments that the City must deliver to third parties, not yet earned and recognized as revenue. Deferred revenues are fully committed based on contractual obligations to support growth-related infrastructure investments in the community, or other service or operational performance obligations. In particular, the City estimates that $22.7 billion of deferred revenues have been committed over the 2023-2032 period – this indicates that the City’s commitments are 3.3 times greater than the amount of deferred revenues recognized as at June 30, 2023.

The Executive Committee recommends that:

1.  City Council consolidate the Doubtful Loan Guarantee Reserve in Appendix A, Schedule 1 of Toronto Municipal Code Chapter 227 with the Debt Servicing Reserve Fund in Appendix B, Schedule 7 of Toronto Municipal Code Chapter 227, the purpose of which is to mitigate the effects of the rising costs of capital financing, reducing the volatility of the City's annual debt service costs and to provide a source of funding for any shortfalls or defaults in interest and/or principal payments by an organization under which the City has provided a loan guarantee or a loan.

2.  City Council close and delete the Doubtful Loan Guarantee Reserve from Appendix A, Schedule 1 in Toronto Municipal Code Chapter 227.

Reserves and Reserve Funds established by Toronto City Council (Council) are key in the financial management and operations of the City of Toronto (City). These funds are set aside to help offset future capital needs, future obligations such as employee expenses, fiscal pressures from ongoing programs and unforeseen costs or to offset revenue shortfalls, minimizing annual tax rate fluctuations. As an example, prudent financial management requires the City to retain a Tax Rate Stabilization Reserve balance as a contingency to address unanticipated and emergency events. The City has committed to maintaining a Tax Rate Stabilization Reserve balance of no less than 2% of annual property tax revenues for this purpose.

Reserves and Reserve Funds are drawn upon to finance operating and capital expenditures as designated by Council; the contributions to, or draws from, Reserve and Reserve Funds represent a source or use of funds. Contributions to Reserves and Reserve Funds are not revenue earned by the City; similarly, draws are not expenses. Total Reserve and Reserve Funds are consolidated within the City's Accumulated Surplus position on the Consolidated Statement of Financial Position. These balances have accumulated over the last several years with half of the contributions made to address COVID-related financial challenges at the expense of contributions that otherwise would have supported the City's capital program. Outside of planned reserve contributions for specific uses, when possible, contributions may be made when there are excess cash inflows over budgeted amounts, when there are lower expenditures than budgeted or when there are timing impacts to commitments originally planned and approved. With the lasting impacts of the pandemic and the increased financial pressures on the City, these balances are being drawn down. The COVID-19 backstop is expected to be nearly depleted in 2023 and then fully depleted early in 2024. Based on current practices and the current budget there is no predictable source of funding to replenish the balances.

This report provides 2023 activity to June 30, 2023, for the City's Reserves and Reserve Fund balances.

Reserves and Reserve Funds balances as at June 30. 2023 totalled $5,663.0 million, an increase of $231.4 million over the December 31, 2022, balance. This change is the result of various deliberate contributions for capital investments in housing and capital infrastructure, and the proceeds from land sales credited directly to the land acquisition reserve fund, as authorized by Council. The majority of the City's reserve and reserve fund balances ($5,463.9 million, or 96.5%) are committed to future Council directed activities that include capital and operating expenditures and rate-based activities. Only the remaining balance of $199.1 million, or 3.5% of total reserves and reserve funds is uncommitted and available to respond to various unanticipated costs, stabilize various funding sources, including the tax base, or for emergency purposes such as extreme weather events.

Of the $5.5 billion in committed reserve and reserve funds, there are approximately $15.4 billion in future commitments and obligations against the existing reserves and discretionary reserve fund balances, which are consistent with Council approved plans over the 2023-2032 capital planning period. These commitments and obligations are nearly 3 times greater than the current reserve and discretionary reserve fund balances, requiring continued reserve contributions to support planned expenditures.

This report also requests Council approval for administrative amendments to the City of Toronto Municipal Code Chapter 227, Reserves and Reserve Funds ("Chapter 227"). This involves a request to merge the Doubtful Loan Guarantee Reserve into the Debt Servicing Reserve Fund, amend the purpose of the Debt Servicing Reserve Fund, and close the Doubtful Loan Guarantee Reserve.

The Executive Committee recommends that:

1. City Council amend the definition of Eligible Property to exclude land that is classified within the commercial property tax class but that does not contain an affixed building or structure.

2. City Council amend the criteria for inclusion in the Small Business Property Tax Subclass to require that an eligible property must have a minimum current value assessment of $10,000, in addition to a maximum prescribed current value assessment of either $1,000,000 or $7,000,000, depending on the property's geographic location.

3. City Council request the Chief Financial Officer and Treasurer to:

a. report to the Executive Committee before the end of 2023 on the feasibility and financial and tax rate implications of devising a means to allow property owners and business tenants of strip plaza-type properties (as defined) to qualify for the small business subclass tax rate reduction, effective for the 2024 taxation year; and

b. take into account the financial and tax rate implications of including these additional properties within the small business subclass in determining final property tax rates for the commercial class for the 2024 taxation year. 

4. City Council request the Minister of Finance to include an assessment of the appropriateness of using "highest and best use" as a valuation principle on their assessment of commercial properties, as opposed to using "current and actual use" in the Government of Ontario's review of the property assessment system deployed by the Municipal Property Assessment Corporation.

At its meeting of November 9, 10 and 12, 2021 meeting, Toronto Council adopted, with amendments,  Item EX27.7: Implementing a Small Business Property Tax Subclass. Council also approved the criteria and processes to identify eligible properties, as well as processes to address requests for reconsideration, appeals and other provisions related to the implementation and administration of the subclass.

In its consideration of this item, Council also directed the Chief Financial Officer and Treasurer, in consultation with the City Solicitor, to report back in 2023 on:

- the quantity, size and valuation of subclass-eligible versus overall commercial properties and a statement of inter-ward balancing of tax relief for the subclass;

the implications of including all Business Improvement Areas to the geographic areas covered under the subclass;

- developing additional criteria and/or an application-based system that would allow for strip malls, which have small businesses as tenants, to be eligible for inclusion in the subclass; and

- developing an application-based system that would allow for additional small commercial properties which fall outside of the current eligibility criteria of the subclass to be included within the subclass

In addition, at its June 8, 2022 meeting, in its consideration of Item EX33.5: Status of Small Business Property Tax Subclass Implementation, the Executive Committee directed the Chief Financial Officer and Treasurer, in consultation with the Chief Communications Officer, Strategic Public and Employee Communications and the General Manager, Economic Development and Culture, to develop a public awareness campaign on the tax reduction benefits of the small business property tax subclass specifically focusing on tenants in gross leases.

In response to these directions and after conducting a program review, staff have examined mechanisms to better define the eligibility requirements of the subclass.

The Executive Committee recommends that:  

1. City Council approve the following changes to the Vacant Home Tax, effective for the vacancies occurring in the 2023 Taxation Year unless specified otherwise, and amend City of Toronto Municipal Code Chapter 778, Taxation, Vacant Home Tax, accordingly:

a. change the payment due dates to the 15th of May, June and July, from the 1st of each of those months;

b. change the definition of current value assessment (CVA) to reference the current value assessment of the Residential Unit, as shown on the most recently returned assessment roll for the Taxation Year, rather than as of the Payment Date;

c. by clarifying that six months means 183 days for the purposes of determining vacancy, so as to avoid confusion regarding longer and shorter months;

d. by expanding the definition of Tenant to include a business tenant, to account for situations where a property is assessed in the Residential Tax class, but is occupied by a tenant and operating as a business;

e. by adding a new exemption for newly built or constructed housing inventory that is vacant, which exemption applies for up to two (2) consecutive taxation years;

f. reduce the notice of complaint period to the last business day in the year of the Payment Date from the 10th business day of April of the following year;

g. by extending the declaration deadline to the last business day of February of the year following the Taxation Year in respect of which the Declaration is made;

h. change the requirement for the exemption for repairs and renovations from obtaining an opinion from the Chief Building Official and Executive Director, Toronto Building to a requirement that repairs or renovations are being actively carried out without unnecessary delay; and

i. increase the tax rate for vacant properties from one (1) percent to three (3) percent effective for vacancies occurring in the 2024 Taxation Year.

2. City Council amend City of Toronto Municipal Code Chapter 441, Fees And Charges, Appendix C, Schedule 5, Revenue Services, effective January 1, 2024 to include a new fee for failing to provide a declaration of occupancy status by the declaration due date; the fee is to be set at $21.24 per taxation year, effective for the 2023 Taxation Year, and approved for annual automatic inflationary adjustment.

City Council, at its meeting of December 15 – 17, 2021, considered item EX28.2 – Final Tax Design and Steps to Implement a Vacant Home Tax in Toronto and approved the implementation of a Vacant Home Tax (VHT), with direction to report back in the fourth quarter of 2023 with findings from the first year of tax collections as part of an annual reporting requirement. This report includes an update on the implementation of the VHT, learnings from other jurisdictions that have implemented a similar tax, and recommendations for required changes to the VHT program.

This report also details the communication plan to promote awareness of the VHT from its approval in July 2021 to its implementation throughout 2022 and building towards 2023. In addition, it addresses the online declaration portal that is accessible using the property assessment roll number and unique customer number on the owner’s tax bill or mailed VHT notice. The declaration portal for the 2023 Taxation Year is expected to open at the end of October/early November.

As this was the first year of the Vacant Home Tax declaration period, there was compelling interest to provide property owners with a grace period to provide their declarations and help moderate the financial impact on property owners who are required to pay the tax. This resulted in City Council extending the filing deadline by four weeks and amending the payment schedule from a single instalment to three instalments.

The declaration period was extended to February 28, 2023 and when the portal was closed, 2,336 property owners declared their residential units vacant, and 44,902 properties failed to provide a declaration and were deemed vacant at the time of billing. This represented approximately $283.7M of possible revenue. As of August 1, 2023, the number of properties deemed vacant has been reduced to 17,437, as declarations were received through the Notice of Complaint process. To date, the City has collected $54M in VHT, which is consistent with the estimated and budgeted revenues for 2023.

By the end of February 2022, the City received approximately 95% compliance on 818,937 notices mailed, including 774,662 declarations and 2,336 declared vacant. City Council also amended the by-law to extend the deadline for the 2022 taxation year to February 28, 2023. Lessons learned from the first declaration period include various administrative improvements, which will be implemented for the 2023 declaration period. Staff are also recommending a new fee for failing to provide a declaration of occupancy status by declaration due effective January 1, 2024.

As of August 1, 2023, 2,161 accounts are declared vacant with 17,437 deemed vacant. Both numbers are lower when compared to February 2022 and are expected to decrease as the number of declarations increases. Property owners are also able file a Notice of Complaint until April 15, 2024, along with a three-year period for audit activities. As such, actual revenues generated by VHT will not be finalized until all Notice of Complaints and audits for the taxation year is complete. As of August 1, 2023, the City has processed 24,641 of a total of 28,033 Notice of Complaints received, with audit activities for the 2022 taxation year to begin once onboarding of new staff is completed.

The report also reviewed Vancouver’s Empty Homes Tax, which was implemented in 2017. Toronto’s VHT program was designed using similar elements and used lessons learned from Vancouver’s experience, including the adoption of a self-declaration model, many of the same exemptions, and the administrative processes for filing a declaration, complaints, appeals and audit. The City of Ottawa also implemented a Vacant Unit Tax in 2022 and designed a program similar to Vancouver’s model. As this is their first taxation year, data on Ottawa’s Vacant Unit Tax is not publicly available at this time. One notable difference is in declaration requirements; property owners in Ottawa are required to submit a declaration for each unit within properties in the residential tax class with two to six units.

The issue of multi-unit residential buildings was also deliberated at Executive Committee’s consideration of EX7.1: Updated Long-Term Financial Plan on August 24, 2023, which was not included in Toronto’s plan at implementation due to the complexities to bill and assess the appropriate value of each individual unit within a multi-unit residential property. Based on analysis, a change to include residential properties with two to six units in the VHT program would require the City to process and assess an additional 41,130 declarations without the benefit of an assessed unit value within the overall property. Staff are not recommending any changes in the VHT program to include residential properties with two to six units at this time.

Following Council’s request for analysis as part of the Updated Long-Term Financial Plan, this report also recommends increasing the tax rate from 1% to 3% of the Current Value Assessment (CVA) effective for the 2024 Taxation Year, in support of increasing housing supply.

The Executive Committee recommend that:  

1. City Council direct the Chief Technology Officer to consult with the technology community, anti-poverty groups, those with lived experience in the digital divide including Indigenous, Black, and racialized groups, and potential end users in developing an expanded Toronto public Wi-Fi strategy, with a focus to bridge the digital divide and to promote economic development through connectivity modernization.

2. City Council direct the Chief Technology Officer to leverage the Technology Strategic Partnership Roundtable with Agency and Corporation technology leaders to:

a.  explore potential utilization of all City, agency, and corporation network assets to deliver efficient and cost-effective services; and

b.  ensure, as far as possible, that all new developments, builds, major revitalizations, and upgrades in City-owned facilities assess the inclusion of City-owned in-building wiring and fibre connectivity infrastructure, and use City-defined standards and specifications.

3. City Council direct the Chief Technology Officer to continue intergovernmental collaborations and City Council authorize the Chief Technology Officer to negotiate, enter into and execute any agreements with, and receive funds from or pay funds to other public entities and levels of government with which staff may partner in order to promote regional and other collaboration for more efficient use of public assets, that may be necessary to carry out and implement City Council's decision, on terms and conditions satisfactory to the Chief Technology Officer, and in a form satisfactory to the City Solicitor.

4. City Council request the Chief Technology Officer to report back to the Executive Committee in the second quarter of 2025 to provide a further progress update on the ConnectTO program..

5. City Council direct the Chief Technology Officer, in consultation with the General Manager, Economic Development and Culture, the Executive Director, Social Development, Finance and Administration, the General Manager, Transportation Services, the Executive Director, Corporate Real Estate Management, the Chief Engineer and Executive Director, Engineering and Construction Services, the Chief Executive Officer, Toronto Transit Commission, the Chief Librarian, Toronto Public Library, the Chief Executive Officer, Toronto Hydro, the Chief Executive Officer, Toronto Community Housing Corporation, the President, Toronto Parking Authority, and the Chief Executive Officer, CreateTO, to develop a framework and options to optimize network digital infrastructure across City-owned and/or -developed facilities. 

In January 2021, City Council adopted the “Affordable Internet Connectivity for All – ConnectTO” report, which outlined a program focusing on bridging the digital divide and improving connectivity for all Toronto residents. This report is a progress update on the program, focusing centrally on its expansion of public Wi-Fi across the City. This report seeks Council’s continued support to increase digital equity through the ConnectTO program, as well as providing updates on the next phase of implementation, focused on leveraging City assets for efficiency and connectivity, such as free public Wi-Fi and connectivity through partnerships with Agencies and Corporations.

Since the previous report to Council, the ConnectTO program has continued to take action based on data and research and per Council’s mandate to centralize and lead the City’s connectivity equity efforts, including:

·  Access to City and other online services has increased through the deployment of free public Wi-Fi at:

-  74 community recreation centres, in partnership with Parks, Forestry and Recreation Division;

-  Eight housing facilities’ common areas, in partnership with Toronto Community Housing Corporation; and

-  Free public Wi-Fi in the St. Lawrence Market Complex, including St. Lawrence Hall;

-  Continued partnerships with Higher Education Institutions (HEIs) to research and analyse digital access, including impact of the Digital Canopy initiative (see Attachment 1);

·  Engaged in external legal review on of models to leverage City assets to bridge the digital divide;

·  Continued productive dialogue and leadership with other big cities coast to coast and with the Federation of Canadian Municipalities (FCM), seeking alignment on connectivity priorities (see Attachment 2); and

·  Engaged a consultant to determine which regional models might exist to collaborate with Greater Toronto and Hamilton Area (GTHA) partners to meet municipal telecommunications needs (details are included in Attachment 2).

Building on existing work, staff recommend the development of a Council-directed City of Toronto Wi-Fi strategy, which would aim to further increase free public Wi-Fi access for residents and visitors (Recommendation 1). This strategy would be guided by a public consultation process and the principles of digital equity, universal accessibility, security and transparency, and community safety. Providing public Wi-Fi in City facilities and public spaces – meeting resident and visitor expectations – would represent an upgrading of the City’s digital offering to meet Canadian and North American municipalities’ long-standing standards.

The impact of this and of ConnectTO’s other projects detailed below is key because we know that digital access and affordability barriers correlate to underlying issues of social equity. Low-income, racialized, and elderly communities have fewer options for reliable broadband access available to them. Council’s continued support for the ConnectTO program overall will allow the City to take important steps to improve digital equity in the City of Toronto.  

Research shows that, in Toronto, digital access and affordability barriers correlate to underlying issues of social equity; with low-income, racialized, and elderly communities having fewer options for reliable broadband access available to them. Council’s continued support for the ConnectTO program overall will allow the City to take important steps to improve digital equity in the City of Toronto.  

Additionally and as directed by Council on July 19, 2022, this report also includes Attachment 3 which reviews the full cost of the July 8, 2022 Rogers outage to Toronto’s economy, City services, and functions that were disrupted.

Social Development, Finance and Administration, Toronto Public Health, Economic Development and Culture, Parks, Forestry and Recreation, Toronto Emergency Management, Transportation Services, Corporate Real Estate Management, Legal Services, and the City Manager's Office were consulted in the preparation of this report. In addition, Toronto Community Housing, Toronto Public Library, and CreateTO were consulted on this report.

The Executive Committee recommends that:

1. City Council request the Toronto Transit Commission Board to request the Chief Executive Officer, Toronto Transit Commission to:

a. consult the Toronto Transit Commission’s Advisory Committee on Accessible Transit and community organizations serving people with disabilities, on ways to improve awareness and education around Wheel Trans registration as well as identifying potential supports and registration assistance for riders for whom English is a second language or who are not able to complete registration forms online;
 

b. engage in a new round of consultations with the Advisory Committee on Accessible Transit, people with disabilities and community-based organizations that provide support service for people with disabilities in order to inform any necessary changes to and the implementation of Family of Services, including safety concerns, equity and the impact of Toronto Transit Commission crowding as service demands have increased and number of people with disabilities grows;
 

c. examine the feasibility, including cost estimates and implementation timelines, of having customers service agents at:

1. all Toronto Transit Commission stations; as well as

2. all stations that are identified as accessible connection location to subways under the Toronto Transit Commission’s Family of Service to ensure safety of Wheel Trans riders and equitable access to subway vehicles;
 

d. report back findings to the Advisory Committee on Accessible Transit and the Toronto Accessibility Advisory Committee in the first quarter of 2024 and the Toronto Transit Commission Board in the second quarter of 2024;

e. direct the Chief Executive Officer, Toronto Transit Commission to attend and address the above-mentioned Toronto Accessibility Advisory Committee meeting in 2024; and

f. undertake consultations and incorporate the feedback from the consultations, prior to Family of Services becoming mandatory.

At its meeting on September 5, 2023, the Toronto Accessibility Advisory Committee considered item DI2.1 and made a recommendation to Council.

Summary from the Toronto Accessibility Advisory Committee:

Toronto Transit Commission staff will deliver a presentation to the Toronto Accessibility Advisory Committee regarding Wheel-Trans service. Specifically, the presentation addresses the following:

Service planning changes that are being made to the Toronto Transit Commission's Wheel-Trans Service, including:

a.  rationale;

b.  equity analysis and consultation process;

c.  status of the re-registration process and how barriers to re-registration have been addressed; and

d.  comparison of projected financial costs of operating Wheel-Trans under Family of Services and the previous Wheel-Trans service model.

The Executive Committee recommends that:

1. City Council receive the following information from the Federation of Canadian Municipalities Committee and Board of Directors meetings held from September 5 to 15, 2023:

a. the Canadian Wildland Fire Prevention and Mitigation Strategy, which proposes an increase in funds for the Disaster Mitigation Adaptation Fund; and

b. the Municipal Growth Framework; and 

acknowledge the significant impact of wildfires on local communities in the Northwest Territories.

This month's Federation of Canadian Municipalities meetings, originally planned to be held in person in Yellowknife, Northwest Territories, were conducted virtually due to unprecedented wildfires. We would like to express our recognition of the devastating effects of these wildfires on local communities in the Northwest Territories. The fires resulted in displacement and the loss of essential resources, and we commend the tireless efforts of officials and community members in their endeavors to rebuild their communities.

Considering these circumstances, the Federation of Canadian Municipalities has adopted a motion supporting the Canadian Wildland Fire Prevention and Mitigation Strategy and is expanding investments in the Disaster Mitigation Adaptation Fund to provide assistance to affected communities.

Furthermore, I would like to extend my gratitude to the President of the Federation of Canadian Municipalities, Scott Pearce, for his advocacy in fostering discussions among all levels of government regarding the need to link municipal revenue with population and economic growth through the Municipal Growth Framework.

Recognizing the limitations of the current municipal framework in accommodating resource expansion and infrastructure funding, the Federation of Canadian Municipalities is committed to addressing key considerations related to infrastructure funding, municipal responsibilities, housing needs, emissions reduction technology, and community resilience. Additional information can be found in the resources provided by the FCM Board of Directors, who have issued a national call for a new Municipal Growth Framework.

FCM issued two statements following our meetings: a wrap-up news release on the work of our Board these past two weeks, including details on passed resolutions;  and one on our call for a new Municipal Growth Framework.

In my capacity as a representative of the City of Toronto, I have had the privilege of serving on both the Community Safety and Crime Prevention Committee and the Social-Economic Development Committee. Additionally, I attended the Committee of the Whole and the Board of Directors meetings.

This month's Federation of Canadian Municipalities meetings emphasized the importance of substantial investments and infrastructure changes at all levels of government to benefit local communities.

The Board of Health recommends that:

1. City Council increase revenues by $995,325 in the Toronto Public Health 2023 Operating Budget for funds to be received from the Ministry of Health in 2023.

2. City Council increase the Toronto Public Health 2023 Capital Budget by $589,000 for funds from the Ministry of Health for renovations to the dental clinic at 160 Borough Drive as part of the Ontario Seniors Dental Care Program.

The Board of Health:

1. Requested the Province of Ontario to provide sufficient and sustainable funding for Toronto Public Health to meet Toronto’s population health needs, taking into account such things like inflationary pressures and the demands resulting from the COVID-19 pandemic, including its impact on other public health issues (e.g. routine immunization catch-up, mental health), so as to support a healthier population and reduce the need to draw on costly and scarce health care resources.

2. Wrote to Health Canada to request that they provide permanent funding, adjusted for inflation, for the Injectable Opioid Agonist Treatment program ($2.5 million beginning in 2024-2025) recognizing its effectiveness as an important treatment option during the current drug toxicity crisis.

3. Wrote to Health Canada and the Provincial Government to request that they provide sufficient and ongoing funding, adjusted for inflation, for the Toronto Drug Checking Service.
 

4. Reiterated City Council’s requests in Item 2023.HL4.2 given the continued high demand for student nutrition programs amid the ongoing affordability crisis:

a. City Council request the Government of Canada to provide details on progress toward their 2022 Federal Budget commitment "to develop a National School Food Policy and to explore how more Canadian children can receive nutritious food at school" and inquire about whether the Government of Canada will consider increasing the Canada Child Benefit for lowest income families to prevent growing child food insecurity.

b. City Council request the Province of Ontario and Federal Government to fully fund Breakfast and Lunch Programs universally available in all publicly funded schools in the City of Toronto.

The Director, Finance and Administration, Toronto Public Health gave a presentation on Toronto Public Health Backgrounder for 2024 Budget Preparation.

At its meeting on July 25, 2023, the Board of Health - Budget Committee considered Item HU1.1, Toronto Public Health Backgrounder for 2024 Budget Preparation.

The Civic Appointments Committee recommends that:

1. City Council appoint the following candidates to the Toronto Francophone Affairs Advisory Committee, at pleasure of Council, for a term of office ending on November 14, 2026, or until their mandate is completed, whichever comes first:

José Bertrand, La Franco-Fête de Toronto

Mareva Cestor, Carrefour des savoirs et de l’innovation at the Université de l'Ontario français (UOF)

Carlo Charles

Amikley Fontaine, Sylvenie Lindor Foundation

Liben Gebremikael, TAIBU Community Health Centre

Hélène Grégoire

Christine Michaud

Hela Zahar

2. City Council direct that the balance of Confidential Attachment 1 to the report (June 21, 2023) from the  General Manager, Economic Development and Culture remain confidential as it relates to personal matters about identifiable individuals being considered for appointment to the Toronto Francophone Affairs Advisory Committee.

This report recommends the appointment of 8 individuals to the Toronto Francophone Affairs Advisory Committee.

The Civic Appointments Committee recommends that:  

1. City Council appoint the following candidates to City Council for appointment to the Toronto Zoo Board, at pleasure of Council, for a term of office ending on July 21, 2027, and until successors are appointed:

Arman Alie

Sarah Bertollo 

Jonathan Tsao

2. City Council direct that Confidential Attachments 1 to 4 to the report (June 21, 2023) from the City Clerk, remain confidential in their entirety as they relate to personal matters about identifiable individuals being considered for appointment to the Toronto Zoo Board.

Candidates' biographies:

Arman Alie

Arman brings a unique perspective to the Toronto Zoo given his experience as a senior leader at a tier 1 financial services organization and as an individual with a longstanding passion for animal welfare. Arman is currently the Managing Director and Head of Client Insights and Analytics at large global bank and has successfully driven many important initiatives that drive profitability and enhanced client experience. He has applied this expertise in his participation as a board member at his local humane society and has been instrumental in guiding that organization through the global pandemic and improve its fundraising efforts. Arman’s professional experience, personal passion for animals an educational background in both business and science makes him an ideal board member of the Toronto Zoo. He will help deliver on the Zoo’s mission to support wildlife conservation and enriching the visitor experience.

Sarah Bertollo

Sarah Bertollo is a sustainability professional with extensive experience in sustainable energy and conservation. Sarah is Director, Energy Evolution at Enwave Energy Corporation and manages the development and execution of Enwave's ESG strategy, including energy transition to net-zero. She holds an Hons.B.Sc.in physical anthropology and an MBA from the University of Toronto and she lives in the east end of Toronto with her family.

Jonathan Tsao

Jonathan is a public sector professional. In 2018 he was appointed to Toronto City Council to represent Ward 33 Don Valley East for the 2014-2018 council session, and is a former Board Member of the Yee Hong Centre for Geriatric Care. His professional background includes roles at Habitat for Humanity Canada, Children's Mental Health Ontario, and the Government of Ontario. Jonathan is a graduate of the University of Toronto, and the London School of Economics.

The Civic Appointments Committee will conduct interviews and recommend three candidates to City Council for appointment to the Toronto Zoo Board of Management.

The Civic Appointments Committee recommends that:  

1. City Council appoint the following candidates to the Toronto Music Advisory Committee, at pleasure of Council, for a term of office ending on November 14, 2026:

Paul Banwatt

Shaun Bowring

Melissa Bubb-Clarke

Jonathan Bunce

Charlotte Comfield

Brighid Fry

Kristyn Gelfand

Umair Jaffar

Sarah Jarvis

Tracy Jenkins

Jeremy Kesten

John Kiru

Heela Omarkhail

Phoenix Pagliacci

Tinesha Richards

Julian Taylor

Kim Temple

Amie Therrien

Benjamin Valliquette

Jamal Vickers

Melissa Vincent

Lisa Zbitnew

2. City Council direct that the balance of Confidential Attachment 1 to the report (September 21, 2023) from the General Manager, Economic Development and Culture remain confidential as it relates to personal matters about identifiable individuals being considered for appointment to the Toronto Music Advisory Committee.

Candidates' biographies:

Paul Banwatt

Paul Banwatt is the drummer for the rock band, The Rural Alberta Advantage, and a partner at the law firm, Gilbert's LLP. Paul also serves as a board member of the Long Winter Music and Arts Festival. Paul has been nominated for a Juno, won CBC and Galaxie Rising Stars music awards, made several appearances on the US and Canadian Billboard charts, played the Coachella Music Festival, and been featured in numerous publications such as Spin, NME, Playboy Magazine, and The New York Times.

Shaun Bowring

Shaun Bowring is the founder, owner/operator of Toronto live music venues The Garrison (350 cap) and The Baby G (150 cap) and concert promotion company Transmit Presents. Shaun is long time board member of the Little Portugal Business Improvement Area and a co-founder of the Dundas West Fest annual street Festival. In addition to being a musician and entrepreneur, Shaun is an active advocate for the live music industry and night economy.

Melissa Bubb-Clarke

In her current role as Senior Vice President, Music and Live Events at MLSE, Melissa Bubb-Clarke oversees Live Entertainment. The portfolio includes oversight of Live Nation Canada's award winning Corporate Partnerships agency and live event programming and production for MLSE venues, driving associated revenue. Melissa sits on the Board of CARAS and Musicounts. Past board positions include Unison and the Canadian Live Music Association. Melissa lives in Toronto with her husband John and children Anna & Oliver.

Jonathan Bunce

Jonathan Bunce (a.k.a. Jonny Dovercourt) is a music writer, researcher, and concert presenter. He is co-founder and Artistic /Executive Director of Wavelength Music, a 20+ year non-profit indie music organization, and has programmed and curated events for the Music Gallery and the Images Festival. His first book, Any Night of the Week: A DIY History of Toronto Music 1957-2001, was published in 2020 and adapted as a podcast by the Toronto International Festival of Authors.

Charlotte Cornfield

Charlotte Cornfield (she/her) is a Polaris long-listed songwriter, multi-instrumentalist and curator from Toronto. She has released 5 albums, toured internationally, and in 2022Rolling Stone called her "Canada's Best-Kept Secret." From 2014-2019 she was the artistic director and booker of Burdock Music Hall in Toronto's west end, where she put on hundreds of shows across a wide array of musical genres. She is passionate about Toronto's music scene and has been a Toronto Media Arts Centre member since 2019.

Brighid Fry

Brighid Fry is a Toronto based singer-songwriter, performing musician and aspiring producer who at 20 years old has released five EPs on her own and with bands Kingdom of Birds and Housewife (formerly Moscow Apartment). Brighid co-produced her critically acclaimed sophomore EP, Better Daughter, released in July 2020 which resulted in a global record deal with Hazel Street Records/Sony Music. She has won a Canadian Folk Music Award, a Toronto Independent Music Award.

Kristyn Gelfand

Kristyn Gelfand is a Toronto based curator, arts administrator, producer, and activator with over two decades of experience creating spaces for music and expression. From her early start in the vibrant techno scene of the late 90s, she has sought to create fun, liminal, and meaningful events, bringing audiences together to enjoy music from around the globe. Since 2012, she has worked with Uma Nota Culture as hosting events uniting dancefloor-centred music by live bands and DJs.

Umair Jaffar

Umair Jaffar brings two decades of experience working in the arts, heritage and culture sector. He is the CEO of Small World Music, one of Toronto's most significant presenters of culturally-diverse music and also the producers of the Global Toronto Showcase and Music Conference. He is a fellow at Toronto Art Council's Cultural Leaders Lab and Business/Arts Executive Leadership program. He has an MBA from University of Adelaide and a MSc Cultural Anthropology from the University of Oxford.

Sarah Jarvis

Sarah Jarvis, Director of Community Engagement at Destination Toronto, is responsible for sector product development with a focus on arts and culture, and culinary, and oversees the Community Engagement plan, helping industry stakeholders benefit from the region's visitor economy. Sarah, a trained musician, has had a long career in the arts and culture sector, working for organizations such as Luminato, the Toronto Symphony Orchestra, Endeavour Marketing and the Canadian Opera Company.

Tracy Jenkins

Tracy Jenkins is Executive and Co-Artistic Director of Lula Music and Arts Centre, providing year-round programming for the Toronto live music venue Lula Lounge, with a focus on Latin, Brazilian and global roots music. She has produced 15 editions of the annual Lulaworld festival as well as Women in Percussion and Toronto International Samba Reggae Festivals. In addition to managing the Juno winning Lulaworld record label, Tracy oversees Lula's educational and artist development initiatives.

Jeremy Kesten

Jeremy Kesten is a founder/partner of Platform Entertainment, co-presenter of the Electric Island music series, and is also the owner of a retail digital print business called Park Agency Print Shop in Parkdale Toronto. As a web developer, he has managed the website and online marketing for Electric Island and The BPM Festival and more. Jeremy worked at GRIP Limited advertising company as a Senior Web Developer working for clients such as Labatt and Honda. Jeremy lives on Queen St. West, Toronto.

John Kiru

John Kiru has over 40 years of experience specializing in local business improvement and planning for municipalities. For the past 23 years, John has managed as its ED the day-to-day operation of (TABIA). TABIA is an umbrella organization representing Toronto's 84 Business Improvement Areas (BIAs), with more than 90,000 main street retailers, professionals, landowners, and occupants who employ some 600,000 full and part time employees.

Heela Omarkhail

Heela is Vice President, Social Impact at The Daniels Corporation, one of Canada's largest and pre-eminent builder/developers. She is responsible for ensuring that the social, cultural and economic infrastructures of communities built by Daniels are as strong as the new buildings. Heela believes in the potential of real estate development industry to positively shape how communities and cities come together to foster inclusion and resilience.

Phoenix Pagliacci

Phoenix Pagliacci is an artist and activist. Born and raised in Toronto, Phoenix began her artistic journey at the age of six, playing the piano and singing. Phoenix has performed across North America, working with Canadian artists such as Eternia, Tara Chase, Michie Mee, Jully Black, Shad and Ghettosocks.

Tinesha Richards

Tinesha Rihards is Manifesto's Managing Director. While studying at the University of Guelph- Humber, she was introduced to the non-profit creative world via her co-op placement at UrbanArts. Since then she has combined her two passions Event Production and Community Building and has led the Manifesto team to produce the organization's largest show at the iconic Budweiser Stage. With over five years of event production under her belt, she is a self-proclaimed "Olivia Pope"-type.

Julian Taylor

Julian Taylor is a Toronto-based, award-winning independent singer-songwriter, radio host, and label owner. Over 20-plus years as the leader of Staggered Crossing, Julian Taylor Band, and his solo work, Julian has established himself as one of Canada's greatest troubadours. He's earned three Juno Award nominations, a pair of Canadian Folk Music Awards, five Native American Music Award nominations, and a nomination for the Polaris Music Prize.

Kim Temple

Kim Temple is Director of Licensing and Publishing at Six Shooter Records and President of High Priestess Publishing, representing a diverse roster of artists. She has over 20 years of experience in music publishing, creative pitching, sync licensing, and rights management. She is also Senior Manager of Programming and Industry Relations at Music Publishers Canada where she oversees the Women In The Studio national accelerator and leads international song camps and trade missions.

Amie Therrien

Amie Therrien is the Executive Director of Music Managers' Forum Canada, a non-profit organization that supports managers and self-managed artists with professional development, mentorship, and networking opportunities. Prior to MMF Canada, Amie ran an artist management and development company, was the board president of Folk Music Ontario, worked in marketing and management at Coalition Music, and was the programming coordinator for the Folk Alliance International Conference.

Benjamin Valliquette

Ben is a music industry specialist with a range of experience in the design and construction of complex recording, rehearsal, and performance facilities. He has been an integral part of many award-winning projects including the Aga Khan Museum and the Wong Dai Sin Temple which was a recipient of the Governor General's Medal. As Co-Founder of Lynx Music, Ben's efforts had an enormous impact on the growth of music facilities with the creation of several rehearsal and recording spaces in Toronto.

Jamal Vickers

Jamal Vickers started in the music industry in 2003, as a DJ. In 2010 he transitioned into Artist Management, he applied and graduated from The Remix Project in 2014.2018 He released his passion project "The Black Gang EP", he also landed his first sync placement in "The Chi" and started as an Intern at Public Records. He's managed to assume more roles as the years progressed for the indie label, starting as a Marketing Manager and most recently sharing the A&R role with founder Gavin Sheppard.

Melissa Vincent

Melissa Vincent is a music journalist, researcher, and strategist based in Toronto. Her work broadly investigates questions of equity, intimacy, and community formation as it relates to music, technology, and culture. She's a music correspondent on CBC's the National, the Polaris Music Prize jury foreperson, a SOCAN Songwriting Prize panelist, and a Prism Prize juror. Her work has been featured in Pitchfork, Billboard, NPR Music, The Globe and Mail, among others.

Lisa Zbitnew

Lisa Zbitnew is a recognized senior executive, entrepreneur and advisor, with over 25 years of experience in fostering innovative environments, and building industry leading businesses in the recorded and live music sectors. Her storied career has included posts as President of Sony and BMG Music in Canada, as well as War Child North America. Lisa is currently the owner operator of The Phoenix Concert Theatre, and co-owner, operator of The Bronson Centre Music Theatre in Ottawa.

The purpose of this report is to have City Council appoint members of the public to the Toronto Music Advisory Committee for the remainder of the current term of City Council.

The Civic Appointments Committee recommends that:  

1. City Council appoint the following candidates to the Toronto Film, Television and Digital Media Board, at pleasure of Council, for a term of office ending on November 14, 2026:

E.J. Alon

Matt Bishop

Lisa Broadfoot

Cynthia Clayton

Paula Devonshire

Amir Endalah

Gail Haupert

Joan Jenkinson

Samantha Leigh

Cynthia Lynch

Angela Mastronardi

Jayson Mosek

Wendy Noss

Jinder Oujla-Chalmers

Biju Pappachan

Ramona Pringle

John Rakich

Kenneth Rogers

Magali Simard

Jane Tattersall

Christa Tazzeo Morson 

2. City Council waive Section 2.1 of the Public Appointments Policy concerning the residency requirement and appoint Alma Parvizian, at pleasure of Council, for a term of office ending November 14, 2026.

3. City Council direct that the balance of confidential information contained in Confidential Attachment 1 to the report (September 21, 2023) from the General Manager, Economic Development and Culture remain confidential as it relates to personal matters about identifiable individuals being considered for appointment to the Toronto Film, Television and Digital Media Board.

Candidates' biographies:

E.J. Alon

E.J. Alon (he/him) is a creative intrapreneur, equity champion and results-oriented executive who is passionate about arts and culture and the transformative power of storytelling. E.J. joined the Canadian Film Centre (CFC) as Executive Lead, Creative Impact and Revenue in 2021. His career includes senior roles with TIFF, the Academy of Motion Picture Arts and Sciences in Los Angeles and most recently, Telefilm Canada.

Matt Bishop

Matt Bishop, co-founder of Sinking Ship Entertainment, has 5 Emmy wins and has produced 21 original kids' series. Recognized as atop kids' company globally, Sinking Ship pioneers in animation tech, in live action, series and features. Matt's accolades include Emmy, BAFTA, and more. He also co-chairs CASO, supporting the animation industry.

Lisa Broadfoot

As a member of the CMPA's senior leadership team, Lisa develops strategies and advocacy related to financing, builds relationships with industry stakeholders, and engages in government relations. Prior to joining CMPA, Lisa was SVP, Business Affairs & Production Financing with Boat Rocker Media, and before that she was Director, Production Finance and Operations with Wildbrain. She has worked in commercial film production, documentary film and television, scripted drama, factual, and animation.

Cynthia Clayton

Cynthia Clayton has been with DGC Ontario for over a decade, with years of film and television experience giving her firsthand knowledge on how best to serve and support the DGC Membership in all aspects of production. Cynthia is responsible for the adherence of the DGC Ontario/CMPA Standard Agreement, under which our 3,000Members work. In addition to her role as Senior Business Agent, she is the Treasurer of Section 21 Film and TV Health and Safety Advisory Committee.

Paula Devonshire

A graduate of U of T, Paula has attended the prestigious Canadian Film Centre, Trans-Atlantic Partners and was the first Canadian to participate in the Inside Pictures Producer Program in London, UK. Paula is a member of the Mohawks of the Bay of Quinte First Nation. As a feature and television producer she has worked with acclaimed filmmakers such as Neil Jordan, Atom Egoyan, George Romero, and Alex Kurtzman.

Amir Endalah

Born in Tehran, Amir Endalah is an expert creative force with years of experience across international production markets in media, film and television. A senior producer, creative director and team leader across a variety of content creation projects. Maintaining a strong advocacy for the independent film industries as well as striving for innovation in production and education. He is one of the key thought leaders in virtual production activities and workflows in Toronto and Canada at large.

Gail Haupert

Forward thinking union leader with 15+ years of expertise bringing non-confrontational, fair and strategic perspective on the interpretation and administration of Collective Bargaining Agreements and Labour Relations disputes. Recognized for being resourceful and goal oriented with proven accomplishments of effectuating positive organizational change, increasing employee engagement, productivity and retention.

Joan Jenkinson

Joan Jenkinson is the Executive Director of the Black Screen Office. She is an accomplished television executive and an outspoken advocate for Black Canadians working in the screen industries. Under her leadership the BSO has been named the 2022 Changemaker Organization of the Year. Joan is a founding Partner at Artemis Pictures which is focused on developing and producing scripted content for television.

Samantha Leigh

Samantha Leigh is a Sustainability Consultant for the film and television industry with Green Spark Group. She got her start on the ground as a Production Assistant in the sustainability department on a location and studio based drama in the Greater Toronto Area. Since then, she has worked with production companies, studios, and industry organisations across North America in support of a sustainable production transition. She shares her passion for sustainability through training programs.

Cynthia Lynch

Cynthia Lynch is Managing Director & Counsel at FilmOntario, an industry organization that advocates on behalf of the screen-based sector. Prior to this, Cynthia spent over10 years at Ontario Creates, most recently as Manager of Research, Strategic Planning and IT, where she oversaw the Agency's research and policy program and managed the business planning process. In 2012, Cynthia left Ontario Creates to pursue legal studies at the University of Ottawa. She was called to the Ontario bar in 2016.

Angela Mastronardi

Angela Mastronardi (she/her) is the president of the IATSE Local 873, the union representing motion picture technicians in the Greater Toronto Area. After achieving an Honours BA in both French and Economics from York University, she began her career as a Script Supervisor. Since joining the IATSE 873, Angela has been actively involved in union organizing and governance. She is currently on the Film Ontario Board.

Jayson Mosek

Jayson Mosek has been the Business Agent with NABET 700-M UNIFOR since 2011. NABET 700-MUNIFOR represents almost 3,000 qualified technicians across fifteen (15) different technical departments in the Ontario film, television & digital media production sector. Jayson is responsible for the promotion and marketing of the Union to prospective producers and works on various committees which strive to provide for the betterment of working conditions for Members and the industry as a whole.

Wendy Noss

Wendy Noss is the President of the Toronto-based Motion Picture Association - Canada - the Canadian arm of the MPA - serving as the voice and advocate of the major international producers and distributors of film, television and streaming content in Canada. The global studios served by the MPA include The Walt Disney Company, Paramount Pictures (VIACOMCBS), Sony Pictures Entertainment, Netflix, Universal Pictures (NBC Universal), and Warner Bros. ("MPA Studios").

Jinder Oujla-Chalmers

Jinder and her privately owned company have been working on Diversity issues in the media sector for over forty years. Jinder was instrumental in creating and designing the WGC Bell media Screenwriter's Diversity Program through Bellmedia's Benefits package. It aimed to engage young screenwriters from diverse communities. It aimed to engage young screenwriters from diverse backgrounds.

Biju Pappachan

Committed to systemic and sustainable change, Biju collaborates with business, government and community to tackle complex social issues facing underserved groups across the country. Currently, As Executive Director of POV, he convenes and catalyzes multi stakeholder partnerships from across the Film, TV and digital media sector with aims to map economic and educational pathways for diverse creatives trying to gain meaningful access that will launch successful careers into the sector.

Alma Parvizian

With 18 years of experience, I have an extensive knowledge of working in arts and communications. As Managing Partner, I oversee PR strategy, staffing, business development, and client relations for Touchwood PR. Prior to joining Touchwood PR in 2011, I was a key member of the Communications team at TIFF for six years, managing the press office for the Festival, year-round programming, and integral member of the Communications team for the opening of TIFF Bell Lightbox.

Ramona Pringle

Ramona Pringle is a writer, creator, researcher and journalist whose body of work spans a broad range of platforms, with a focus on the evolving relationship between humans and technology. She is a professor in the RTA School of Media at Toronto Metropolitan University and Director of The Creative School's Innovation Studio. She has produced multiple groundbreaking interactive works and is well known for her technology journalism. She has a BFA from York University and Master's Degree from NYU.

John Rakich

John Rakich is a Location Manager with over 23 years of experience working on long and short format features and numerous television series for studios and streaming services. He is the current President of the Location Managers Guild International and a board member of the Directors Guild of Canada Ontario. He is also a member of the Academy of Television Arts & Sciences, the Academy of Canadian Cinema & Television and a frequent speaker at panels around the world.

Kenneth Rogers

Ken Rogers is Academic Director of the MBA Program in Arts, Media and Entertainment at the Schulich School of Business and Associate Professor of Cinema and Media Arts at York University. He is Director of the Cinespace Motion Media Studio, a 6,000 sq. ft. film studio in the heart of Cinespace's Kipling facility, a partnership offering unique experiential education opportunities to York film and media students. He was formerly Associate Dean, Research at the School of the Arts.

Magali Simard

Magali Simard is the newly appointed Director of Industry Relations at Cinespace Studios, Toronto's largest production facility. She is the former Film Sector Development Program Manager for the City of Toronto where she led economic and creative development activities to amplify the international competitiveness of the City's $2.5B Screen sector. Prior to joining the City, Magali was a lead curator and the senior manager of theatrical programming at the Toronto International Film Festival.

Jane Tattersall

Jane Tattersall is a creative post-production professional known for her award-winning sound work and business leadership. She has a Woman Entrepreneur of the Year Award 2000, National Post Business & the Arts Award 2003, and recently the 2021 WIFT-T Crystal Award for Outstanding Achievement in Business. Jane is head of the Toronto facility of Picture Shop and Formosa Group. The business works with industry partners to ensure continued success for Toronto's film and television sector.

Christa Tazzeo Morson

With long standing roots in vfx and postproduction, Christa Tazzeo Morsonhas worked with filmmakers to deliver the best creative driven solutions for the screen for over 20 years. She is credited with work on the Academy Award winning feature Spotlight, the Emmy award winning television series' Game of Thrones and The Handmaid's Tale. Christa is an active member of the Toronto production community. She sits on the OnCreates Industry Advisory Council and the WIFT Engagement Committee.

This report recommends the appointment of 22 individuals to the Toronto Film, Television and Digital Media Board for the remainder of the current term of City Council.

The Economic and Community Development Committee recommends that:

1. City Council advocate to the Government of Ontario and the Federal Government to provide financial support to industry-specific, non-profit organizations, such as The AFC (founded as the Actors Fund of Canada), that provide funds to workers facing financial challenges in Canada’s entertainment industry.

2. City Council express its support for the development and preservation of entertainment industry studio space on Toronto's industrial lands.

3. City Council request the Film Commissioner and Director, Entertainment Industries to present to the Planning and Housing Committee or to the Executive Committee on the importance of the film industry.

The Film Commissioner and Director, Entertainment Industries gave a presentation to the Economic and Community Development Committee on Toronto's Film Industry: Protecting a Valuable Asset. 

The Film Commissioner and Director, Entertainment Industries will present an overview of the value of the film industry to Toronto in terms of jobs, economic impact, inclusion, adjacent industries, and cultural value. The presentation will also address current significant challenges, including impacts of the SAG-AFTRA / WGA strikes, the competitive landscape, and how potential changes to employment lands may affect available studio space in Toronto.

The Economic and Community Development Committee recommends that:

1. City Council receive the item for information. 

Noah Farber, Director, Corporate and Government Affairs, Mondelez Canada, and Paul Scrivener, Director of External Relations, Toronto Industry Network, gave a presentation to the Economic and Community Development Committee on the current status of Toronto's manufacturing sector, highlighting existing issues, opportunities, and competitiveness challenges. 

This presentation will provide an overview of the current status of Toronto's manufacturing sector, highlighting existing issues, opportunities, and competitiveness challenges. The presentation will illustrate how manufacturing supports good jobs across the city, and how it is a critical part of a diverse economy with high economic multipliers.

The Economic and Community Development Committee recommends that:  

1. City Council direct the General Manager, Economic Development and Culture to review and propose changes to the Winterlicious/Summerlicious program so it more effectively and equitably supports restaurants across Toronto based on the results of the two restaurant and hospitality surveys, and report back to Council in the first quarter of  2024 on options within its existing financial framework.

2. City Council direct the General Manager, Economic Development and Culture to work with relevant divisions to improve access to City-run programs with a focus on underserved restaurant segments outside of the downtown core, based on the results of the two restaurant and hospitality surveys.

3. City Council convey appreciation to the Government of Canada for extending the repayment deadline for the Canada Emergency Business Account (CEBA) loans and request that they also extend the qualification for partial loan forgiveness of up to 33 per cent to December 31, 2024.

4. City Council direct the General Manager, Economic Development and Culture, to identify available resources that can be shared with restaurant owners facing displacement due to development, as part of the Division’s next update in the first quarter of 2024 to City Councillors on City supports available to small businesses.

While the COVID-19 pandemic negatively impacted many sectors of Toronto's economy, the restaurant industry experienced especially stringent public health measures and associated market changes and now faces a difficult path to economic recovery. As directed by City Council through its consideration of the report titled Supporting Restaurants in Toronto: Recovery and Renewal (2022.EC28.2), this report shares the findings from two surveys that engaged with Toronto’s restaurant and hospitality industry in 2022, and identifies related opportunities to improve existing or inform the development of new supports for different segments of the sector.

While existing City restaurant and small business support programs such as Winterlicious/Summerlicious (WL/SL) and the Small Business Property Tax sub-class were found to be generally viewed positively, findings from these surveys illustrate continued challenges facing Toronto's restaurant owners and operators, as well as variable recovery across different sector segments and geographies of Toronto’s restaurant industry. The findings of the surveys, combined with additional research, demonstrate the need to review the WL/SL program and underscore the importance of improving the design, awareness and uptake of the City’s restaurant and small business support programs, especially among quick serve, often family-run, restaurants located outside the downtown core which are not connected to a Business Improvement Area (BIA).

The Economic and Community Development Committee recommends that:  

1. City Council direct the General Manager, Economic Development and Culture to formally establish the Cultural Hotspot as a grant program with four funding streams: Signature, SPARK, Ignite Ideation and Live Arts Mentor, in accordance with the City's Community Grants Policy.

2. City Council authorize the General Manager, Economic Development and Culture, to allocate, approve, and disburse one-time, and multi-year grants to not-for-profit organizations through the Cultural Hotspot Program, with funding allocation to be subject to the necessary budget processes and in accordance with the City's Community Grants Policy.

3. City Council authorize the General Manager, Economic Development and Culture to negotiate, enter into and execute single and multi-year contribution agreements with not-for-profit organizations funded through the Cultural Hotspot program, with funding recipients and grant amounts to be determined annually by the General Manager, Economic Development and Culture, within the budget allocation for the program, and on such content, terms and conditions deemed necessary by the General Manager, Economic Development and Culture, and in a form satisfactory to the City Solicitor

4. City Council direct the General Manager, Economic Development and Culture to formally establish the Youth Cultural Incubators Stabilization Initiative as a multi-year grant program with two funding streams: Mentor and Mentee, in accordance with the City's Community Grants Policy.

5. City Council authorize the General Manager, Economic Development and Culture, to allocate, approve, and disburse one-time and multi-year grants to not-for-profit organizations through the Youth Cultural Incubators Stabilization Initiative program, with funding allocation to be subject to the necessary budget processes and in accordance with the City's Community Grants Policy.

6. City Council authorize the General Manager, Economic Development and Culture to negotiate, enter into and execute one-time and multi-year contribution agreements with not-for-profit organizations funded through the Youth Cultural Incubators Stabilization Initiative program, with funding recipients and grant amounts to be determined annually by the General Manager, Economic Development and Culture, within the budget allocation for the program, and on such content, terms and conditions deemed necessary by the General Manager, Economic Development and Culture, and in a form satisfactory to the City Solicitor.

7. City Council direct the General Manager, Economic Development and Culture, to work with the Director and Chief Executive Officer of the Toronto Arts Council to ensure the most efficient and effective deployment of City resources in support of Toronto’s cultural sector, and to include any recommendations in a renewed Memorandum of Understanding between the City of Toronto and Toronto Arts Council and report to the Economic and Community Development Committee in the fourth quarter of 2024. 

This report responds to direction from City Council to align three Economic Development and Culture (EDC) initiatives with the City's Community Grants Policy: Cultural Hotspot, Live Arts Mentor (LAM) and the Youth Cultural Incubators Stabilization Initiative (YCISI). Along with other EDC programs and initiatives, such as funding to Local Arts Service Organizations (LASOs), these initiatives run concurrently and operate collectively to provide critical arts-focused resources for some of the city's most vulnerable, equity-deserving arts and culture organizations, collectives and artists to advance cultural development and engagement in communities outside the downtown core, while supporting the next generation of arts leaders and organizations. They are aligned with the City of Toronto priority to advance people and neighbourhoods and with EDC's 2022-2023 strategic direction to grow and promote Toronto's cultural vibrancy.

The Cultural Hotspot program, Live Arts Mentor and Youth Cultural Incubators Stabilization Initiative are recognized as important initiatives with demonstrated impacts through robust and rigorous external program evaluation and internal review processes. Since its inception in 2014, the Cultural Hotspot program has been strategically deployed to spotlight areas of cultural heritage significance, such as Little Jamaica. To date, it has successfully supported 269 projects and highlighted communities in Scarborough, North York, East York, Etobicoke, and other areas. Live Arts Mentor, in turn, has helped build the capacity of small and mid-sized arts organizations, supporting 22 mentorships to local arts organizations, including Stolen from Africa and Tangled Arts + Disability. The Youth Cultural Incubators Stabilization Initiative, finally, has supported youth-led and youth-serving organizations including The Remix Project, Nia Centre for the Arts, Manifesto, and RISE.

The proposed changes in this staff report are part of EDC's grant reform, which started in 2019 – when the City of Toronto Community Grants Policy came into effect – and aims to improve accessibility, transparency and accountability of all EDC grants. Through this report, EDC is seeking recognition of these initiatives as grant programs with specific streams and transparent processes, and the required divisional discretion to review applications, allocate funds and enter into funding agreements, in compliance with the Community Grants Policy.  If adopted, changes will allow for continued supports through distinct grant programs with a clear application process to different streams within existing budget allocation, increasing transparency and accountability of City funding to local arts and culture organizations.

The Economic and Community Development Committee recommends that:

1.  City Council, in accordance with the City's Public Appointments Policy, appoint the following nominee to the Rogers Road Business Improvement Area Board of Management set out below at the pleasure of Council, and for a term expiring at the end of the term of Council or as soon thereafter as successors are appointed:

            Pinto, Ricardo

2.  City Council remove the following directors from the Business Improvement Area Boards of Management set out below:

            Mount Pleasant Village:

            Antonio, Alyssa

            The Eglinton Way:

            Goodman, Laurie

The purpose of this report is to make changes to the Mount Pleasant Village and Rogers Road and The Eglinton Way Business Improvement Area (BIA) Boards of Management, in accordance with the requirement of the City of Toronto Municipal Code Chapter 19, Business Improvement Areas. The Mount Pleasant Village, Rogers Road and The Eglinton Way BIAs fall within two Community Council boundaries.

The Economic and Community Development Committee recommends that:

Creating a net zero requirement for vehicles-for-hire starting January 1, 2030

1. City Council amend the City of Toronto Municipal Code, Chapter 546, Licensing of Vehicles-for-Hire, to require an individual, as of the date they are first granted a taxicab owner, limousine owner, or private transportation company driver licence or its renewal after December 31, 2029 to register and use a Zero Emissions Vehicle, and to require that as of January 1, 2031 all vehicles-for-hire must be Zero Emissions Vehicles, subject to the exceptions outlined below.

a. Provide an exemption for Stretch Limousines and Accessible Vehicles until further review determines that enough zero-emission vehicle models can be converted to be Stretch Limousines and Accessible Vehicles.

b. Permit Plug-in Hybrid Electric Vehicles to operate as vehicles-for-hire until December 31, 2032.

2. City Council amend the City of Toronto Municipal Code, 546, Licensing of Vehicles-for-Hire to add the following definitions:

a. Zero-Emission Vehicle: A battery electric vehicle (BEV) or hydrogen fuel cell vehicle (HFCV) included in the Ontario Ministry of Transportation’s Green Licence Plate Program’s list of eligible vehicles, or a similar list of Zero-Emission Vehicles approved by the Executive Director, with the input of the Executive Director, Environment and Climate or their successor, at their sole discretion.

b. Plug-in Hybrid Electric Vehicle: A plug-in hybrid electric vehicle (PHEV) included in the Ontario Ministry of Transportation’s Green Licence Plate Program’s list of eligible vehicles, or a similar list of Plug-in Hybrid Electric Vehicles approved by the Executive Director, with the input of the Executive Director, Environment and Climate, at their sole discretion.

Developing an electric vehicle charging network to meet the needs of vehicles-for-hire

3. City Council direct the Executive Director, Environment and Climate, in consultation with the Chief Executive Officer, The Atmospheric Fund, the Executive Director, Municipal Licensing and Standards, and the General Manager, Transportation Services to report back by the fourth quarter of 2024 with the City’s plan to support the capacity and infrastructure needs of the electrification of the Vehicle-for-Hire sector; and the plan should:

a. Identify the type, number and location of public chargers needed to meet the needs of the Vehicle-for-Hire sector over time;

b. Identify the respective roles and contributions needed for a Toronto-wide public charging solution for the Vehicle-for-Hire sector, and develop a plan for the Toronto context;

c. Outline any necessary City resources and/or actions needed to meet the identified public charging and electric grid capacity needs of Toronto’s Vehicle-for-Hire sector by year;

d. Identify electric grid capacity needs for electrification of Vehicles-for-Hire fleet by 2030;

e. Assess adequate consumer supply of zero-emission vehicles for electrification of the Vehicles-for-Hire fleet by 2030; and

f. Report on an annual basis from 2025 to 2029 including ongoing assessment of requisite infrastructure and capacity in the charging network, electric grid, consumer supply and other identified resources and/or actions for the sector to meet the 2030 electrification requirement.

4. City Council authorize the Executive Director, Municipal Licensing and Standards, to fund, using licensing fee revenues held in the Vehicle-for-Hire Reserve Fund, one temporary full-time staff position at the Environment and Climate Division for up to three years, with an opportunity to review in the year following, to consider the advanced needs of the vehicle-for-hire industry in planning for public Electric Vehicle charging deployment and monitoring the availability of electric vehicle supply, in consultation with relevant City divisions, agencies and corporations.

Provide education on Zero-Emission Vehicles

5. City Council direct the Executive Director, Municipal Licensing and Standards, in consultation with other relevant divisions, agencies and organizations, to provide education on zero-emission vehicles specifically for the vehicle-for-hire industry.

Waiving the seven model year maximum for Zero-Emission Vehicles operating as vehicles-for-hire

6. City Council amend City of Toronto Municipal Code, 546, Licensing of Vehicles-for-Hire:

a. Such that no model-year maximum applies to taxicabs or limousines that are Zero-Emission Vehicles.

b. Such that no model-year maximum applies to private transportation company vehicles that are Zero-Emission Vehicles.

Extending the maximum vehicle age by one additional year for vehicles required to be replaced by March 31, 2024 to provide vehicle-for-hire licensees more time to consider the 2030 requirement

7. City Council, Despite the provisions of Toronto Municipal Code, Chapter 546, Licensing of Vehicles-for-Hire, permit vehicles-for-hire that are required to be replaced by March 31, 2024 due to their vehicle age to operate for one additional year, to allow vehicle owners time to determine if they wish to purchase a Zero-Emission Vehicle or Plug-in Hybrid Electric Vehicle as a replacement vehicle.

Implementation

8. City Council authorize the City Solicitor to introduce the necessary bills to give effect to City Council's decision and City Council authorize the City Solicitor to make any necessary clarifications, refinements, minor modifications, technical amendments, or by-law amendments as may be identified by the City Solicitor, and the Executive Director, Municipal Licensing and Standards.

9. City Council request the Government of Ontario reintroduce consumer incentive programs to encourage the purchase and improve affordability of zero emissions vehicles.

The Economic and Community Development Committee:

1. Referred Recommendations 3 to 11, below, to the Executive Director, Municipal Licensing and Standards until such time as the General Manager, Transportation Services and the Executive Director, Municipal Licensing and Standards report back on a comprehensive framework for the Vehicles-for-Hire industry, so that the the Zero Emissions Grant proposal is considered at the same time:

"Providing Zero Emissions Grant to Taxicab and Limousine owners operating with a Zero-Emission Vehicle and PTCs for trips taken in a Zero-Emission Vehicle

3. City Council establish a Zero Emissions Grant Program, starting January 1, 2024 and ending December 31, 2029, that is: 

a. Funded through Municipal Licensing and Standards' (MLS) operating budget to a maximum of $10 million, or such lesser amount set by the Executive Director, Municipal Licensing and Standards, at their sole discretion, based on their view of MLS’ budgetary requirements; 

b. Disbursed to taxicab and limousine owners who register a Zero-Emissions Vehicle at the time of application for a corresponding license or its renewal, to be applied against fees owed to MLS; and 

c. Disbursed periodically to private transportation companies (PTC) for each trip completed on their platforms using a Zero-Emissions Vehicle, for remittance to the PTC drivers who delivered such trips. 

1. A PTC shall submit a plan to MLS describing how it will remit the Zero Emissions Grant to PTC drivers operating a Zero-Emission Vehicle on its platform in a format prescribed or approved by the Executive Director.

2. Licensed PTCs shall submit their plans to MLS by March 1, 2024, December 1, 2024 and every year following on December 1, up to and including December 1, 2028.

3. MLS may post the PTC’s grant remittance plans on the City’s website in a manner determined by the Executive Director.

4. PTCs shall share their grant remittance plans directly with PTC drivers on their platforms on an annual basis.

4. City Council amend Chapter 546 to require private transportation companies (PTC) to maintain business records of:

a. Trips that specify whether or not the trip was completed in a Zero-Emission Vehicle, Plug-in Hybrid Electric Vehicle, or internal combustion engine vehicle;

b. The total amount of Zero Emissions Grants remitted to PTC drivers on a monthly basis; and

c. The make and model of each vehicle for trips completed in a Zero-Emission Vehicle or Plug-in Hybrid Electric Vehicle.

5. City Council authorize the Executive Director, Municipal Licensing and Standards or designate, at their sole discretion, to set or amend the amount of, or suspend disbursement of, the Zero Emissions Grant (“the Grant”), and to set or amend eligibility criteria for the Grant, to achieve one or more of the following goals:

a. Distribute funding as best as possible throughout the term of the Grant, within the overall funding maximum set by the Executive Director, Municipal Licensing Standards; 

b. Incentivize the early adoption and use of Zero-Emission Vehicles by the vehicle-for-hire industry; and  

c. Ensure the Grant is distributed equitably among various classes of the vehicle-for-hire industry.  

6. City Council set the following minimum criteria for a taxicab or limousine owner to be eligible to receive the Zero Emissions Grant. They must:

a. Be granted a taxicab or limousine owner license, or its renewal, by Municipal Licensing and Standards (MLS); 

b. Register a Zero-Emission Vehicle with MLS for use as a taxicab or limousine at the time of application for a taxicab or limousine owner license, or its renewal; and

c. Provide such declaration or other proof satisfactory to MLS that these eligibility criteria, or other criteria set by the Executive Director, Municipal Licensing and Standards, have been met.  

7. City Council set the following minimum criteria for a private transportation company (PTC) to be eligible to receive the Zero Emissions Grant. They must:

a. Be licensed as a PTC under Chapter 546;

b. Provide complete and accurate trip records and data to Municipal Licensing and Standards (MLS), as required by Chapter 546;

c. Remit the Zero Emissions Grant to PTC Drivers in accordance with the requirements of Chapter 546; and

d. Provide such declaration or other proof satisfactory to MLS that these eligibility criteria, or other criteria set by the Executive Director, Municipal Licensing and Standards, have been met.

8. City Council authorize the Executive Director, Municipal Licensing and Standards, to refuse or cancel a Zero Emissions Grant if the recipient does not meet or no longer meets the eligibility criteria; if a Grant was made by Municipal Licensing and Standards (MLS) due to an administrative or technical error, or if the recipient has not provided complete or accurate information or data to MLS.

9. City Council require the Executive Director, Municipal Licensing and Standards, if they are considering refusing or cancelling a Grant, to provide the recipient with written notice and an opportunity to respond in writing within 10 days, and to subsequently provide the recipient with written notice of Municipal Licensing and Standards' final decision regarding the Grant.

10. City Council authorize the Executive Director, Municipal Licensing and Standards, to recover any Grant disbursed by Municipal Licensing and Standards in error or based on incomplete or inaccurate information provided by the recipient, and to require that the recipient repay the Grant as a condition of future license renewal.

11.  City Council authorize the Executive Director, Municipal Licensing and Standards, to fund, using licensing fee revenues held in the Vehicle-for-Hire Reserve Fund, one temporary full-time staff position for up to seven years, and to renew the position for one additional term, to undertake compliance and auditing work required to help ensure Grant recipients meet eligibility criteria."

2.  Referred Recommendation 17, below, to the Executive Director, Municipal Licensing and Standards until such time as the General Manager, Transportation Services and the Executive Director, Municipal Licensing and Standards report back on a comprehensive framework for the Vehicles-for-Hire industry, so that the changes to City of Toronto Municipal Code, Chapter 441 are considered at the same time:

"Ending the temporary 50% reduction of renewal fees for certain vehicle-for-hire licensees

17. City Council amend City of Toronto Municipal Code, Chapter 441, Fees and Charges, to undo the temporary 50 percent reduction of renewal fees adopted by City Council on February 18, 2021 (EX21.2 - 2021 Capital and Operating Budgets) as a COVID-19 financial relief measure for certain vehicle-for-hire licensees, and return the fees to their 100 percent rates beginning on January 1, 2025, substantially in accordance with Table 1 below.

Table 1: Fees to return to 100 percent Fee Rate beginning January 1, 2025

In December 2021, City Council directed Municipal Licensing and Standards (MLS) to set a goal of net zero emissions by 2030 for vehicles-for-hire (VFH), and to align plans for vehicle electrification and emissions reduction to achieve this ambitious goal.

The transportation sector as a whole represents an estimated one third of the city’s total emissions, of which the VFH industry contributes 4-6% of total transportation emissions. The VFH industry, which encompasses taxicabs, limousines, and private transportation companies (PTCs) such as Lyft and Uber, has a unique opportunity to be a leader in zero emission transportation, as VFH on a per-vehicle basis travel three to four times the number of yearly kilometres driven by private passenger vehicles. Transitioning this industry to net zero is part of the City’s broader efforts to achieve community-wide net zero emissions through the TransformTO Net Zero Strategy.

This report outlines a proposed approach to support the VFH industry to achieve the Council-directed net zero by 2030 requirement, including recommended by-law updates and complementary programs. It includes the following suite of proposals: requiring VFH to be zero emission vehicles (ZEVs) by 2030 (with some exceptions); temporarily reducing licensing fees via grants for early adopters in the VFH industry who operate with a ZEV prior to 2030; supporting the expansion of electric vehicle charging infrastructure; providing operational flexibility by waiving vehicle age limits for ZEVs; permitting plug-in hybrid electric vehicles (PHEVs) to operate as VFH for an additional two years (until 2032) and extending VFH due for replacement in 2023 by one additional year; and providing education on the benefits and total cost of ZEVs ownership. The proposed approach was developed in response to feedback from industry and public stakeholders as well as consideration of the equity impacts of the net zero by 2030 requirement, as a substantial proportion of the VFH industry consists of lower-income individuals and equity-seeking groups.

Accomplishing the goal of net zero by 2030 requires a financial investment by the City, and an all-of-government approach, including key partnerships with City divisions, corporations, and agencies. The proposals, both regulatory and financial, are the first step towards transitioning the VFH industry to net zero by 2030 and are designed to support the achievement of this ambitious goal as directed by Council. The goal of net zero by 2030 in the VFH industry is feasible only if equity-related barriers are adequately addressed and infrastructure development, ZEV availability, and market projections are achieved. Staff will continue to monitor and report back to Committee and Council on these key elements, as required.

This report was prepared in consultation with Environment & Climate, Transportation Services, Policy, Planning, Finance and Administration, and Legal Services.

The Economic and Community Development Committee recommends that:

1. City Council amend Toronto Municipal Code Chapter 545, Licensing, to move §545-104G and H, §545-113A and B, §545-265, 266, and 267, which set conditions on tows from private or municipal property, to Chapter 915, Parking on Private or Municipal Property, as of January 1, 2024.

2. City Council amend Toronto Municipal Code Chapter 545, Licensing, to move the definitions of "Gross Vehicle Weight Rating", "Hirer", and "Toronto Police Service Contract Rate" to Chapter 915, Parking on Private or Municipal Property, as of January 1, 2024.

3. City Council amend Toronto Municipal Code, Chapter 915, Parking on Municipal or Private Property, by adding a definition of "Public Garage" as follows:

          PUBLIC GARAGE - A building or place that receives or stores towed motor
           vehicles.

4. City Council amend Toronto Municipal Code Chapter 545, Licensing, to delete all remaining licensing requirements and provisions that relate to Tow Truck Drivers and Tow Truck Owners, as of January 1, 2024.

5. City Council amend Toronto Municipal Code Chapter 545, Licensing, to delete all licensing requirements and provisions related to Collision Reporting Centres, as of January 1, 2024.

6. City Council amend Toronto Municipal Code Chapter 441, Fees and Charges, Appendix C, Schedule 12, to delete fees associated with Tow Truck Drivers, Tow Truck Owners, and accredited vehicle repair facilities, as of January 1, 2024.

7. City Council delete §150-12 from Toronto Municipal Code Chapter 150, Municipal Law Enforcement Officers, as of January 1, 2024.

8. City Council extend the term of licences held as of October 1, 2023 by Tow Truck Drivers, Tow Truck Owners, and Public Garages that exclusively receive or store towed vehicles to December 31, 2023, without the need to pay associated licence renewal fees.

9. City Council approve such amendments to Toronto Municipal Code Chapters 150, 441, 545, and 915 as required by the City Solicitor and the Executive Director, Municipal Licensing and Standards to give effect to the recommendations above.

The City of Toronto is one of twenty Ontario municipalities that license and oversee the towing and vehicle storage industries. In June 2021, the Ontario government passed the Towing and Storage Safety and Enforcement Act (TSSEA) to establish a framework to transition municipal oversight of the towing and vehicle storage sectors to the province.

The purpose of this report is to outline the Province's new authority over the towing and vehicle storage sectors, introduce technical amendments to City by-laws to reflect new provincial oversight, and discuss additional transitional matters related to the City's current role in licensing towing and vehicle storage providers.

TSSEA and related amendments to the City of Toronto Act, 2006 mean that as of January 1, 2024, municipalities in Ontario will no longer have the authority to license and regulate most aspects of the towing and vehicle storage sectors. As a result, Toronto Municipal Code Chapter 545, Licensing and Chapter 441, Fees and Charges must be amended to remove Tow Truck Driver and Tow Truck Owner licensing categories and related licensing provisions, as well as associated licensing fees. In addition, public garages that exclusively receive or store towed vehicles can no longer be licensed by the City. A City of Toronto licence will still be required for all other public garages.

To transition to the provincial regime, staff are seeking City Council's approval to extend the licence term of existing Tow Truck Drivers, Tow Truck Owners and Public Garages that exclusively receive or store towed vehicles to December 31, 2023, without them needing to pay the associated licence renewal fee.

This report was prepared in consultation with Legal Services, Policy, Planning, Finance and Administration and the Toronto Police Service's Parking Enforcement Unit.

The Economic and Community Development Committee recommends that:

1. City Council request the Mayor to consider including the necessary budget to support late night swimming at Heron Park Outdoor Pool, including the installation of lighting, in proposing the 2024 Budget for Parks, Forestry and Recreation, in consultation with the Chief Financial Officer and Treasurer and General Manager, Parks Forestry and Recreation.

Located at 292 Manse Road, Scarborough, Heron Park Outdoor Pool currently closes at 8:00 p.m., not allowing for public night swimming. The outdoor pool is very popular with the surrounding community of single-family homes, high-rises, and townhouses.

Addressing a community need by adding the necessary supports to allow for night swimming would benefit the community as a whole and enhance services offered by this existing city asset.

The closest outdoor pool with extended hours, allowing for night swimming, is located at McGregor Park Outdoor Pool, within a two-hour walking distance or thirty-five minutes by public transit.

I hope I can count on your collaboration in improving this existing city asset and addressing the needs of the local community.

The General Government Committee recommend that:

1. City Council grant authority to the General Manager, Fleet Services Division to extend the term of the non-competitive Blanket Contract number 47022700 by entering into an amending agreement with Toromont Industries Ltd. for the supply and delivery of proprietary original equipment manufacturer parts and specialized services for Caterpillar equipment repair, warranty and non-warranty repair and maintenance, which includes the implementation of a telematics solution that will support these services through remote monitoring and proactive scheduling, based on the following conditions:

a. the initial term of this extension will be for a period of one (1)-year, commencing on November 1, 2024 to October 31, 2025 with the option to renew the contract for four (4) additional one (1)-year periods, subject to the exercise of each option year being at the sole discretion of the General Manager, Fleet Services Division and subject to the amounts payable under the contract being available under the current Fleet Services Division budget approval(s). This extension will revise the current maximum term duration from five (5) years to ten (10) years, where all optional extension years are exhausted;

b. the value of this extension, inclusive of an increase to the final year of the previous term and all additional option years for this extension, is $3,072,164 net of all taxes and charges ($3,126,234 net of Harmonized Sales Tax recoveries);

c. the agreement will be based on the condition that Toromont Industries Ltd. continues to be the exclusive distributor for the proprietary original equipment manufacturer parts and specialized services for Caterpillar equipment; and

d. on other terms and conditions satisfactory to the General Manager, Fleet Services, and in a form satisfactory to the City Solicitor.

The purpose of this report is to request authority from the General Government Committee to amend non-competitive Blanket Contract number 47022700 with Toromont Industries Ltd., for the supply and delivery of proprietary Original Equipment Manufacturer parts and specialized services for Caterpillar equipment warranty and non-warranty repair and maintenance, to extend the term by five (5) separate one (1)- year periods, and to increase the Blanket Contract value by $3,072,164 net of all taxes and charges ($3,126,234 net of Harmonized Sales Tax recoveries).

The term extension will revise the term of the contract from five (5) years to ten (10) years, where all current optional extension years are exhausted after the fifth year of the contract. The parts and specialized services cannot be obtained through the competitive procurement process as Toromont Industries Ltd. is the only authorized dealer in the Greater Toronto Area, and this has been confirmed by the equipment manufacturer Caterpillar Inc.

This equipment is critical to providing public service by supporting transfer station and haulage operations for Solid Waste Management and maintaining water infrastructure for Toronto Water Operations. Access to original equipment manufacturer parts and warranty or non-warranty services is critical to ensure that units are safe, reliable, and available when required.

City Council approval is required in accordance with Municipal Code Chapter 195- Purchasing, where the current request exceeds the Chief Procurement Officer's authority of the cumulative five (5) year commitment for each vendor, under Article 7, Section 195-7.3 (D) of the Purchasing By-Law or exceeds the threshold of $500,000 net of Harmonized Sales Tax allowed under staff authority as per the Toronto Municipal Code, Chapter 71-Financial Control, Section 71-11.1.

The General Government Committee recommends that:  

1. City Council authorize the Acting General Manager, Parks, Forestry and Recreation to sign on behalf of the City of Toronto a management agreement and any ancillary agreements and documents, and to amend the agreements as required with Thistle Golf Ltd. to manage play, pro shops, and food and beverage services at five City-operated golf courses for 10 years starting on approximately December 1, 2023, with two optional renewal terms of five years each, exercisable at the General Manager’s sole discretion, substantially on the terms and conditions set out in Attachment 1 and on such other terms and conditions satisfactory to the General Manager, Parks, Forestry and Recreation and in a form satisfactory to the City Solicitor. The golf courses include: Dentonia Park, Don Valley, Humber Valley, Scarlett Woods, and Tam O’Shanter.

2. City Council direct the Acting General Manager, Parks, Forestry and Recreation to collect socio-demographic data from users of the City’s golf courses in order to form a general profile of who is using the golf courses and to determine how the City’s golf courses and programming can be improved and adjusted to best serve all the residents of Toronto, as described in 2022.IE27.6 Review of City of Toronto Golf Courses adopted by Council on February 2, 2022, and in accordance with 2020.EX18.6 Data for Equity Strategy adopted by Council on November 25, 2020, with the purpose of understanding user profile, measuring trends for shaping future golf policies, and supporting priorities for equitable access.

The City of Toronto provides access to high-quality and affordable golf at five City-operated golf courses. Service at the golf courses is provided through a mixed model which incorporates responsibilities from both the City and its contractors. The current contracts delivering these services will expire at the end of the November 2023, and a new supplier must be secured by the end of 2023 in order to continue delivering these services.

The purpose of this report is to advise on the results of the Negotiated Request for Proposal (nRFP) Document Number 3703952212 for the management of play, pro-shops and food and beverage services at these five City golf course locations, and to seek authority to enter into legal agreements with the recommended supplier, Thistle Golf Ltd., for a fixed period of ten years from the date of award, with options to renew for two additional five-year periods at the City’s sole discretion, with revenue expectation to be in line or better than historic net financial performance. The scope of this Negotiated Request for Proposal incorporated the Council-approved recommendations included in 2022.IE27.6 Review of City of Toronto Golf Courses. 

The Negotiated Request for Proposal process identified Thistle Golf Ltd., a private contractor with considerable industry expertise, to deliver on the City's intended hybrid operating model at five City golf courses. Under this new hybrid operating model, the City maintains the golf courses and retains control over the asset, its access, and green fee rates, while the single supplier manages golf play and programming, food and beverage services, pro shops, retail, rentals, and clubhouse improvements.

The General Government Committee recommend that:

1. City Council grant authority to the Chief Planner and Executive Director, City Planning to negotiate and enter into a non-competitive agreement with KPMG in the amount of $140,000 net of all taxes and charges ($142,464 net of Harmonized Sales Tax) to complete a service delivery review of the Committee of Adjustment on terms and conditions satisfactory to the Chief Planner and Executive Director, City Planning, and in a form satisfactory to the City Solicitor.

The purpose of this report is to seek City Council authority to enter into a non-competitive contract with KPMG LLP (KPMG) for professional services for a service delivery review (Service Delivery Review) of the Committee of Adjustment. The expected term of the contract is expected to be for a period of 20 weeks commencing from the date of award and would end on April 1, 2024, with a value $140,000 net of all taxes and charges ($142,464 net of Harmonized Sales Tax recoveries).

In May 2021, through item PH22.7, City Council directed the Chief Planner and Executive Director, City Planning to report to Planning and Housing Committee on a consultant review of the Committee of Adjustment (Public Hearing Review). City Planning retained KPMG to complete the Public Hearing Review through a non-competitive fixed price contract with a value of $115,000 ($117,024 net of harmonized sales taxes). Purchase Order 6053047 was awarded to KPMG LLP in 2022 resulting from non-competitive number WS3246525067. The review was conducted in 2022 and concluded in January 2023.

The new contract is requested to deliver a key recommendation of the Public Hearing Review: that the City conduct a comprehensive review of the Committee of Adjustment (CoA) service delivery model, which was outside the scope of the Public Hearing Review.

The Chief Planner and Executive Director, City Planning, entered into a contract with KPMG in 2022 to support its division-wide Program Review, which is part of the ongoing larger initiative to improve the City's planning and development services. The value of this contract is $425,000 ($432,480 net of Harmonized Sales Tax recoveries) and was awarded through Purchase Order 6054155 resulting from non-competitive number WS3749083970. The Committee of Adjustment Service Delivery Review was not included as part of this contract.

The current non-competitive procurement for the Committee of Adjustment Service Delivery Review will bring the cumulative value of contracts between City Planning and KPMG to $680,000 exclusive of all taxes and charges.

City Council approval is required in accordance with Municipal Code Chapter 195, Purchasing, where the current request exceeds the Chief Purchasing Official's authority of the cumulative five-year commitment for each supplier, under Article 7, Section 195-7.3 (D) of the Purchasing By-Law or exceeds the threshold of $500,000 net of Harmonized Sales Tax allowed under staff authority as per the Toronto Municipal Code, Chapter 71, Financial Control, Section 71-11A.

The General Government Committee recommend that:

1. City Council grant authority to the Chief Engineer and Executive Director, to negotiate and enter into a non-competitive contract with Sanscon Construction Ltd., to replace the existing 300-millimetre watermain and related infrastructure on O'Connor Drive, between Sandra Road and Bermondsey Road, in the amount of $5,500,000 net of all taxes and charges ($5,596,800 net of Harmonized Sales Tax recoveries), on terms and conditions satisfactory to the Chief Engineer and Executive Director, Engineering and Construction Services, and in a form satisfactory to the City Solicitor.

The purpose of this report is to seek City Council authority to enter into a non-competitive contract with Sanscon Construction Ltd., for the replacement of the existing 300-millimetre cast iron watermain on O'Connor Drive between Sandra Road and Bermondsey Road in the estimated amount of $5,500,000 net of all taxes and charges ($5,596,800 net of Harmonized Sales Tax recoveries).

The total estimated cost of $5,500,000 net of all taxes and charges ($5,596,800 net of Harmonized Sales Tax recoveries) will be funded by Toronto Water. A non-competitive contract is necessary to enable an accelerated replacement of the existing watermain and water services on O'Connor Drive, given that the new green infrastructure under the current Contract 20ECS-LU-03FP is planned to be constructed directly above the existing watermain. This new green infrastructure could be damaged in the event of future watermain breaks and this damage likely would not be covered by the construction contract warranty.

City Council approval is required in accordance with Municipal Code Chapter 195, Purchasing, where the current request exceeds the Chief Purchasing Officer's authority of the cumulative five-year commitment for each Supplier, under Article 7, Section 195-7.3 (D) of the Purchasing By-law or exceeds the threshold of $500,000 net of Harmonized Sales Tax allowed under staff authority as per the Toronto Municipal Code, Chapter 71, Financial Control, Section 71-11A.

The General Government Committee recommends that:

1. City Council authorize the Executive Director, Corporate Real Estate Management to execute an amendment to the Property Management Agreement dated January 4, 1995 between the City of Toronto and Toronto Port Lands Company as previously amended December 31, 2017, in substantially the form of the amending agreement annexed to this report, with such changes or additional provisions that the Executive Director, Corporate Real Estate Management considers necessary or desirable, and in a form approved by the City Solicitor. 

The purpose of this report is to seek Council authority for the City to enter into an amending agreement (the "Amending Agreement") with the Toronto Port Lands Company ("TPLC") to amend the existing property management agreement (the "Property Management Agreement") entered into on January 4, 1995 as directed by Council, and subsequent extension agreement entered into on July 4, 2017 (the "2017 Extension Agreement"), renewing the Property Management Agreement for an additional five years. The Property Management Agreement authorizes Toronto Port Lands Company to manage certain properties designated as industrial development that the City had acquired from the Toronto Harbour Commissioners.

The Amending Agreement extends the Property Management Agreement for an additional period of 20 years and reflects and confirms the extent of any real property interests of the City in the properties municipally known as 300 Commissioners Street and 11 and 11R Small Street. 300 Commissioners and 11 and 11R Small Street have been managed by Toronto Port Lands Company pursuant to the Property Management Agreement or otherwise at the direction of the City in accordance with the Property Management Agreement.

The Amending Agreement also adds the property municipally known as 160 Commissioners Street, formerly part of the Lower Don Trail, which was maintained by the City. The Lower Don Trail will be moved to the west side of Don Roadway as part of the Port Lands Flood Protection work. CreateTO will lead the redevelopment of these and the adjoining lands as part of the McCleary District project in the future.

The General Government Committee recommend that:

1. Subject to the execution of the head lease amending agreement set out in Recommendation 2 below:

a. City Council, pursuant to the head lease dated June 16, 2005 (the "Head Lease"), between the City of Toronto and the Board of Governors of Exhibition Place (collectively, the "Landlord"), and BPC Coliseum Inc. (the "Tenant"), consent to the amendments to the sublease dated July 1, 2005 (the "Sublease") between BPC Coliseum Inc. (the "Sublandlord"), and Maple Leaf Sports and Entertainment Ltd. (the "Subtenant"), for the Sublease extension term of 10 years commencing July 1, 2025 and ending June 30, 2035, with an option to extend for a further 10 years to 2045, substantially on the terms and conditions set out in Appendix B and Confidential Attachment 1, and such other and amended terms and conditions deemed appropriate by the Deputy City Manager, Corporate Services and the Chief Executive Officer, Exhibition Place, and in a form satisfactory to the City Solicitor.

2. As a condition of granting the consent in Recommendation 1 above, City Council authorize the City and the Board to enter into a Head Lease amending agreement with BPC Coliseum Incorporated as set out in Schedule "B", whereby during the 10 year extension term from 2025 to 2035, the share of sublease rent, after payment of realty taxes and any other amounts provided for in the Head Lease, be distributed 75 percent to the City and the Board, as Landlord, and 25 percent to BPC Coliseum Incorporated, as Tenant, rather than 50 percent to each of the Landlord and Tenant as currently provided in the Head Lease.

3. City Council authorize the Director, Transaction Services to execute the Head Lease amending agreement set out in Recommendation 2 above, any agreements to give effect to the City consent set out in Recommendation 1 above, and any related documents, on behalf of the City.

4. City Council direct that the confidential information contained in Confidential Attachment 1 to this report remain confidential in its entirety, as it pertains to a position, plan, procedure, criteria or instruction to be applied to negotiations carried on or to be carried on by or on behalf of the City and the Board.

5. City Council direct the Chief Executive Officer, Exhibition Place to continue to optimize community use opportunities at Coca-Cola Coliseum such as public skating through engagement, partnerships and sponsorships with the Tenant and Subtenant for their allotted days as well as over Landlord allotted days.

The General Government Committee recessed its public session to meet in closed session to consider this item, as it relates to measures to be applied to negotiations by or on behalf of the municipality or local board.

The City and the Board of Governors of Exhibition Place (the "Board"), (collectively the "Landlord"), and BPC Coliseum Inc. ("BPC", the "Tenant") (now part of Oxford Properties), entered into a lease (the "Head Lease") dated June 16, 2005 for the premises now known as the Coca-Cola Coliseum (the "Leased Premises") for 49 years that expires October 31, 2052. Concurrently, BPC (the "Sublandlord"), and Maple Leaf Sports and Entertainment Ltd. ("MLSE", the "Subtenant") entered into a sublease (the "Sublease") dated July 1, 2005 for the use of the Premises as the home arena of the Toronto Marlies hockey club.

The Sublease term is for a 20-year period from July 1, 2005 to June 30, 2025. The Subtenant has a right, upon written notice on or before June 30, 2023 and subject to certain other conditions, to extend the term of the Sublease for a successive period of 10 years to June 30, 2035.  In 2005, the annual basic rent, percentage rent and supplemental rent for the extension term were negotiated and included in the Sublease. These existing provisions are set out in Confidential Attachment 1.

Maple Leaf Sports and Entertainment Ltd. is requesting to amend the Sublease for additional term with changes to the rent structure for basic rent, percentage rent and supplemental rent (which is the capital contribution in the Sublease). Maple Leaf Sports and Entertainment Ltd. and BPC Coliseum Inc. have entered into a conditional agreement setting out the proposed terms of the extension of the Sublease. Under the Head Lease, the Landlord's consent is required for any amendment to the Sublease. Accordingly, BPC Coliseum Inc. has approached the City and Board requesting consent to the proposed amendments for the Sublease.

Due to a number of recent and long term factors, including COVID-19 restrictions and historical sporting event attendance during the initial term of the Sublease, it has been necessary for the Board, the City and BPC Coliseum Inc. to revisit the financial and revenue assumptions made in 2005. Accordingly, this report recommends that City Council consent to the proposed amendments to the Sublease, as set out in Appendix B and Confidential Attachment 1, provided that BPC Coliseum Inc. agrees to amend the Head Lease to increase the share of Sublease rent payable to the City and Board, as approved by the Board, subject to obtaining the necessary City authorization, by adoption of Item EP5.11 at the Board's meeting of September 15, 2023.

The General Government Committee recommends that:  

1. City Council declare the City walkway lands located between 19 and 23 Lord Roberts Drive and described in Attachment 1 (the " Property") surplus, with the intended manner of disposal to be by way of a transfer of a permanent easement to Enbridge Gas Incorporated.

2. City Council grant an exemption from the requirement to give notice to the public with respect to the proposed declare surplus.

3. City Council direct that all steps necessary to comply with the City’s real estate disposal process, as set out in Article 1, Chapter 213 of the City of Toronto Municipal Code, Real Property, be taken to implement Recommendation 1 and 2 above.

The purpose of this report is to seek authority for the City of Toronto (the "City") to declare the lands currently utilized as a City walkway located between 19 and 23 Lord Roberts Drive as described in Attachment 1 (the "Property") surplus with the intended manner of disposal to be by way of a transfer of a permanent easement to Enbridge Gas Inc. ("Enbridge"). Authority for the proposed transfer of permanent easement will be sought separately utilizing Corporate Real Estate Management's delegated authority.

As per Toronto Municipal Code, s. 213-1.3, it is necessary to declare the Property surplus before proceeding with the proposed transfer of permanent easement. Under Toronto Municipal Code, s. 213-1.6, authority to declare City property surplus has been delegated to the Deputy City Manager, Corporate Services unless the local Councillor requests the matter to be determined through the appropriate standing committee. The local Councillor for the subject Property has requested that the proposed declare surplus be determined via the applicable committee process.

The General Government Committee recommends that:

1. City Council authorize the initiation of expropriation proceedings for a fee simple interest in a portion of the one-foot reserve on Registered Plan 711 illustrated as Part 5 on draft reference plan attached as Attachment A (the "Property") to the report (September 18, 2023) from the Executive Director, Corporate Real Estate Management, for the purposes of inclusion in a pedestrian walkway to be constructed from Montclair Avenue to the public street known as Lower Village Gate.

2. City Council grant authority to serve and publish the Notices of Application for Approval to Expropriate Land for the Property, to forward to the Ontario Land Tribunal any requests for hearings received, to attend the hearing(s) to present the City's position, and to report the Ontario Land Tribunal's recommendations to City Council for its consideration.

This report seeks authority to initiate expropriation proceedings for a fee simple interest in a portion of a one-foot reserve at the end of Bantry Avenue, for the purposes of inclusion in a pedestrian walkway to be constructed from Montclair Avenue south towards Bantry Avenue and then to the public street known as Lower Village Gate The pedestrian walkway will provide critical access to the Toronto Transit Commission St. Clair West Subway Station and the Cedarvale Ravine as part of a private condominium development at 63-91 Montclair Avenue.

This is Stage 1 of the expropriation process. Should City Council adopt the recommendations in this report, staff will serve and publish the Notice of Application for Approval to Expropriate in accordance with the Expropriations Act (the "Act"). Owners will have 30 days to request a hearing into whether the City's proposed taking is fair, sound and reasonably necessary.

Staff will report back to City Council with a Stage 2 report, providing details on property values and other costs, and if a hearing is requested, the report of the Ontario Land Tribunal. The proposed expropriation would only be effected after adoption by City Council (as approving authority) of the Stage 2 report, and by registration of an expropriation plan, which would then be followed by the service of further notices as required by the Act.

Before the City could take possession of the expropriated property, offers of compensation based on appraisal reports must be served on each Registered Owner as defined in the Act.

The General Government Committee recommends that:  

1. City Council delegate to the General Government Committee the authority to hold meetings at which applicants can make representations to the Committee and to make the final decision with respect to payment in lieu of tax applications under section 324 of the City of Toronto Act, 2006 (the "Act"), and amend Chapter 27, Council Procedures accordingly.

This report provides information on the status of payments in lieu of taxes (PILTs) requested from federal, provincial and municipal properties, and identifies payments in lieu of taxes payments from all levels of government that remain outstanding as at August 31, 2023 for the taxation year ending December 31, 2022. The status of outstanding payments in lieu of taxes is reported to Council annually in accordance with a recommendation from the Auditor General in 2015.

Payments in lieu of taxes are voluntary payments made to the City of Toronto by the federal, provincial and municipal governments and agencies to compensate the City for municipal services it delivers to their properties. In most cases, government agencies pay the full amount of payments in lieu of taxes that the City requests. There may, however, be outstanding payments in lieu of taxes amounts requested from federal, provincial or municipal bodies that the Controller has concluded, in consultation with the City Solicitor, to be uncollectible. In these cases, the City of Toronto Municipal Code Chapter 71 (Financial Control) provides authority to the Controller, in consultation with the City Solicitor, to adjust for accounting purposes any outstanding receivables in respect of payments in lieu of taxes that have been deemed unlikely to be paid.

Through this delegated authority, the Controller has approved and made adjustments to federal, provincial, and municipal payments in lieu of taxes receivable accounts totaling $3,928,395 in August 2023 to reflect that these amounts are not likely to be collected. The amounts approved for adjustments will not have a negative financial impact for the City since these amounts have been included in the City's Non-Program 2023 Operating Budget under the Payments-in-Lieu Provision account.

In 2017, section 324 was added to the City of Toronto Act, 2006 to allow City Council to cancel, reduce and refund payment in lieu of taxes (payments in lieu of taxes) under the same circumstances as permitted for taxable properties pursuant to section 323 (1). Council delegated authority to the Government Management Committee, now the General Government Committee to consider tax applications submitted under sections 323 and 325 of the City of Toronto Act, 2006. Staff are now seeking Council's approval to also delegate authority to the General Government Committee to consider applications for cancellation, reduction and refund of payments in lieu of taxes under section 324.

The General Government Committee recommends that:

1. City Council increase the penalty amount from $30.00 to $75.00 for parking or leaving a motor vehicle on municipal property without consent under Section 915-2A of City of Toronto Municipal Code Chapter 915, Parking on Private or Municipal Property, with an implementation date of December 1, 2023. 

2. City Council increase the penalty amount from $30.00 to $75.00 for parking or leaving a motor vehicle on private property without consent under Section 915-2B of City of Toronto Municipal Code Chapter 915, Parking on Private or Municipal Property, with an implementation date of December 1, 2023. 

3. City Council amend City of Toronto Municipal Code Chapter 610, Penalties, Administration of, generally as outlined in Attachment 2 of the report (September 18, 2023) from the General Manager, Transportation Services.

4. City Council authorize the City Solicitor to introduce the necessary bills to give effect to City Council's decision and City Council authorize the City Solicitor to make any necessary clarifications, refinements, minor modifications, technical amendments, or by-law amendments as may be identified by the City Solicitor or General Manager, Transportation Services, in order to give effect to Recommendations 1, 2 and 3, above.

This report seeks City Council approval to increase the penalty amounts for parking on municipal or private parking facilities which is governed under the City of Toronto's Municipal Code Chapter 915, Parking on Private or Municipal Property, to better align the penalty amounts relative to parking rates, which would ensure vehicle owners comply with payment of the set parking rates rather than opting to pay the penalty amount, which is typically lower.

Transportation Services has been working with various City agencies to review the various parking fees vs. parking penalties at off-street municipal / private lots. As a result of this review, this report seeks Council approval to increase the existing parking penalty amount of $30.00 for parking offences in Chapter 915 to $75.00. This recommended increased amount is in line with previously approved penalty amount increases for similar parking violations within "Green P" carparks.

This proposed amendment is intended to encourage compliance in purchasing a ticket to park on municipal / private property and discourage the illegal practice of parking or leaving a vehicle on public / private property without consent. 

The General Government Committee recommends that:

1. City Council direct that Confidential Attachment 1 to the report (September 18, 2023) from the Chief Information Security Officer, remain confidential in its entirety, as it involves the security of property belonging to the City of Toronto Agencies and Corporations.

The Confirmation Program aims to assist the City's Agencies and Corporations in developing and implementing baseline cyber security controls to improve their cyber resiliency posture in accordance with the City Council's directive (AU10.4) to the Office of the Chief Information Security Officer (OC).

City Council directs the Chief Information Security Officer to report periodically to the General Government and Committee (GGC) the details of any City Agency, Corporation, or entity deemed part of the Confirmation Program that deviates from carrying out the objectives of the Confirmation Program – GL30.12.

Accordingly, the Office of the Chief Information Security Officer has attached one confidential attachment to the October 2 General Government Committee meeting.

- Attachment 1 provides updates and adherence of City Agencies and Corporations to the City's Cyber Security Confirmation Program.

The Infrastructure and Environment Committee recommends that:

1. City Council approve a pilot project of up to twelve (12) months at on-street paid parking locations to allow Mobile Only Zones as generally described in the report (September 6, 2023) from the General Manager, Transportation Services to allow customers paying for parking to do so through the Green P App, text to pay or by scanning a QR code to complete paid parking transactions and request that the General Manager, Transportation Services, in consultation with the President, Toronto Parking Authority, report back to City Council on the outcome of the pilot project and recommend next steps.

2. City Council amend City of Toronto Municipal Code Chapter 910 to establish new offences in relation to Mobile Only Zones, generally as set out in Attachment 1 to the report (September 6, 2023) from the General Manager, Transportation Services, and establish an associated penalty amount of $30.00 for each such new offence.

3. City Council amend City of Toronto Municipal Code Chapter 179, Parking Authority, City of Toronto Municipal Code Chapter 610, Penalties, Administration of, City of Toronto Municipal Code Chapter 910, Parking Machines and Meters, City of Toronto Municipal Code Chapter 925, Permit Parking, City of Toronto Municipal Code Chapter 950, Traffic and Parking and City of Toronto Municipal Code Chapter 903, Parking for Persons with Disabilities, as outlined in Attachment 1 to the report (September 6, 2023) from the General Manager, Transportation Services, to allow for the establishment of Mobile Only Zones.

4. City Council authorize the City Solicitor to introduce the necessary bills to give effect to City Council's decision and City Council authorize the City Solicitor to make any necessary clarifications, refinements, minor modifications, technical amendments, or by-law amendments as may be identified by the City Solicitor or General Manager, Transportation Services, in order to give effect to Recommendations 1 to 3, above.

5. City Council direct the General Manager, Transportation Services, to undertake a comprehensive review of various on-street parking administrative penalty amounts and report back at in January 2024 meeting of the Infrastructure and Environment Committee on revised administrative penalty amounts.

Since the introduction of the Green P Mobile Application in 2016, the Toronto Parking Authority has seen adoption in the use of the Green P App grow from just 49 percent of all customer transactions in 2016 to over 75 percent in 2023, with a total of 1.6 million subscribers. Over 12 million customer transactions in 2023 have taken place on the Green P App. By the end of 2024, the Toronto Parking Authority forecasts that growth will continue to increase to approximately 79 percent of customer transactions and to 85 percent by the end of 2025. The increase in mobile usage has resulted in a corresponding reduction in the percentage of customer transactions utilizing Pay and Display parking machines. 

Toronto Parking Authority's current on-street paid parking portfolio includes approximately 21,500 parking spaces and accepts payment via 2,728 Pay and Display parking machines, 178 single-space parking meters, and the Green P App. In 2022, Toronto Parking Authority's on-street paid parking program generated $44.7 million in revenues.

The Toronto Parking Authority conducted a review of how best to manage aspects of on-street parking operations, and how paid parking equipment (i.e. Pay and Display parking machines and single space meters) are being used as part of the larger on-street paid parking program. Through this review, the Toronto Parking Authority identified that Pay and Display parking machines which are located in low volume areas or are servicing a threshold of five (5) or less parking stalls per one (1) Pay and Display machine and do not generate sufficient revenue to off-set operational costs should be identified for transition.  As a result, and in an effort to sustain paid parking areas which helps drive turnover for local businesses, the Toronto Parking Authority reviewed alternative options to the current On-Street paid parking program including the introduction of "Mobile Only Zones" where customers can pay for parking using a number of mobile options including, the Green P App, text to pay or by scanning a QR code.

Transportation Services and Toronto Parking Authority staff have reviewed the current on-street paid parking inventory and are proposing to pilot thirteen (13) Mobile Only Zones based on one (1) or more of the following criteria:

• High mobile utilization within that specific area or location (greater than 70 percent utilization),
• Low number of parking stalls at minimum five (5) or less parking stalls per one (1) Pay and Display parking machine,
• Locations containing legacy single space meters which have reached the end of their serviceable life, or
• Located in the downtown core for prototype purposes (learning opportunity in a busier environment).

The Toronto Parking Authority staff will monitor the operation of these thirteen (13) Mobile Only Zones throughout the duration of a one (1) year pilot program to determine success against key performance indicators.

This report also seeks Council approval to amend a number of City of Toronto Municipal Code Chapters to add Mobile Only Zones to the on-street paid parking program in order to conduct the pilot.

The Infrastructure and Environment Committee recommends that:

1. City Council support the decision of City staff to not submit a bid in response to the Circular Materials, as the Common Collection System Administrator, and Reverse Logistics Group, as the Common Collection System Operator, Request for Proposals for services to collect Provincially-regulated blue box material from residences and facilities as defined in O. Reg. 391/21: Blue Box in City of Toronto Districts, beginning January 1, 2026.

2. If Recommendation 1 is adopted, City Council authorize the General Manager, Solid Waste Management Services, to negotiate and enter into any agreements to sell City recycling carts from eligible residences and facilities, and for the funds from the sale to return to Solid Waste Management Services' utility rate, as an exception to section 195-12.2 of the Code.  

3. City Council support the decision of City staff to decline any request from Circular Materials and Reverse Logistics Group, received after December 31, 2023, to negotiate a Blue Box Materials service agreement with the City of Toronto.

4. City Council direct the General Manager, Solid Waste Management Services to review and analyze potential service delivery options for waste collection (excluding Provincially-regulated blue box recycled materials) from District 2 beginning July 1, 2026, including issuing a competitive tender to the private sector, pursuing managed competition, and bringing collection services in-house to be performed by City of Toronto staff.

5. City Council direct the General Manager, Solid Waste Management Services to report back to the Infrastructure and Environment Committee in the first quarter of 2024 on the review and analysis of potential service delivery options for District 2 beginning July 1, 2026, as authorized in Recommendation 4.

6. City Council authorize the General Manager, Solid Waste Management Services, to negotiate and enter into any agreements or amending agreements necessary for professional services such as a financial analysis firm or a management consulting firm to support the review and analysis authorized in Recommendation 4.

7. City Council direct that Confidential Attachment 1 to the report (September 8, 2023) from the General Manager, Solid Waste Management Services, remain confidential in its entirety for five years from the date that City Council adopts the report titled "Transition of Toronto’s Blue Bin Recycling Program to Extended Producer Responsibility", dated September 8, 2023, as it contains a position, plan, procedure, criteria or instruction to be applied to any negotiation carried on or to be carried on by or on behalf of the City.

8. City Council direct that Confidential Attachment 2 to the report (September 8, 2023) from the General Manager, Solid Waste Management Services, remain confidential in its entirety until December 31, 2024 as it relates to labour relations or employee negotiations.

9. City Council request the General Manager, Solid Waste Management Services to continue to collaboratively work with CUPE Local 416 to address any staffing impacts caused by the continued implementation of Ontario Regulation 391/21: Blue Box.

10. City Council request the General Manager, Solid Waste Management Services to report to City Council in fourth quarter of 2025 on any known operational and customer experience impacts in Ontario municipalities as a result of the implementation of Ontario Regulation 391/21: Blue Box (the Province of Ontario's Residential Blue Box Extended Producer Responsibility program), with the purpose of informing a comprehensive change management and communications strategy for Toronto residents as a result of the transition.

11. City Council direct the General Manager, Solid Waste Management Services to inform the Province and the Issuing Authority for Ontario Regulation 391/21: Blue Box (Blue Box Extended Producer Responsibility program) of the City of Toronto’s interest and ability to continue to provide a cost-effective, seamless and high-quality Blue Box recycling collection service across the City of Toronto post-2025 for both Torontonians and Producers through direct negotiations for service.

12. City Council request that the Province require the Issuing Authority for Producers as it relates to the implementation of Ontario Regulation 391/21: Blue Box program to make public the Request for Proposals: Collection of Blue Box Material from Residences and Facilities in City of Toronto Districts document to support public access and transparency as the relates to the future delivery of Blue Box collections services in the City of Toronto.  

This report provides the outcome of discussions with the System Administrator (Circular Materials) for the post-transition phase of the Blue Box transition to Extended Producer Responsibility, beginning January 1, 2026, specifically whether the City of Toronto would play a continued role in service provision on behalf of producers past December 31, 2025. 

This report also summarizes key considerations following a review of the Issuing Authority's (comprised of Circular Materials and Reverse Logistics Group) Request for Proposals, which is seeking a collections service provider for eligible sources in the City of Toronto post-2025.  Based on an extensive and collaborative multi-divisional review of the Request for Proposal and its technology, operational, asset, staffing and other service requirements, staff are recommending to not respond to the tender and have prepared an alternative workplan with supporting City Council recommendations and further detail outlined in Confidential Attachment 2.

The Infrastructure and Environment Committee recommends that:  

1. City Council receive the report (September 7, 2023) from the Executive Director, Environment and Climate, for information.

Existing buildings are Toronto’s largest source of greenhouse gas emissions, accounting for approximately 58 percent of total community-wide emissions. In July 2021, City Council adopted the Net Zero Existing Buildings Strategy (the Strategy) to address the challenge of achieving net zero emissions from existing buildings. The Strategy was developed with a net zero by 2050 target, which was then accelerated to net zero by 2040 upon City Council’s adoption of the TransformTO Net Zero Strategy (TransformTO) in December 2021. Meeting the City’s ambitious net zero by 2040 target will require rapid action to scale up existing programs and significant levels of investment and coordination with other levels of government. Toronto’s community-wide emissions from buildings have been reduced 37 percent between 2008 and 2020. These emissions must be nearly cut in half in the next seven years to meet the 2030 target. TransformTO confirms the establishment of mandatory performance standards for existing buildings as a key action and calls for greenhouse gas emissions from existing buildings to be cut in half, from 2008 levels, by 2030.

The Strategy was developed with extensive technical modelling and analysis, stakeholder engagement, and best practices research. The Strategy identified nine actions for the City to undertake to achieve net zero emissions from existing buildings and includes key design and implementation considerations for each action. The Strategy also presents the potential impacts on emissions, costs, and co-benefits of resilience, social equity, health, and local economic development.

The Strategy recommends an approach of first introducing voluntary programs followed by a transition to mandatory requirements in the medium to long-term (2025-2030). Key insights from the Strategy included that voluntary measures will not be sufficient to catalyze the scale of action required to achieve net zero emissions and that mandatory requirements are necessary. The Strategy estimates that retrofitting existing building stock to net zero performance levels by 2050 will require more than $145 billion beyond business-as-usual investment by all levels of government and the private sector. Accelerating the Strategy’s net zero goal to reach a 2040 target will require accelerated investment and a greater focus on mandatory measures to ensure success.  

Update Report Overview

The Update on the Net Zero Existing Buildings Strategy and Implementation of Mandatory Emissions Performance Standards report provides a general update on implementation progress of the Strategy and reports back to City Council on direction received following adoption of the Strategy, including progress on:

- Mandatory emissions performance reporting for all buildings, providing data to better understand the performance of buildings

- Emissions-based labelling program for low-rise residential buildings that begins as voluntary and transitions to mandatory

- Mandatory emissions performance standards for all existing buildings that will require improved emissions performance over time, taking into consideration the City's authority to implement

- Phased-in mandatory energy and emissions audits, re-commissioning and retrofit roadmaps planning for larger buildings

- Programs which support commercial, institutional, and multi-unit residential buildings in undertaking retrofits including guidance, financing and collaboration

- Promotion and education efforts to engage property owners and other building sector stakeholders including designers, architects, engineers, developers, builders, property managers, tenants and other stakeholders in the implementation of the Strategy and the benefits of retrofits

This report also provides information on efforts underway to realign the modelling and proposed pathways in the Strategy with the accelerated net zero by 2040 TransformTO target adopted by City Council in December 2021. Preliminary key findings include:

- fuel-switch-focused packages for all building sectors are less costly and easier-to-implement

- the requirement to decarbonize the Provincial electricity grid is now even more critical than before

- current market conditions have resulted in significant increases to upfront capital costs for retrofits

These preliminary findings mean that the transition to net zero will be more difficult, making even more critical providing additional supports for building owners and the expedited introduction of mandatory requirements for existing buildings.

Environment and Climate Division intends to bring forward an emissions performance reporting by-law covering buildings with a floor area greater than 600 square metres (6,458 square feet) for City Council’s consideration in the Fourth Quarter 2023. This initial by-law will have reporting requirements similar to the Provincial Energy and Water Reporting and Benchmarking program. Once the Environment and Climate Division has determined the best reporting mechanism for smaller buildings, an amendment will be proposed to cover commercial, institutional and multi-unit residential buildings under 600 square metres and low-rise residential.

Mandatory emissions performance standards are planned to apply to all buildings in Toronto, from the largest office towers to low-rise residential homes. The emissions performance standards will set appropriate emissions limits so that Torontonians have reasonable, achievable pathways to make improvements to their buildings over time. Building owners need to start planning for these requirements as soon as possible. Staff anticipate that an emissions performance standards by-law will be presented to City Council for consideration in 2024.

Environment and Climate Division staff will also develop additional by-law proposals to be presented to City Council in the future, as described in the Strategy, including:

- Emissions Performance Labelling for Low-Rise Residential Buildings

- Amendment to Emissions Performance Reporting for buildings under 600 square metres, including low-rise residential

- Emissions Auditing Requirement for Large Buildings

- Recommissioning Requirement for Large Buildings

- Retrofit Roadmap Planning Requirement for Large Buildings

Toronto Building, City Planning and Legal services provided input into the preparation of this report.

The Infrastructure and Environment Committee recommends that:

1. City Council direct the Director, Environment and Climate in consultation with Executive Director, Social Development, Finance and Administration, General Manager, Children's Services, General Manager, Shelter, Support and Housing Administration, General Manager, Seniors Services and Long-Term Care, Chief Procurement Officer, Purchasing and Materials Management and Chief Planner and Executive Director, City Planning to report on Toronto's next consumption-based emissions inventory in 2027, following the release of the 2026 Canadian Census and recommend methods that consumption-based emissions can be meaningfully measured to assist with future target setting.

2. City Council direct the Director, Environment and Climate to include in future reports progress and actions in meeting Toronto Cool Food Pledge and the C40 Good Food Cities Declaration commitments.

3. City Council direct the Director, Environment and Climate to include updates on Toronto's progress in meeting the Toronto Cool Food Pledge and the C40 Good Food Cities Declaration commitments in the annual TransformTO Net Zero Status Updates.

4. City Council direct the General Manager, Environment and Climate, in consultation with the Chief Purchasing Officer, to report back to Infrastructure and Environment Committee in the first quarter of 2024 with recommendations on whether Toronto should adopt a policy on Plant-based purchasing savings for City and climate, comparable to a program in the City of Vancouver.

Overview of consumption-based emissions inventory

A consumption-based emissions inventory estimates the total greenhouse gas emissions associated with producing, transporting, using and disposing of goods and services consumed by a particular community or entity in a given time frame (e.g., typically one year). Similar to calculations that estimate a household's carbon footprint, consumption-based emissions focus on consumers. The emissions associated from the purchases of goods and services by Toronto residents, such as the food that appears on supermarket shelves, consumer goods purchased at a department store or larger items like personal vehicles are captured by a consumption-based emissions inventory.  Typically, for these products and services, the majority of greenhouse gas emissions are generated outside of Toronto's geographic boundary because many of them are not produced in Toronto. 

Complementary to consumption-based emissions inventory, a sector-based emissions inventory [1] measures the greenhouse gases attributable to emissions generating activities taking place within the geographic boundary of the city, as well as some indirect emissions from waste produced in the city, and transmission of electricity into the city boundary in a given time period (typically one year).  When examining where enhanced impact can be achieved that reduce emissions from both consumption and sector-based inventories, transportation (specifically purchasing vehicles and associated gasoline consumption) and natural gas usage present as the greatest opportunities for residents and businesses to reduce emissions through actions that support non-automobile low carbon transportation modes like walking, cycling and taking transit.

Report overview and key findings

This report outlines Toronto's inaugural consumption-based emissions inventory. It provides three different baseline points for the year 2019 - community-wide, corporate and a subcategory of corporate emissions that account for the food that the City procures and serves through three key City Divisions.  This report also provides observations from an additional analysis on emissions from embodied carbon found in buildings and linear infrastructure which is an emerging issue and opportunity for local government action. 

In summary, the key findings of the baseline year for 2019 are:

- Toronto’s community-wide consumption-based emissions were roughly 39 megatonnes of carbon dioxide equivalent. When compared to Toronto's sector-based emissions inventory, the emissions related to consumption were 2.5 times greater[2] than sector-based emissions reported in 2019 (15.6 megatonnes).  With 1,141,709 households in the city, this equates to approximately 34 tonnes of carbon dioxide equivalent per-household. For reference, the Canadian average for consumption-based emissions was estimated at about 37 tonnes of carbon dioxide equivalent per-household.

- There are five main categories that constitute Toronto's consumption-based inventory: food, transportation, services, housing, and goods. Among these categories, food accounts for the majority of consumption-based emissions. The food category includes all food consumed by Toronto residents, broken down by meat, dairy, fruits and vegetables, and other foods consumed at home as well as eating out. Consumption-based emissions from food capture the production, transport, sale, and preparation of food. This includes emissions from fertilizer use, livestock farming, operation of trucks and other equipment, building construction and operation, and fuel used in refrigeration and cooking (for food prepared outside the home, including eating out).

- Toronto’s corporate consumption-based emissions inventory was 2.4 megatonnes of carbon dioxide equivalent and is about six per cent of the total community-wide consumption-based emissions. The largest sources of corporate emissions were from construction and maintenance, utilities, and transportation. Among City Divisions, Agencies, and Corporations, the Toronto Transit Commission, Toronto Water, and Transportation Services were the greatest sources of consumption-based emissions, driven heavily by their significant expenditures on capital projects. Toronto's corporate consumption-based emissions inventory captures all emissions associated with the activities of the corporation including goods and services procured for City Divisions, Agencies, and Corporations. The corporate consumption-based emissions inventory excludes emissions from non-City entities, such as residents, businesses, or other non-municipal government institutions. In addition, it does not include emissions associated with employee commuting.  A corporate consumption-based emissions inventory is important because it allows for a more comprehensive review of all greenhouse gas emissions that can potentially be reduced by local government.

- The procurement of food for municipally-delivered programs was 46 kilotonnes of carbon dioxide equivalent which is about two per cent of the total corporate consumption-based emissions inventory. Of those emissions, nearly half were from beef and lamb consumption, which comprised only three per cent of total food purchased by weight. Seniors Services and Long-Term Care, Shelter, Support and Housing Administration, and Children’s Services, procure and serve seven million meals for the year 2019 amounting to approximately 3,000 tonnes of food.

- The complementary 2019 Buildings and Linear Infrastructure Emissions Analysis  found that construction and maintenance of buildings and linear infrastructure (such as roads, railways and water infrastructure) in Toronto accounted for 1,513 kilotonnes of carbon dioxide equivalent. Of this total, buildings comprised 1,065 kilotonnes of carbon dioxide equivalent, while linear infrastructure comprised 448 kilotonnes of carbon dioxide equivalent; however, these findings include some overlap with calculations from the community and corporate-wide inventories and therefore should be understood as part of the context of those two other consumption-based emissions inventories.

Future consumption-based emissions inventory reporting

consumption-based emissions inventories are developed using a wide range of data from local, national, and international sources. These data inform computer models that are used to predict consumer behavior and their corresponding impacts from material consumption. However, due to limited data availability, the data sources and models used in Toronto's consumption-based emissions inventory were based upon United States data.

Because of the current limitations on data availability and evolving consumption-based emissions inventory methodology[3], it is recommended that Toronto's next consumption-based emissions inventory be produced in 2027, following the release of the 2026 national census when data will be comparable to the 2019 consumption-based emissions inventory for progress monitoring.

Nevertheless, the findings of Toronto's inaugural consumption-based emissions inventory can still be incorporated into policy, program and project activities across the City. The information in the report could be used to consider near term policy- or category-specific targets, or even set targets based upon readily available, actionable data that indicate changes in consumption-based emissions without directly monitoring those emissions (“actionable data indicators” or ADI).

For instance, work has already been initiated specific to food-related emissions as part of the City's commitment to reduce the emissions from the food that it procures.  In 2019, the City of Toronto became a signatory of the World Resources Institute's Cool Food Pledge and pledged to decrease emissions from public food procurement by 25 per cent by 2030 relative to 2019 levels.  It is therefore recommended that the City continue to calculate and report on an annual basis to the Cool Food Pledge and C40 on progress towards Toronto's food procurement-related commitments and to summarize Toronto's progress on the City's website with identification of the actions taken yearly to reach the 2030 goal.  This information can be analyzed as part of Toronto's 2027 consumption-based emissions inventory report. 

With respect to building emissions, in 2022, City Planning updated the Toronto Green Standard Version 4 which applies to new buildings and included revisions in the "Embodied Emissions in Materials" performance measures which apply to the emissions produced by materials used to construct buildings and limit these emissions to 350 kilograms of carbon dioxide equivalent per square metres for Tier 2 mid-high rise, non-residential buildings and City-owned facilities and 250 kilograms of carbon dioxide equivalent per square metres for Tier 3 mid-high rise and non-residential buildings (2023.PH3.19).  Both Environment and Climate and City Planning will continue to refine and adjust actions being taken to address embodied carbon in buildings as further refinement and studies become available.

While methodologies and practices for tracking consumption-based emissions is a nascent field, it shows potential for unique opportunities to support local government in future with developing targets, policies, and programs that can help shift Toronto residents towards more responsible production and consumption of goods and services in order to reduce Toronto's global carbon footprint.

[1) https://www.toronto.ca/wp-content/uploads/2023/01/8e55-2020-Sector-based-Greenhouse-Gas-Emissions-Inventory.pdf
[2] Attachment A: 2019 Community-Wide Consumption-Based Emissions Inventory Report provides call-out boxes to highlight and compare specific categories that appear for both Toronto's consumption-based emissions inventory and sector-based emissions inventory.
[3] In particular, the results calculated from majority of the consumption categories in the report were based on national-level statistical data, including those in the United States. Multiple assumptions were made to estimate local or household-level consumption patterns by Toronto residents.

The Infrastructure and Environment Committee recommends that:

1. City Council direct the General Manager, Parks, Forestry and Recreation to review and update the City's approach to planning, locating, funding, building and maintaining Dogs Off-Leash Areas based on recognized best practices and integrated with the Parks, Forestry and Recreation Facilities Master Plan which includes, but is not limited to:

a. International best practices for design, signage, rules, accessibility, shade, shelter, surface materials, fencing and amenities;

b. Process to proactively identify and fund new off-leash areas where most needed, reflective of population distribution and development, in balance with other park functions and uses;

c. Process to identify and fund priority repairs and improvements to existing off-leash areas;

d.  Includes accommodations for all types and sizes of Dog Off-Leash Areas including those in urban settings with limited parkland available; 

e. Potential opportunities for volunteers to steward these areas and ambassador programs to promote responsible dog area use and promote responsible dog ownership; and

f. Review of and updates to the Parks and Recreation Facilities Master Plan and Dog Off-Leash Area Policy as needed.

2. City Council direct the General Manager, Parks, Forestry and Recreation to include a comprehensive review of other jurisdictions’ Off-Leash Area plans, strategies and approaches, and ambassador / stewardship programs including but not limited to Vancouver, Surrey, Edmonton, Calgary, and Winnipeg as part of the development of an evidence-based, best practice approach to Dogs Off-Leash Areas for Toronto.

3. City Council direct the General Manager, Parks, Forestry and Recreation to report back with the recommended new approach to Dogs Off-Leash Areas resulting from recommendation 1 above, including required funding to implement, to the Committee by the third quarter of 2024.

4. City Council direct the General Manager, Parks, Forestry and Recreation and the Executive Director, Municipal Licensing, and Standards, to ensure the approach to Dogs Off-Leash Areas includes by-law enforcement strategies to address the ongoing concerns of all park users.

5. City Council direct the General Manager, Parks, Forestry and Recreation to include the findings and recommendations from the Toronto Dog Off-Leash Area Study, conducted by Thinc Design in 2019, in their report back to the Infrastructure and Environment Committee in the third quarter of 2024.

Many residents within my ward and across the City have expressed frustration with how the City handles the creation and revitalization of Dog Off-Leash Areas.

Today, we have more people and more dogs living closer together in smaller residences, sharing the same parkland. We need to bring harmony to our parks by creating safe, enjoyable spaces for people with and without dogs.

Toronto has an estimated 300,000 dogs and counting. Toronto’s high-rise communities have an estimated 4-8 pets per floor. Adults aged 25-40 now have more dogs than children. Plus, the added number of ‘Pandemic Puppies’ will bring our already strained infrastructure to a tipping point.

The pandemic has shown how much Torontonians need and value outdoor experiences. Dog owners use parks every day – sometimes multiple times a day – all year long, in all weather. We must plan for the new normal.

More and more municipalities across North America are recognizing off-leash areas as necessary places for people to enjoy legitimate recreation, in the same way that designated spaces are required for other forms of recreation, such as tennis, baseball and so on.

Toronto is a big-city leader in the provision of 75 off-leash areas, including in and around downtown. Yet Toronto’s off-leash areas were not planned as a network and are not distributed based on population. Entire wards have no off-leash areas. Properly located off-leash areas are required to facilitate responsible by-law compliance.

Much has been learned through the Citywide Study of Toronto’s Existing Off-Leash Areas completed in 2021. The design of new off-leash areas has improved significantly in recent years. However, some challenges persist when seeking to introduce new off-leash areas in dense urban environments. A clear, transparent, and evidence-based approach is needed to guide decision making and facilitate effective designs that balance a variety of park uses in these environments. Further, many existing off-leash areas are in need of repairs and improvements that reflect current best practices for surfacing, shade, trees, seating, and other design features.

The City’s 2010 Off-Leash Policy is brief and no longer sufficient for the needs of our growing city. It contains limited design guidelines and places a limited focus on proactive identification of locations for future off-leash areas. Smaller municipalities with fewer challenges have developed far more comprehensive and effective Off-Leash Area Master Plans and Strategies. Toronto’s park users deserve the same level of diligence.

Developing an evidence-based, best practice approach to Off-Leash Areas and integrating this approach within the Parks and Recreation Facilities Master Plan is the only way to address all ongoing issues once and for all.

The Infrastructure and Environment Committee recommends that:

1. City Council request that the Ministry of the Environment, Conservation and Parks notify the general public, within one week of results being available, and no later than, November 1, 2023 as to:

a. The results of analysis on all water samples collected since August 11, 2023, including which tests are being conducted; and

b. Any long-term impact or safety risk to the waterways, animals, or neighbours of the impacted sites.

2. City Council request the Ministry of the Environment, Conservation and Parks consult with the Office of the Fire Marshal, Toronto Fire Services, Toronto Water, and Toronto Public Health regarding the results of the Office of the Fire Marshal investigation once completed to identify opportunities to mitigate similar events in the future.

3. City Council request that the Office of the Fire Marshal share with the general public the findings of their investigation into the cause, origin and circumstances of the fire once completed.

On August 11, 2023, a six-alarm fire took place at Brenntag Canada (Brenntag), a chemical distribution facility at 35 Vulcan Street in North Etobicoke. This fire resulted in environmental impacts both onsite and to our local waterways. Efforts to remediate and monitor these impacts are ongoing, led by the Ministry of the Environment, Conservation and Parks (MECP).

Many partners contributed to the immediate response and ongoing efforts to clean-up and monitor the impacts of the fire over the past month:

- Brenntag retained private firms at their cost to clean up the spill and conduct sampling.

- Toronto Water has been providing support for the clean-up and is monitoring the situation.

- The investigation into the cause, origin and circumstances of this fire is being conducted by the Office of the Fire Marshal. The onsite investigation concluded on August 25 and the property was returned to the care and control of the owner, but the broader investigation continues.

- Other government bodies contributed to the immediate and ongoing response including Toronto Fire; Toronto Public Health; Toronto Parks, Forestry and Recreation; Toronto and Region Conservation Authority; and Environment and Climate Change Canada.

- Finally, the Toronto Wildlife Centre, a charitable wildlife rescue organization, continues to rescue animals impacted by the runoff.

As we move forward, we have an opportunity to learn from this event, and to:

- ensure residents have clarity on the impact of the fire and any long-term risks, and

- potentially reduce the risk of similar events happening at similar sites in Toronto.

The Infrastructure and Environment Committee recommends that:

1. City Council reiterate its support for, and request that, the Government of Ontario immediately expedite the transition to the Ontario Building Code of green building standards related to the construction of buildings that are currently administered through the planning process.

Since the adoption of the Toronto Green Standard in 2006, the City of Toronto has established itself as a leader in securing sustainable performance measures for new development, including a tiered approach to requiring near zero by 2040, through the site plan process. Dramatically improved building energy performance is essential to Toronto’s carbon budget and to achieving TransformTO.

In February 2023, the Government of Ontario initiated discussions with interested municipalities and other stakeholders on improving the scope and effectiveness of certain green building standards by moving them from the site plan process into the Ontario Building Code. City of Toronto staff from multiple divisions were actively engaged in this work, along with industry and other interested stakeholders. Site plan approval occurs too late in the development process, and is too limited, for optimum results in improving building energy performance and reducing operating costs.

In addition, the current process requires the applicable green standard to be triggered by the date of site plan approval, which can be many years before a building is actually constructed. This can result in new buildings being constructed that are designed to obsolete standards, and which are not appropriate to the rapid evolution of the climate crisis.

In its letter to municipalities of February 28 2023, the Government of Ontario committed to move the authority to impose green standards into the Ontario Building Code through an interim amendment “by the summer of 2023”. Summer of 2023 has come and gone, with no such amendment. This delay is a serious concern, as new editions of the Ontario Building Code are issued only every five years or so, and the next edition in the late stages of development.

Given the climate crisis, our climate commitments and the rapid evolution of building technologies, the City of Toronto urgently requires robust authority to increase the scope, timeliness and ambition of our green standards. This authority requires the Ontario Building Code amendment that the province of Ontario committed to deliver this past summer.

City Council requests that the Government of Ontario honour its February 28, 2023 commitment and expedite the necessary building code amendment as soon as possible.

The Planning and Housing Committee recommends that:  

Improving Access to Rent-Geared-to-Income and Affordable Rental Homes

1. City Council direct the Executive Director, Housing Secretariat to establish eligibility rules for a household to occupy an Affordable Rental Housing unit, including that the income of the household, determined in the manner specified in the rules, meet a specified income threshold and not exceed a specified maximum income, which may vary by unit types and sizes; and to review and adjust such rules annually as needed.

2. City Council direct the Executive Director, Housing Secretariat to establish eligibility rules requiring that, in order for a household to be eligible to occupy an Affordable Rental Housing unit or to acquire an interest in housing under the Affordable Home Ownership program, the value of the assets of the household, subject to specified asset exemptions, may not exceed a specified maximum value, and which may provide for different maximum values based on unit and household types and sizes.

3. City Council direct the Executive Director, Housing Secretariat to align the choice-based system configurations and Rent-Geared-to-Income program rules with the affordable rental housing program as it relates to application dates and a single offer rule, where applicable, to deliver a streamlined access system.

Memorandum of Understanding with Co-operative Housing Federation of Toronto Inc. and Pre-Development Funding for CHFT Development Society Inc.

4. City Council authorize the Executive Director, Housing Secretariat to negotiate and enter into, on behalf of the City of Toronto, a non-binding Memorandum of Understanding with the Co-operative Housing Federation of Toronto Inc. (CHFT) and CHFT Development Society Inc. (CDSI), on the terms and conditions outlined in Attachment 3 to the report (September 14, 2023) from the Executive Director, Housing Secretariat and on such other or amended terms and conditions acceptable to the Executive Director, Housing Secretariat, and in a form satisfactory to the City Solicitor.

5. City Council authorize the Executive Director, Housing Secretariat to negotiate and enter into, on behalf of the City of Toronto, any funding agreements with Co-operative Housing Federation of Toronto Inc. (CHFT) to provide one-time funding from the Development Charges Reserve Fund for Subsidized Housing (XR2116), in the amount of up to $100,000, included in the Housing Secretariat’s approved 2023 Operating Budget, to support capacity building for existing non-profit housing co-operatives, on terms and conditions satisfactory to the Executive Director, Housing Secretariat, in a form approved by the City Solicitor.

6. City Council authorize the Executive Director, Housing Secretariat to negotiate and enter into, on behalf of the City of Toronto, any funding agreements with CHFT Development Society Inc. (CDSI) to provide one-time funding from the Development Charges Reserve Fund for Subsidized Housing (XR2116) in the amount of up to $400,000, included in the Housing Secretariat’s approved 2023 Operating Budget, to support the identification of and pre-development work related to the new affordable non-profit housing co-operative units identified through the Memorandum of Understanding with Co-operative Housing Federation of Toronto Inc. (CHFT) and CDSI (the New Co-operative Units), on terms and conditions satisfactory to the Executive Director, Housing Secretariat, in a form approved by the City Solicitor.

Intergovernmental Requests

7. City Council re-iterate its requests to the Government of Ontario to support delivery of the HousingTO 2020-2030 Action Plan and provide $7.6 billion in outstanding capital and operating funding by 2030.

8. City Council re-iterate its requests to the Government of Canada to support delivery of the HousingTO 2020-2030 Action Plan and provide $7.7 billion in outstanding capital and operating funding by 2030.

9. City Council direct the Executive Director, Housing Secretariat to update the HousingTO Action Plan 2020-2030 Dashboard to include the number of new affordable and supportive housing units that are either currently under construction or completed.

10. City Council direct the Executive Director, Housing Secretariat to ensure that the MyAccesstoHousingTO system and assistance to transition people to that system are compliant with the Ontario Human Rights Code, the human rights approach to housing described in the Toronto Housing Charter and the City of Toronto Digital Infrastructure Framework.

11. City Council direct the Executive Director, Housing Secretariat to extend the deadline for applicants for rent-geared-to-income (RGI) housing to transition to the MyAccesstoHousingTO system to at least January 31, 2024, and assess in advance of that revised deadline whether there is a further need to extend the deadline.

12. City Council direct the Executive Director, Housing Secretariat to, once the deadline to transition to MyAccesstoHousingTO passes, provide a 24-month grace period in which any rent-geared-to-income (RGI) applicant who has not transitioned to the MyAccesstoHousingTO system can transition to MyAccesstoHousingTO while maintaining the date on which they last applied for RGI housing. In advance of the end of this grace period, staff shall report to City Council on whether there is a need to extend the grace period to ensure that no one who is both seeking and entitled to RGI housing loses their place on the waiting list.

13. City Council direct the Executive Director, Housing Secretariat to continue to improve digital access initiatives to provide appropriate support for individuals transitioning to MyAccesstoHousingTO in consultation with relevant organizations and individuals.

14. City Council direct the Executive Director, Housing Secretariat to provide additional training to shelter and outreach workers who support applicants transitioning to the MyAccesstoHousingTO system.

15. City Council direct the Executive Director, Social Development Finance and Administration, in consultation with the Executive Director, Housing Secretariat, to consider whether additional staff resources are required for the Application Support Centre (ASC) to reduce wait times and effectively support applicants for rent-geared-to-income (RGI) housing and bring forward any related recommendations through the 2024 budget process for consideration.

The Executive Director, Housing Secretariat gave a presentation to the Planning and Housing Committee.

Over the course of 2022 and to-date in 2023, Toronto saw strong signs of social, economic and cultural recovery. During this same time, however, the scale and complexity of our housing crisis has continued to grow, resulting in unique local challenges. The emergency shelter system, the largest system in Canada, is operating beyond capacity. The city’s rental vacancy rate of 1.7% is extremely low and 40% of renter households in Toronto are spending more than 30% of their income on rent. The City itself is struggling with severe financial pressures because of pandemic impacts and an outdated funding model, which is inadequate to meet the demands of delivering the infrastructure required to support growth, and the ongoing funding of services.

Despite these challenges, the City, in collaboration with the federal and provincial governments, as well as partners from across sectors, made strong progress over the past 18 months to advance the HousingTO 2020-2030 Action Plan (HousingTO Plan) and improve housing outcomes for residents. This includes:

• completion of 1,082 net new affordable and supportive homes for people experiencing or at risk of homelessness (2022-June 2023);
• approval of 3,340 net new affordable rental homes (2022-June 2023);
• allocation of over 3,300 housing benefits through the Canada-Ontario Housing Benefit program to help people maintain their homes;
• allocation of $46 million in funding through the Multi-Unit Residential Acquisition (MURA) program in 2022 and 2023 for non-profit organizations to acquire and permanently secure approximately 260 affordable rental homes; and,
• launching a series of new digital dashboards to increase transparency and accountability, and publicly track the City's progress towards advancing the HousingTO Plan.

The City also made strong progress in advancing its commitment to take a rights-based approach to housing and strengthening the housing system. Toronto became the first municipality in Canada to establish a Deputy Ombudsman, Housing Unit, and a Housing Rights Council Advisory Body – both of which will be fully implemented in 2023. A new regulatory framework for Multi-Tenant Houses was adopted which, will introduce consistent standards, regulatory oversight, and enforcement to help protect the safety of lower-income renters and preserve this much-needed housing option.

Further, as part of the Expanding Housing Options in Neighbourhoods initiative, multiplexes were approved city-wide as a tool to scale up new housing supply more rapidly, increase housing choice and access, and create a more equitable and sustainable city. More recently, in recognition of the growing housing affordability challenges facing residents, in September 2023, City Council voted to increase the new affordable homes target in the HousingTO Plan to include a minimum of 7,500 affordable homes, of which a minimum 2,500 are new rent-geared-to-income homes; and to add a new target for 17,500 rent-controlled homes. Future HousingTO Plan annual updates to Council will reflect this increased target and the cost to deliver the additional homes.

While the City continues to make strong progress on some key targets, others require immediate attention. For instance, since 2020, a robust pipeline of purpose-built rental homes has been approved, including almost 15,000 affordable and deeply affordable homes. However, many of these projects are ‘stuck’ and unable to move into the construction and occupancy phases primarily due to lack of available federal and provincial grant funding and low-cost financing. Specific and targeted investments are also needed to increase housing opportunities for Indigenous and Black residents, people with disabilities, seniors, women and gender diverse households.

For the City to continue to advance the HousingTO Plan and achieve shared municipal-provincial-federal housing and growth targets, accelerated and enhanced investments in housing and new policy tools are urgently needed. These include: access to federal and provincial funding and financing to create new purpose-built rental supply, including new rent-geared-to-income (RGI) homes; increased funding for support services to create new supportive housing opportunities; additional allocations of the Canada-Ontario Housing Benefit, to help people maintain their current homes, or to move out of the shelter system; and a revised provincial funding model to create new long-term care beds to support the city’s aging population. It is critical that the City also be given the ability to implement new revenue tools that are reflective of its responsibilities and contributions to the economy.

Concurrently, targeted upstream interventions across systems and across governments are needed to address the root causes of poverty and housing precarity, including modernized social assistance rates that reflect the current cost of living, improved access to mental and physical health care, and increased access to education and employment opportunities, especially for vulnerable and marginalized communities.

In the absence of coordinated and sustained action across all orders of government, new and enhanced investments in housing, and new municipal funding tools, the City of Toronto, the Government of Ontario and the Government of Canada will be challenged to deliver the 'right' type of housing supply to meet the needs of current and future residents, advance their equity and climate goals, and support the economic growth of the region, province and country. 

This report was prepared by the Housing Secretariat with input from various City divisions and agencies including: Strategic Communications, Concept 2 Keys, City Planning, the City Manager's Office, Corporate Finance, Customer Experience, Corporate Real Estate Management, CreateTO, Environment and Energy, Financial Planning, the Indigenous Affairs Office, the Office of Strategic Partnerships, Legal Services, Municipal Licensing and Standards, Revenue Services, Seniors Services and Long-Term Care, Shelter, Support and Housing Administration, Social Development and Finance Administration, Toronto Building, and Toronto Community Housing Corporation.

The Planning and Housing Committee recommends that:

1. City Council adopt the Official Plan Amendment 688 substantially in accordance with Attachment 1 to the report (September 14, 2023) from the Chief Planner and Executive Director, City Planning.

2. City Council amend the City of Toronto Municipal Code, Chapter 415, Development of Land, Article V, Site Plan Control, and Section 415-20, Municipal Infrastructure Agreements, substantially in accordance with Attachment 2 to the report (September 14, 2023) from the Chief Planner and Executive Director, City Planning.

3. City Council amend the City of Toronto Municipal Code, Chapter 415, Development of Land, Section 415-19.2, Mandatory Pre-Application Consultation, substantially in accordance with Attachment 4 to the report (September 14, 2023) from the Chief Planner and Executive Director, City Planning.

4. City Council direct the Chief Planner and Executive Director, City Planning to undertake stakeholder and public consultation regarding pre-application consultation with local communities and Councillors and report back to Planning and Housing Committee by the second quarter of  2024.

5. City Council authorize the City Solicitor to make such stylistic and technical changes to the Official Plan Amendment and the amendments to the City of Toronto Municipal Code as may be required.

6. City Council direct the Deputy City Manager, Development and Growth Services, to report to Planning and Housing Committee on a quarterly basis beginning in the first quarter of 2024 with available metrics related to changes in development application review timelines as a result of continuous improvements to city processes, including:

a. Average timeline to complete the Pre-Application Consultation Process; 
b. Average timeline to reach a decision on a Zoning By-law Application;
c. Average timeline to reach a decision on a OPA/Zoning By-law Application; and
d. Average timeline to achieve an approved Site Plan Application. 

7. City Council direct the Chief Planner and Executive Director, City Planning, to undertake further consultation with the Building Industry and Land Development Association (BILD) to finalize a Terms of Reference for the in-effect zoning compliance requirement recommended in OPA 688.

8. City Council request the province of Ontario to eliminate the amendments in Bill 109 to Section 114 of the City of Toronto Act that prescribes planning application fee refunds. 

9. City Council request the Chief Planner and Executive Director, City Planning, and the City Solicitor, to report to the November 30, 2023 meeting of  the Planning and Housing Committee with possible measures, if any, that could be taken by the City of Toronto to avoid planning application fee refunds as prescribed in Bill 109 amendments to Section 114 of the City of Toronto Act.

The Project Director Business Transformation, City Planning gave a presentation to the Planning and Housing Committee.

The Planning and Housing Committee held a statutory public meeting on September 28, 2023, and notice was given in accordance with the Planning Act.

The recommended Official Plan Amendment (OPA 688) and amendments to Municipal Code Chapter 415 in this report establish new policy tools that enable the City to better address changes to development application decision-making and approval timelines in the Planning Act and City of Toronto Act, 2006, under Bill 109, the More Homes for Everyone Act, 2022, and ensure conformity with Bill 23, the More Homes Built Faster Act, 2022.

OPA 688 adds a new requirement for in-effect zoning compliance as part of a complete Site Plan Control application to Schedule 3 of the Official Plan. This requirement enforces sequential consideration, decision-making and approval of development applications to support scoped review of Zoning By-law Amendment and Site Plan Control application types and better timeline management under Bill 109. This represents a significant change in practice as approximately 84% of Site Plan Control applications submitted to the City between January 1, 2019 and July 31, 2023 were concurrent with a rezoning process. 

This report also recommends Municipal Code Amendments related to Site Plan Control, including repeal and replacement of Municipal Code Chapter 415, Development of Land, Article V, Site Plan Control and amendments to Municipal Code Chapter 415, Development of Land, Section 415-19.2, Mandatory Pre-Application Consultation.

The Planning and Housing Commitee recommends that:

1. City Council adopt Official Plan Amendment 683 substantially in accordance with Attachment 1 to the report (September 14, 2023) from the Chief Planner and Executive Director, City Planning.

2. City Council authorize the Chief Planner and Executive Director, City Planning to seek approval of the Minister of Municipal Affairs and Housing of Official Plan Amendment 683 under Section 26 of the Planning Act.

3. City Council authorize the City Solicitor to make such stylistic and technical changes to the recommended Official Plan Amendment 683 as may be required.

4. City Council declare by resolution to the Minister of Municipal Affairs and Housing that Official Plan Amendment 683 conforms with Provincial Plans or does not conflict with them; has regard to the matters of Provincial Interest in Section 2 of the Planning Act; and is consistent with policy statements issued under subsection 3(1) of the Planning Act.

5. City Council request that the Minister of Municipal Affairs and Housing review OPA 683 under the current in-effect Provincial Policy Statement 2020 and Growth Plan for the Greater Golden Horseshoe 2020.

The Planning and Housing Committee held a statutory special public meeting on September 28, 2023, and notice was given in accordance with the Planning Act.

This report is the fourth in a series of Final Reports that provide staff recommendations on Employment Area conversion requests as part of the Municipal Comprehensive Review (MCR) of the Official Plan.

Council authorized the commencement of the Municipal Comprehensive Review (MCR) and Growth Plan conformity exercise known as "Our Plan Toronto" on August 4, 2020. As part of the MCR, City Planning received approximately 150 requests to convert lands designated Core Employment Areas or General Employment Areas in the Official Plan for non-employment uses, including some of which were City-initiated. 

The MCR and any recommended Official Plan amendments are considered under Section 26 of the Planning Act, where the Minister of Municipal Affairs and Housing is the approval authority. The Minister’s decisions are not subject to appeal to the Ontario Land Tribunal unless the Minister refers all or part of the amendments to the Tribunal.

This report is to be considered at a Special Public Meeting under Section 26 of the Planning Act regarding the City's phased Official Plan and Municipal Comprehensive Reviews.

This fourth report provides an overview of staff’s review and recommendations on the Employment Area conversion request made for the East Harbour lands (21 Don Valley Parkway, 30 Booth Avenue, and 375-385 Eastern Avenue). The report also describes the recommended Official Plan Amendment (OPA) 683 and the city-building objectives, such as affordable housing, that are included to support the introduction of residential use permissions.

In April 2021, the Province announced a Transit Oriented Communities (“TOC”) commercial partnership with Cadillac Fairview for the East Harbour lands that proposes a mixed-use community on the lands, which includes the 926,000 square metres of employment development previously approved in the Unilever Precinct Secondary Plan and relevant Zoning By-laws, but would also introduce residential uses not previously contemplated for the lands. The residential uses envisioned for the TOC are not permitted on the lands which are designated Core and General Employment Areas in the Official Plan. In August 2021, Cadillac Fairview submitted an employment area conversion request for the lands to be considered as part of the City’s MCR.

On April 8, 2022, the Minister of Municipal Affairs and Housing made a Minister’s Zoning Order per Ontario Regulation 329/22 (‘MZO’) for the East Harbour lands. The MZO permits residential uses on specific portions of the East Harbour lands up to a maximum of 302,000 square metres, in addition to the existing employment development permissions.

The MZO allows for residential uses in the zoning permissions on lands designated Core Employment Areas and General Employment Areas. While the Growth Plan 2020 prohibits, and the City’s official plan policies do not permit, residential uses on lands designated Employment Areas, the Province’s MZO does not need to conform to these policies. The zoning permissions granted through the MZO for the East Harbour lands enable development contemplated in the Province’s TOC arrangement between the Province and Cadillac Fairview.

Staff’s recommendations on the East Harbour conversion request are to implement the MZO made for the lands by the Minister and the recommended Official Plan amendment detailed in this report aligns with the permissions granted by Province through the MZO.

The Planning and Housing Committee recommends that:

1. City Council support the Province’s proposal to return 53 hectares (133 acres) in the Town of Ajax back into the Greenbelt Plan Area.

2. City Council request that the Province scope their planned review of the Greenbelt to evaluate the 14 other sites removed though Amendment 3 to the Greenbelt Plan by reconsidering the outcomes of Amendment 3 to the Greenbelt Plan Area and return the remaining 14 sites to the Greenbelt Plan Area.

3. City Council encourage the Province to commit to align any future legislated reviews of the Greenbelt with the Greenbelt Plan’s existing vision and goals, and not examine the potential to replace protected farmland and natural spaces with urban development.

4. City Council request that the City Clerk forward this report to the Ministry of Municipal Affairs and Housing as the City of Toronto’s submission to the Province on their Proposal to return land to the Greenbelt and the ERO postings (019-7561 & 019-7562).

The Province is consulting on a proposal to return 53 hectares (133 acres) of land back into the Greenbelt Plan Area that was recently removed through Amendment 3 to the Greenbelt Plan. The Minister of Municipal Affairs and Housing has also informed municipalities of the Ministry’s intention to undertake a future review of all Greenbelt lands, though details of that review have not been released at this time.

While the lands considered in this proposal are not within the City of Toronto or its watersheds, changes to the regional planning framework impact municipalities throughout the greater bioregion. A permanent Greenbelt supports the foundation for the long-term ecological integrity of the region's natural systems. A robust regional natural system supports Toronto's biodiversity and increases our resilience to the impacts of climate change. Consistent Greenbelt policies enable the agri-food sector to make long term agricultural investments and reduce speculation across a land base that includes the most productive agricultural land in the country.

On December 21, 2022, the Ministry of Municipal Affairs and Housing amended the Greenbelt Area boundary to remove or redesignate 15 parcels of land totaling 2,995 hectares (7,400 acres). City Planning prepared and submitted comments that opposed this decision following a City Council motion made on November 24, 2022 (Item CC1.2).

The City of Toronto has long supported the permanent protection of the Greenbelt, and regional planning policies that reduce the impacts of urban sprawl.

This report outlines staff comments and recommendations related to the Province’s consultation on their “Proposal to return lands to the Greenbelt”, as posted on the Environmental Registry of Ontario. The comment period for this consultation is open from September 5 to October 20, 2023.

The Planning and Housing Committee recommends that:

1. City Council assign the City Solicitor responsibility for the provision of legal services to the Toronto Local Appeal Body with respect to (1) providing advice on questions identified by Toronto Local Appeal Body Members, with respect to the administration of hearings, as part of their decision making duties, and (2) providing advice on the development, review or revision of operational policies, practice directions and rules.

Enacted on May 3rd, 2017, the Toronto Local Appeal Body (TLAB) is an independent, quasi-judicial tribunal established through City of Toronto Municipal Code Chapter 142, Local Appeal Body, the City of Toronto Act, and other provincial legislation. The TLAB has all the powers of the Ontario Land Tribunal related to the hearing of appeals to Committee of Adjustment decisions for minor variance and consent applications under subsections 45(12), 53(14), 53(19) and 53(27) of the Planning Act.

The TLAB is composed of fourteen members including the Chair, Vice-Chair, and twelve Panel Members who are nominated by an impartial citizen-member nominating panel with recommendations for appointments submitted to City Council. City Council appoints Members of the TLAB for a four-year term of office.

This report transmits the 2022 Annual Report from the TLAB Chair to City Council for information. It also recommends that the City Solicitor take over the provision of legal services to the TLAB with respect to providing advice on questions identified by TLAB Members, with respect to the administration of hearings, as part of their decision making duties, and providing advice on the development, review or revision of operational policies, practice directions and rules.

The Planning and Housing Committee recommends that:

1.  City Council state its intention to designate the property at 509 Parliament Street under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance; 509 Parliament Street (Reasons for Designation) attached as Attachment 3, to the report (September 8, 2023) from the Chief Planner and Executive Director, City Planning.

2.  If there are no objections to the designation, City Council authorize the City Solicitor to introduce the Bill in Council designating the property under Part IV, Section 29 of the Ontario Heritage Act.

This report recommends that City Council state its intention to designate the property

at 509 Parliament Street under Part IV, Section 29 of the Ontario Heritage Act for its cultural heritage value according to the Statement of Significance and description of Heritage Attributes found in Attachment 3.

The property at 509 Parliament Street, is located on the east side of Parliament Street and north of Carlton Street in Cabbagetown. The theatre has been an arts and entertainment venue in the heart of Cabbagetown for more than 90 years.  Originally known as the Carlton Theatre, the building was designed in a Classical Revival style in 1929 by Architect Herbert Duerr, known for his theatre designs from the late 1920s to  the late 1940s. The building was home to the Carlton Theatre from 1930-1954, followed by the Canadian Broadcasting Corporation (CBC) 1954-1995 where the popular comedy show, "Air Farce", later known as "Royal Canadian Air Farce", was produced in the building from 1978 through the 1990s where it featured a live studio audience, and since 1995 is owned and operated by the Canadian Children's Dance Theatre, now know as the Canadian Contemporary Dance Theatre.  

The property was listed on the City's Heritage Register on March 29, 2023.

Staff have undertaken research and evaluation and determined that the property at

509 Parliament Street meets Ontario Regulation 9/06, the criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act under the Design / Physical, Historical / Associative and Contextual criteria categories. A property may be designated under Part IV, Section 29 of the Ontario Heritage Act, if it meets two or more of the nine criteria.

In March 2023 the City received a rezoning application to permit the development on site for a 10-storey mixed use building containing 85 dwelling units and retail at grade. The development proposes the retention of the existing façade at 509 Parliament Street. The adjacent building to the south at 505-507 Parliament Street is to be demolished.

The City Clerk issued a complete application notice on May 5, 2023. Council must make its decision at its October 11-13, 2023, meeting to provide sufficient time for the City Clerk to issue a notice of intention to designate before the waiver provided by the owner expires on October 31, 2023.

At its meeting on September 12, 2023 the Toronto Preservation Board considered Item PB9.3 and made recommendations to City Council.

Summary from the report (August 21, 2023) from the Senior Manager, Heritage Planning, Urban Design, City Planning:

This report recommends that City Council state its intention to designate the property

at 509 Parliament Street under Part IV, Section 29 of the Ontario Heritage Act for its cultural heritage value according to the Statement of Significance and description of Heritage Attributes found in Attachment 3.

The property at 509 Parliament Street, is located on the east side of Parliament Street and north of Carlton Street in Cabbagetown. The theatre has been an arts and entertainment venue in the heart of Cabbagetown for more than 90 years. Originally known as the Carlton Theatre, the building was designed in a Classical Revival style in 1929 by Architect Herbert Duerr, known for his theatre designs from the late 1920s to  the late 1940s. The building was home to the Carlton Theatre from 1930-1954, followed by the Canadian Broadcasting Corporation 1954-1995 where the popular comedy show, "Air Farce", later known as "Royal Canadian Air Farce", was produced in the building from 1978 through the 1990s where it featured a live studio audience, and since 1995 is owned and operated by the Canadian Children's Dance Theatre, now know as the Canadian Contemporary Dance Theatre.  

The property was listed on the City's Heritage Register on March 29, 2023.

Staff have undertaken research and evaluation and determined that the property at

509 Parliament Street meets Ontario Regulation 9/06, the criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act under the Design / Physical, Historical  / Associative and Contextual criteria categories. A property may be designated under Part IV, Section 29 of the Ontario Heritage Act, if it meets two or more of the nine criteria.

In March 2023 the City received a rezoning application to permit the development on site for a 10-storey mixed use building containing 85 dwelling units and retail at grade. The development proposes the retention of the existing façade at 509 Parliament Street. The adjacent building to the south at 505-507 Parliament Street is to be demolished.

The City Clerk issued a complete application notice on May 5, 2023. Council must make its decision at its October 11-13, 2023, meeting to provide sufficient time for the City Clerk to issue a notice of intention to designate before the waiver provided by the owner expires on October 31, 2023.

The Planning and Housing Committee recommends that:

1.  City Council state its intention to designate the property at 60 Lowther Avenue under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance; 60 Lowther Avenue (Reasons for Designation) attached as Attachment 3, to the report (September 8, 2023) from the Chief Planner and Executive Director, City Planning.

2.  If there are no objections to the designation, City Council authorize the City Solicitor to introduce the Bill in Council designating the property under Part IV, Section 29 of the Ontario Heritage Act.

This report recommends that City Council state its intention to designate the property at 60 Lowther Avenue under Part IV, Section 29 of the Ontario Heritage Act for its cultural heritage value, according to the Statement of Significance and description of Heritage Attributes found in Attachment 3.

Located in the Annex neighbourhood on the north side of Lowther Avenue, between Bedford Road and Admiral Road, the property at 60 Lowther Avenue contains a 2 1/2 storey house form building constructed in 1906 as the residence for Miller Lash, a prominent Toronto lawyer. The Miller Lash House was designed by the esteemed architectural firm Sproatt & Rolph (in association with S.G. Curry, consulting architect).

60 Lowther Avenue has been known as the "Friends House" since 1949, when the property was acquired by the Toronto Monthly Meeting of the Religious Society of Friends (otherwise known as Quakers) and the Georgian Revival style dwelling was adaptively reused as their Friends (Meeting) House. In 1969 a rear addition, designed by John Leaning, an Ottawa-based architect and member of the Quaker community, was added to accommodate an increase in membership. In addition to and supporting its Friends House function, the property has become an important meeting space for various community organizations. In this way, the property continues to contribute to the collective environment and dynamic character of the Annex neighbourhood.

Staff have completed the Research and Evaluation for the property at 60 Lowther Avenue and determined that the property meets Ontario Regulation 9/06, the criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act. A property may be designated under Part IV, Section 29 of the Ontario Heritage Act, if it meets two or more of the nine criteria.

The subject property at 60 Lowther Avenue was added to the City's Inventory of

Heritage Properties (now, Heritage Register) in 1976.

Designation enables City Council to review proposed alterations or demolitions to the property and enforce heritage property standards and maintenance. The Religious Society of Friends, owners of 60 Lowther Avenue, will be undertaking chimney restoration and soffit/dentil conservation work in accordance with a 2022 Toronto Heritage Grant award of 50% of costs up to a maximum of $45,500. Designation of the property is required to satisfy a condition in the Letter of Understanding between the City of Toronto and the Religious Society of Friends (dated August 5, 2022).

At its meeting on September 12, 2023 the Toronto Preservation Board considered Item PB9.2 and made recommendations to City Council.

Summary from the report (August 21, 2023) from the Senior Manager, Heritage Planning, Urban Design, City Planning:

This report recommends that City Council state its intention to designate the property at 60 Lowther Avenue under Part IV, Section 29 of the Ontario Heritage Act for its cultural heritage value, according to the Statement of Significance and description of Heritage Attributes found in Attachment 3.

Located in the Annex neighbourhood on the north side of Lowther Avenue, between Bedford Road and Admiral Road, the property at 60 Lowther Avenue contains a 2 1/2 storey house form building constructed in 1906 as the residence for Miller Lash, a prominent Toronto lawyer. The Miller Lash House was designed by the esteemed architectural firm Sproatt & Rolph (in association with S.G. Curry, consulting architect).

60 Lowther Avenue has been known as the "Friends House" since 1949, when the property was acquired by the Toronto Monthly Meeting of the Religious Society of Friends (otherwise known as Quakers) and the Georgian Revival style dwelling was adaptively reused as their Friends (Meeting) House. In 1969 a rear addition, designed by John Leaning, an Ottawa-based architect and member of the Quaker community, was added to accommodate an increase in membership. In addition to and supporting its Friends House function, the property has become an important meeting space for various community organizations. In this way, the property continues to contribute to the collective environment and dynamic character of the Annex neighbourhood.

Staff have completed the Research and Evaluation for the property at 60 Lowther Avenue and determined that the property meets Ontario Regulation 9/06, the criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act. A property may be designated under Part IV, Section 29 of the Ontario Heritage Act, if it meets two or more of the nine criteria.

The subject property at 60 Lowther Avenue was added to the City's Inventory of

Heritage Properties (now, Heritage Register) in 1976.

Designation enables City Council to review proposed alterations or demolitions to the property and enforce heritage property standards and maintenance. The Religious Society of Friends, owners of 60 Lowther Avenue, will be undertaking chimney restoration and soffit / dentil conservation work in accordance with a 2022 Toronto Heritage Grant award of 50 percent of costs up to a maximum of $45,500. Designation of the property is required to satisfy a condition in the Letter of Understanding between the City of Toronto and the Religious Society of Friends (dated August 5, 2022).

The Planning and Housing Committee recommends that:

1.  City Council state its intention to designate the property at 822 Richmond Street West under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance; 822 Richmond Street West (including entrance address at 828 Richmond Street West) (Reasons for Designation) attached as Attachment 3, to the report (September 8, 2023) from the Chief Planner and Executive Director, City Planning.

2.  If there are no objections to the designation, City Council authorize the City Solicitor to introduce the Bill in Council designating the property under Part IV, Section 29 of the Ontario Heritage Act.

This report recommends that City Council state its intention to designate the property at 822 Richmond Street West under Part IV, Section 29 of the Ontario Heritage Act for its cultural heritage value according to the Statement of Significance and description of Heritage Attributes found in Attachment 3.

Constructed in three phases between 1909 and 1914 for the Kindel Bed Company Limited, the subject property is located at 822 Richmond Street, east of Strachan Avenue on the northwest corner of Richmond Street West and Walnut Avenue. A square three-storey form above a raised basement with flat roof, the masonry clad building features symmetrical fenestration with segmental arches punctuated by a contemporary glass and steel at-grade entrance facing Richmond Street West.

After housing various manufacturing operations between 1910 and 1990, the property was converted into commercial offices in the 1990s, coinciding with the revitalization and emergence of the West Queen West area in proximity to Trinity Bellwoods Park.

Staff have determined that the property at 822 Richmond Street West meets Ontario Regulation 9/06, the criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act under the categories of design/physical and contextual values. A property may be designated under Part IV, Section 29 of the Ontario Heritage Act, if it meets two or more of the nine criteria.

The property was listed on the City's Heritage Register on February 7, 2023.

In July 2022, the City received Official Plan Amendment and Zoning By-law Amendment applications related to the proposed redevelopment of the subject property that will retain the entire structure at 822 Richmond Street West in-situ.

City Clerk issued a complete application notice for the Official Plan and Zoning By-law Amendments on August 26, 2022. 

On August 17, 2022, a waiver was provided extending the time period in which City Council must make a decision under the Ontario Heritage Act until January 31, 2023. A second waiver, dated December 15, 2022, extended the time period to May 31, 2023. On January 24, 2023, a representative of the property owner submitted a waiver with no expiry date by which City Council must make a decision in respect to the above noted application under the Ontario Heritage Act.

As of January 1, 2023, should a property be subject to an Official Plan Amendment, Zoning By-law Amendment and/or Draft Plan of Subdivision Application that would trigger a Prescribed Event, the property must be listed in the heritage register prior to the Prescribed Event occurring to designate a property under Section 29(1.2)1 of the Ontario Heritage Act. This requirement does not apply to a Prescribed Event that has occurred prior to January 1, 2023.

At its meeting on September 12, 2023 the Toronto Preservation Board considered Item PB9.1 and made recommendations to City Council.

Summary from the report (August 21, 2023) from the Senior Manager, Heritage Planning, Urban Design, City Planning:

This report recommends that City Council state its intention to designate the property at 822 Richmond Street West under Part IV, Section 29 of the Ontario Heritage Act for its cultural heritage value according to the Statement of Significance and description of Heritage Attributes found in Attachment 3.

Constructed in three phases between 1909 and 1914 for the Kindel Bed Company Limited, the subject property is located at 822 Richmond Street, east of Strachan Avenue on the northwest corner of Richmond Street West and Walnut Avenue. A square three-storey form above a raised basement with flat roof, the masonry clad building features symmetrical fenestration with segmental arches punctuated by a contemporary glass and steel at-grade entrance facing Richmond Street West.

After housing various manufacturing operations between 1910 and 1990, the property was converted into commercial offices in the 1990s, coinciding with the revitalization and emergence of the West Queen West area in proximity to Trinity Bellwoods Park.

Staff have determined that the property at 822 Richmond Street West meets Ontario Regulation 9/06, the criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act under the categories of design / physical and contextual values. A property may be designated under Part IV, Section 29 of the Ontario Heritage Act, if it meets two or more of the nine criteria.

The property was listed on the City's Heritage Register on February 7, 2023.

In July 2022, the City received Official Plan Amendment and Zoning By-law Amendment applications related to the proposed redevelopment of the subject property that will retain the entire structure at 822 Richmond Street West in-situ.

City Clerk issued a complete application notice for the Official Plan and Zoning By-law Amendments on August 26, 2022. 

On August 17, 2022, a waiver was provided extending the time period in which City Council must make a decision under the Ontario Heritage Act until January 31, 2023. A second waiver, dated December 15, 2022, extended the time period to May 31, 2023. On January 24, 2023, a representative of the property owner submitted a waiver with no expiry date by which City Council must make a decision in respect to the above noted application under the Ontario Heritage Act.

As of January 1, 2023, should a property be subject to an Official Plan Amendment, Zoning By-law Amendment and / or Draft Plan of Subdivision Application that would trigger a Prescribed Event, the property must be listed in the heritage register prior to the Prescribed Event occurring to designate a property under Section 29(1.2)1 of the Ontario Heritage Act. This requirement does not apply to a Prescribed Event that has occurred prior to January 1, 2023.

The Striking Committee recommends that:

1. City Council approve the Striking Committee-recommended 2024 meeting schedule dates and that the published schedule serve as notice for these meetings.

 2. City Council request the City Clerk to distribute the approved schedule to the City's agencies and special purpose bodies with a request that they:

a. avoid scheduling meetings, whenever possible, that conflict with the approved schedule; and

b. avoid scheduling public meetings, forums, public consultations and large scale meetings on days of cultural or religious significance as noted in the approved schedule and listed in Attachment 2 to the report (September 28, 2023) from the City Clerk.

3. City Council shorten the 30-day period that City Council may pass a resolution making an amendment to the Mayor's proposed budget to coincide with the completion of the special City Council meeting scheduled on February 14, 2024.

The purpose of this report is to establish the 2024 meeting schedule for City Council and its committees.

The Etobicoke York Community Council recommends that:

1. City Council amend Zoning By-law 569-2013 for the lands at 175-185 Eileen Avenue substantially-in-accordance with the draft Zoning By-law Amendment attached as Attachment 5 to the report (August 29, 2023) from the Director, Community Planning, Etobicoke York District.

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

3. City Council classify 175-185 Eileen Avenue as a Class 4 Noise Area pursuant to Publication NPC-300 (Environmental Noise Guideline - Stationary and Transportation Sources - Approval and Planning).

4. City Council amend City of Toronto Municipal Code, Chapter 925, Permit Parking in order to exclude residents or visitors to or tradespersons at 175 to 185 Eileen Avenue from obtaining a parking permit.

5. City Council direct the Chief Planner and Executive Director, City Planning to include the following as a post-approval condition of site plan:

a. the Owner shall insert an advisory clause that residents of the development will be ineligible for on-street parking permits, substantially in the form of the advisory clause in Attachment 4 to the report (November 10, 2021) contained in item 2021.PH29.3 from the Chief Planner and Executive Director, City Planning and the Chief Financial Officer and Treasurer, into all purchases, agreements of purchase and sale or agreements to lease and condominium declaration document(s) for each affected residential unit within the development.

Purchasers acknowledge and agree that purchasers or residents of the Development will not be eligible for on street-parking permits under the City of Toronto Municipal Code. Purchasers agree that, despite the status or availability of on-street parking permits for residents in the development area as of the date of this document, the availability of on-street parking permits in the development area for the purchasers or residents of the Development may, at the discretion of City of Toronto Council, be modified, amended or removed at any time in accordance with the City of Toronto Act, 2006, as amended from time to time and its successors, and the City of Toronto Municipal Code.

The Etobicoke York Community Council held a statutory public meeting on September 18, 2023, and notice was given in accordance with the Planning Act.

This application proposes to amend the Zoning By-law to permit the development of 58 residential dwelling units in two back-to-back townhouse blocks at 175-185 Eileen Avenue. The proposed development has a building height of 12.4 metres and a floor space index of 2.2 times the area of the lot.

This report reviews and recommends approval of the application to amend the Zoning By-law. The proposal conforms with the Official Plan and is consistent with the City's guidelines. The proposed development represents appropriate infill housing, and is compatible with the existing and planned surrounding context.

This report also recommends that City Council classify the site as a Class 4 Noise Area under Provincial Noise Guidelines (NPC-300) as administered by the Ministry of Environment, Conservation and Parks (MECP).

The Etobicoke York Community Council recommends that:

1. City Council amend Zoning By-law 569-2013 for the lands at 15 Canmotor Avenue substantially-in-accordance with the draft Zoning By-law Amendment attached as Attachment 5 to the report (August 29, 2023) from the Director, Community Planning, Etobicoke York District.

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

3. Before introducing the necessary Bill to City Council for enactment, City Council require the applicant to:

a. Submit a revised Functional Servicing Report to the satisfaction of the Chief Engineer and Executive Director of Engineering and Construction Services, to determine the stormwater runoff, sanitary flow and water supply demand resulting from this development and whether there is adequate capacity in the existing municipal infrastructure to accommodate the proposed development; and

b. Make arrangements satisfactory to the Chief Engineer and Executive Director of Engineering and Construction Services to secure all improvements that may be required in the accepted Functional Servicing Report.

The Etobicoke York Community Council held a statutory public meeting on September 18, 2023, and notice was given in accordance with the Planning Act.

This application proposes to demolish the existing one-storey banquet hall and permit a new two-storey medical office and cardiology clinic with an associated surface level parking lot. A proposed parking lot will contain 92 parking spaces at 15 Canmotor Avenue and an additional 14 parking spaces are proposed within the Caven Street municipal right-of-way utilizing a commercial boulevard parking permit.

This report reviews and recommends approval of the application to amend the Zoning By-law. The application conforms to key development policies of Core Employment Areas in the Official Plan and will contribute to the creation of competitive, attractive, and highly functional Employment Areas.

The Etobicoke York Community Council recommends that:

1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands 5, 7 and 9 Jopling Avenue South substantially-in-accordance with the draft Zoning By-law Amendment attached as Attachment 7 to the report (August 30, 2023) from the Director, Community Planning, Etobicoke York District.

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

3. Before introducing the necessary Bill to City Council for enactment, City Council require the owner to:

a. provide an acceptable Tenant Relocation and Assistance Plan for tenants of the existing one rental dwelling unit proposed to be demolished, addressing financial compensation and other assistance to lessen hardship, satisfactory to the Chief Planner and Executive Director, City Planning; and

b. provide a legal undertaking to the City, to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning, to secure the implementation of the Tenant Relocation and Assistance Plan required in Part 3. a. above.

4. City Council request the Chief Planner and Executive Director, City Planning to secure the following as conditions in the Site Plan Agreement to the satisfaction of the Chief Planner and Executive Director, City Planning:

a. Prior to Site Plan Control approval, the owner must provide a Functional Servicing Report that is acceptable to the Chief Engineer and Executive Director Engineering and Construction Services;

b. Prior to Site Plan Control approval, the owner, if applicable, enter into a financially secured agreement with the City, to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services, for the construction of improvements, as identified in the Functional Servicing Report, that may be required to the City’s storm, sanitary and sewer infrastructure;

c. Prior to Site Plan Control approval, if applicable, the owner must obtain all necessary approvals to proceed with the required improvements, as described above have been issued, to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services; and

d. Prior to the issuance of full building permit, the owner must complete the construct all required improvements, as noted in the accepted Functional Servicing Report, if required, and ensure they are operational.

5. City Council amend City of Toronto Municipal Code, Chapter 925, Permit Parking in order to prevent the residents of, visitors to, or tradespersons at 5, 6 and 9 Jopling Avenue South from obtaining a parking permit.

6. City Council request that the Chief Planner and Executive Director, City Planning include the following as a Site Plan approval condition:

a. the Owner shall insert the following advisory into all agreements of purchase and sale or agreements to lease and condominium declaration document(s) for each affected residential unit within the development:

Purchasers acknowledge and agree that purchasers or residents of the development will not be eligible for on street-parking permits under the City of Toronto Municipal Code. Purchasers agree that, despite the status or availability of on-street parking permits for residents in the development area as of the date of this document, the availability of on-street parking permits in the development area for the purchasers or residents of the development may, at the discretion of City of Toronto Council, be modified, amended or removed at any time in accordance with the City of Toronto Act, 2006, as amended from time to time and its successors, and the City of Toronto Municipal Code.

7. City Council request the Chief Planner and Executive Director, City Planning or designates to continue working with the applicant to secure additional bike parking spaces, vehicle parking spaces, bike share stations, and car share spaces through the site plan control review process for the subject site.

The Etobicoke York Community Council held a statutory public meeting on September 18, 2023, and notice was given in accordance with the Planning Act.

This application proposes to amend the Zoning By-law to permit a 39-storey mixed-use development consisting of 434 dwelling units and 250 square metres of retail space on the ground floor at 5, 7 and 9 Jopling Avenue South. The total proposed gross floor area is 26,990 square metres.

The proposed mixed-use building represents a level of intensification that can be supported within the Etobicoke Centre as its tall building form is compatible with the existing and planned context, and it is very close to the Kipling Transit Hub.

The Etobicoke York Community Council recommends that:

1. City Council amend City of Toronto Zoning By-law 569-2013 for 56, 58 and 60 Fieldway Road substantially-in-accordance with the draft Zoning By-law Amendment attached as Attachment 7 to the report (August 30, 2023) from the Director, Community Planning, Etobicoke York District.

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

3. Before introducing the necessary Bill to City Council for enactment, City Council require the owner to:

a. submit a Pedestrian Wind Study to the satisfaction of the Chief Planner and Executive Director, City Planning; and

b. submit a revised Transportation Impact Study to the satisfaction of the General Manager, Transportation Services;

4. City Council direct that in accordance with Section 42 of the Planning Act, prior to the last above grade building permit for the last of the towers on the lot, the owner shall convey to the City an on-site parkland dedication, having a minimum size of 1700 square metres, to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor.

5. City Council approve the acceptance of an on-site parkland dedication, subject to the owner transferring the parkland to the City free and clear, above and below grade, of all easements, encumbrances, and encroachments, in an acceptable environmental condition to the satisfaction of the General Manager, Parks, Forestry and Recreation.

6. In the event that the owner elects to design and construction Above Base Park Improvements, City Council approve a Development Charge credit against the Parks and Recreation component of the Development Charges for the design and construction by the owner of the Above Base Park Improvements to the satisfaction of the General Manager, Parks, Forestry and Recreation, and the Development Charge credit shall be in an amount that is the lesser of the cost to the owner of designing and constructing the Above Base Park Improvements, as approved by the General Manager, Parks, Forestry and Recreation, and the Parks and Recreation component of Development Charges payable for the development in accordance with the City's Development Charges By-law, as may be amended from time-to-time.

7. City Council direct the Chief Planner and Executive Director, City Planning, in consultation with the local Ward Councillor and the City Solicitor, to continue to work with the applicant to explore an in-kind community benefit package pursuant to 37(6) of the Planning Act and to report back for further instruction on any offer of in-kind community benefits made by the owner.

The Etobicoke York Community Council held a statutory public meeting on September 18, 2023, and notice was given in accordance with the Planning Act.

This application proposes to amend Zoning By-law 569-2013 to permit a mixed-use development with four towers and a public park at 56, 58 and 60 Fieldway Road. The proposed building heights are 12, 25, 34 and 42 storeys. The proposed development includes 1297 dwelling units, 1526 square metres of non-residential gross floor area, and a 2426 square metre public park, resulting in a net floor space index of 6.2 times the net lot area.

This report reviews and recommends approval of the application to amend Zoning By-law 569-2013. The proposal conforms with the intent of the Official Plan and Etobicoke Centre Secondary Plan and is generally consistent with the City’s guidelines. The proposed mixed-use development represents supportable land use intensification while mitigating shadow impact on the surrounding public realm.

The Etobicoke York Community Council recommends that:

1. City Council enact a Part Lot Control Exemption By-law with respect to the subject

lands at 111 Plunkett Road, substantially-in-accordance with the Draft Part Lot Control Exemption By-law attached as Attachment 3, and as generally illustrated on the Part Lot Control Exemption Plan, Attachment 2 to the report (August 29, 2023) from the Director, Community Planning, Etobicoke York District, to be prepared to the satisfaction of the City Solicitor and to expire two years following enactment by City Council.

2. Prior to the introduction of the Part Lot Control Exemption Bill for enactment, City

Council require the owner to:

a. provide proof of payment of all current property taxes for the subject lands to the satisfaction of the City Solicitor; and

b. provide a final Zoning Notice issued by the Toronto Building Division confirming that the 42 parcels comply with the applicable zoning, to the satisfaction of the Chief Planner and Executive Director, City Planning.

3. City Council authorize and direct the City Solicitor to register the Part Lot Control Exemption By-law on title.

4. City Council authorize the City Solicitor to make such stylistic and technical changes

to the draft Part Lot Control Exemption By-law as may be required.

This application is requesting exemption from the Part Lot Control provisions of the

Planning Act for the lands municipally known as 111 Plunkett Road, formerly known as 135 Plunkett Road. The purpose of this application is to facilitate the creation of 42 separately conveyable parcels, each containing one semi-detached residential dwelling unit. The remainder of the subdivision, including the existing public right-of-way, public walkway, and separate development block (Phase 2, currently addressed as 135 Plunkett Road) would remain unchanged.

The proposal is consistent with the Provincial Policy Statement (2020), conforms to the Growth Plan for the Greater Golden Horseshoe (2020), and conforms to the Official Plan. The lifting of Part Lot Control is appropriate for the orderly development of these lands into a residential community with 42 semi-detached houses, as determined through the June 28, 2019 Local Planning Appeal Tribunal (LPAT), now known as the Ontario Land Tribunal (OLT), approval of the zoning by-law amendment (13 162096 WET 07 OZ) and subdivision (13 162112 WET 07 SB) applications for the subject lands.

Pursuant to these approvals, 21 residential parcels currently exist on-site. Each of these parcels contains the foundations of two semi-detached residential dwellings, for a total of 42 units. Now that the foundations are laid and the exact division line is surveyable between each unit, the applicant has come forward with this application for Part Lot Control Exemption. Provisions have already been made for adequate servicing, infrastructure, and the public right-of-way to serve the 42 homes within the subdivision area through the review of previous Planning Act applications.

This report reviews and recommends approval of the Part Lot Control Exemption By-law to be in effect for a maximum of two years. We anticipate that the development of the subject lands will be fully complete within the two year time period that this Part Lot Control Exemption By-law is in effect.

The Etobicoke York Community Council recommends that:

1. City Council direct the City Solicitor and appropriate City staff to attend the Ontario Land Tribunal in opposition to the current Zoning By-law Amendment application appeal for 159 and 161-181 Mulock Avenue and 6 Lloyd Avenue, and to continue discussions with the applicant in an attempt to resolve outstanding issues.

2. In the event that the Ontario Land Tribunal allows the appeals, in whole or in part, City Council authorize the City Solicitor to request that the issuance of any final Order(s) be withheld until such time as the City Solicitor advises that:

a. The form and content of the Zoning By-law Amendment is satisfactory to the Chief Planner and Executive Director, City Planning and the City Solicitor;

b. The owner has submitted a revised Functional Servicing and Stormwater Management Report to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services, and such report shall determine the stormwater run-off, sanitary flow and water supply demand resulting from the development and whether there is adequate capacity in the existing municipal infrastructure to accommodate the proposed development and/or any upgrades that may be required;

c. The owner has submitted a revised Hydrological Review Report, Servicing Report Groundwater Summary Form and Hydrological Review Summary Form to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services;

d. The owner has provided a revised Pedestrian Wind Study, such report to be reviewed with recommendations implemented as part of the Zoning By-law and/or secured in a development agreement to the satisfaction of the Chief Planner and Executive Director, City Planning;

e. The owner has submitted revised drawings illustrating the conveyance of lands required by the General Manager, Transportation Services and the Chief Planner and Executive Director, City Planning;

f. The owner has submitted revised Noise and Vibration Feasibility Study and a Rail Safety Study, to be peer reviewed by consultants retained by the City at the owner's expense, to the satisfaction of the Chief Planner and Executive Director, City Planning;

g. The owner shall, at the owner's own expense, initiate the Metrolinx Deviation Process with Metrolinx and Metrolinx's Technical Advisor AECOM, and the owner has submitted requested information and makes required revisions noted in correspondence, dated July 17, 2023, from Metrolinx, to the satisfaction of the Manager, Technical Review, Metrolinx;

h. The owner has submitted a revised Transportation Impact Study including all requested revisions to the satisfaction of the General Manager, Transportation Services;

i. The owner makes satisfactory arrangements with Engineering and Construction Services and enters into the appropriate agreement with the City for the design and construction of any improvements to the municipal infrastructure, should it be determined that upgrades are required to the infrastructure to support this development, according to the Functional Servicing Report accepted by the Chief Engineer and Executive Director, Engineering and Construction Services and Traffic Impact Study accepted by the General Manager, Transportation Services;

j. The owner has addressed all outstanding issues raised by Urban Forestry noted in correspondence, dated July 6, 2023, including the need for an updated Arborist Report and Landscape Plan, to the satisfaction of the General Manager of Parks, Forestry and Recreation; and

k. The owner has made revisions to meet the Toronto Green Standard requirements to the satisfaction of the Chief Planner and Executive Director, City Planning.

3. Should it be determined that upgrades are required to the infrastructure to support the development according to the accepted Functional Servicing Report and/or the Transportation Impact Study, City Council direct the City Solicitor and appropriate City staff to request that the Holding Provision be included in the final form of the site-specific Zoning By-law Amendment, and the Holding Provision not to be lifted until such time as the owner has made satisfactory arrangements, including entering into appropriate agreement(s) with the City for the design and construction of any improvements to the municipal infrastructure and the provision of financial securities to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services and General Manager, Transportation Services.

On July 14, 2021, City Council conditionally approved a Zoning By-law Amendment to permit two residential buildings with heights of 15 and 17 storeys, containing 535 dwelling units, one office building with a height of eight storeys and an 868 square metre public park at 159 and 161-181 Mulock Avenue and 6 Lloyd Avenue.

On November 4, 2022, the applicant appealed the Zoning By-law Amendment application to the Ontario Land Tribunal (OLT) citing City Council's failure to make a decision on the application within the time period prescribed under the Planning Act.  Two Case Management Conferences were held on February 16, 2023 and June 1, 2023 (OLT Case No. OLT-22-004660). The OLT hearing date has not been scheduled.

On May 19, 2023, the City received a With Prejudice revised proposal for two residential buildings with heights of 44 and 31 storeys containing 1102 dwelling units, one office building with a height of eight storeys and an 842 square metre public park on the southwest portion of the site.

This report recommends that Council direct the City Solicitor, together with appropriate City staff, to attend the OLT hearing to oppose the proposal in its current form and continue discussions with the applicant to resolve outstanding issues.

The Etobicoke York Community Council recommends that:

1. City Council direct the City Solicitor and appropriate City staff to attend the Ontario Land Tribunal to oppose the current applications regarding the Official Plan Amendment, Zoning By-law Amendment and Draft Plan of Subdivision appeals for 2405-2411 and 2417 Lake Shore Boulevard West, and to continue discussions with the applicant in an attempt to resolve outstanding issues.

2. In the event that the Ontario Land Tribunal allows the appeals, in whole or in part, City Council authorize the City Solicitor to request that the issuance of any final Order(s) be withheld until such time as the City Solicitor advises that:

a. The form and content of the Official Plan and Zoning By-law Amendments and conditions of Draft Plan of Subdivision approval are satisfactory to the Chief Planner and Executive Director, City Planning and the City Solicitor;

b. The owner has addressed all outstanding issues identified within the Engineering and Construction Services correspondence, dated March 21, 2022 or as revised, to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services;

c. The owner has submitted a revised Functional Servicing and Stormwater Management Report to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services, and such report shall determine the stormwater run-off, sanitary flow and water supply demand resulting from the development and whether there is adequate capacity in the existing municipal infrastructure to accommodate the proposed development and/or any upgrades that may be required;

d. The owner makes satisfactory arrangements with Engineering and Construction Services and enters into the appropriate agreement with the City for the design and construction of any improvements to the municipal infrastructure, should it be determined that upgrades are required to the infrastructure to support this development, according to the Functional Servicing Report accepted by the Chief Engineer and Executive Director, Engineering and Construction Services;

e. The owner has provided a revised Pedestrian Wind Study, such report to be reviewed with recommendations implemented as part of the amending Official Plan policies and Zoning By-laws and/or secured in a development agreement, to the satisfaction of the Chief Planner and Executive Director, City Planning;

f. The owner has submitted a revised Community Energy Plan to the satisfaction of the Environment and Energy Division;

g. The owner has submitted a Noise Study required by Metrolinx, to the satisfaction of the Chief Planner and Executive Director, City Planning and the Manager, Technical Review, Metrolinx;

h. The owner has submitted a revised Transportation Impact Study including all requested revisions to the satisfaction of the General Manager, Transportation Services;

i. The owner has submitted a revised Housing Issue Report including all requested revisions noted in correspondence, dated March 21, 2022, to the satisfaction of the Chief Planner and Executive Director, City Planning;

j. The owner has addressed all outstanding issues raised by Urban Forestry noted in correspondence, dated March 21, 2022, including the need for an updated Arborist Report, Landscape Plan, Planting Plan and Soil Volume Plan, to the satisfaction of the General Manager of Parks, Forestry and Recreation;

k. The owner has made revisions to meet the Toronto Green Standard requirements to the satisfaction of the Chief Planner and Executive Director, City Planning;

l. The owner has secured replacement of the existing rental dwelling units, including the same number of rental units, bedroom type and size and with similar rents, and replacement of the gross floor area of the existing dwelling rooms as dwelling rooms or studio units at similar rents;

m. the owner has secured an acceptable Tenant Relocation and Assistance Plan addressing the right for tenants to return to a replacement rental unit or dwelling room, as applicable, on the lands at similar rents, the provision of alternative accommodation at similar rents, and other assistance to lessen hardship, all to the satisfaction of the Chief Planner and Executive Director, City Planning; and

n. City Council has approved the Rental Housing Demolition application (21 246210 WET 03 RH) under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006, which allows for the demolition of the existing rental units on the site, and the owner has entered into, and registered on title to the lands, one or more agreements with the City, to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor, securing all rental housing-related matters necessary to implement City Council's decision.

3. Should it be determined that upgrades are required to the infrastructure to support the development according to the accepted Functional Servicing Report and/or the Transportation Impact Study, City Council direct the City Solicitor and appropriate City staff to request that a Holding Provision be included in the final form of the site-specific Zoning By-law Amendment and the Holding Provision not to be lifted until such a time as the owner has made satisfactory arrangements, including entering into appropriate agreement(s) with the City for the design and construction of any improvements to the municipal infrastructure and the provision of financial securities to the satisfaction of the Chief Engineer and Executive Director of Engineering and Construction Services and General Manager, Transportation Services.

On July 25, 2022, an Official Plan Amendment, a Zoning By-law Amendment and Draft Plan of Subdivision applications were deemed complete for a proposed mixed-use development including a 10-storey mid-rise building, an eight-storey base building including a mezzanine floor and a 33-storey tower at 2405-2411 and 2417 Lake Shore Boulevard West. The proposal has a total gross floor area of approximately 32,792 square metres, including approximately 345.5 square metres of retail space on the ground floor, and a total of 471 residential apartment units (including 22 rental replacement units) in various unit sizes. A Rental Housing Demolition Application was also submitted to demolish 22 rental units.

On February 13, 2023, the applicant appealed the applications to the Ontario Land Tribunal (OLT) citing City Council's failure to make a decisions on the applications within the time period prescribed under the Planning Act. A Case Management Conference was held on July 13, 2023 (OLT Case No. OLT-23-000129 and OLT-23-000130). The OLT hearing date is scheduled for July 8 to July 19, 2024.

This report recommends that Council directs the City Solicitor, together with appropriate City staff, attend the OLT hearing to oppose the proposal in its current form and continue discussions with the applicant to resolve outstanding issues.

The Etobicoke York Community Council recommends that:

1. City Council direct the City Solicitor and appropriate City staff to attend the Ontario Land Tribunal to oppose the current applications regarding the Official Plan Amendment and Zoning By-law Amendment applications appeals for 4195 and 4221 Dundas Street West and 556, 558, 560, 562 and 564 Prince Edward Drive North, and to continue discussions with the applicant to resolve outstanding issues.

2. In the event that the Ontario Land Tribunal allows the appeals, in whole or in part, City Council authorize the City Solicitor to request that the Ontario Land Tribunal withhold the issuance of any final Order(s) until such time as the Ontario Land Tribunal has been advised by the City Solicitor that:

a. The form and content of the Official Plan and Zoning By-law Amendments are satisfactory to the Chief Planner and Executive Director, City Planning and the City Solicitor;

b. The owner has provided a revised Pedestrian Wind Study, such report to be reviewed with recommendations implemented as part of the amending Official Plan policies and Zoning By-laws and/or secured in a development agreement, to the satisfaction of the Chief Planner and Executive Director, City Planning;

c. The owner has submitted revised drawings illustrating the conveyance of lands required to the General Manager, Transportation Services and the Chief Planner and Executive Director, City Planning;

d. The submitted Noise and Vibration Feasibility Study has been peer reviewed by a third-party Noise and Vibration Consultant retained by the City at the owner's expense, to the satisfaction of the Chief Planner and Executive Director, City Planning;

e. The owner has submitted information to provide adequate

room to operate the accessible ramp and ensure that there is adequate space for a full-size bus shelter on Dundas Street West at Prince Edward Drive North is located on the frontage of the site and makes required revisions to the satisfaction of the Manager, Technical Review, Toronto Transit Commission;

f. The owner has submitted a revised Transportation Impact Study including Transportation Demand Management (TDM) and all requested revisions to the study to the satisfaction of the General Manager, Transportation Services;

g. The owner has submitted a revised Hydrological Review Report, Hydrological Review Summary Form, Servicing Report Groundwater Summary Form and Foundation Drainage Summary Form including all requested revisions to these studies to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services;

h. The owner has submitted a revised Functional Servicing Report to determine the stormwater runoff, sanitary flow and water supply demand resulting from this development and whether there is adequate capacity in the existing municipal infrastructure to accommodate the proposed development, to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services;

i. The owner makes satisfactory arrangements with Engineering and Construction Services and enters into the appropriate agreement with the City for the design and construction of any improvements to municipal infrastructure, should it be determined that upgrades are required to the infrastructure to support this development, according to the Functional Servicing Report and Traffic Impact Study accepted Chief Engineer and Executive Director, Engineering and Construction Services and General Manager, Transportation Services;

j. The owner has addressed all the outstanding issues related to tree protection, injury and removals, tree planting and Toronto Green Standard raised by Urban Forestry, Tree Protection and Plan Review, to the satisfaction of the General Manager, Parks, Forestry and Recreation;

k. The owner has provided an on-site parkland dedication in a size, location and configuration that is to the satisfaction of the General Manager, Parks, Forestry and Recreation;

l. The owner has retained a consultant archaeologist, licensed by the Ministry of Citizenship and Multiculturalism, under the provisions of the Ontario Heritage Act (R.S.O 1990 as amended), to carry out a Stage 2 archaeological resource assessment of the property and follow through on recommendations to mitigate, through preservation or resource removal and documentation, adverse impacts to any significant archaeological resources found (Stage 3-4) to the satisfaction of the Chief Planner and Executive Director, City Planning; and

m. The owner has satisfied the requirements of the Toronto District School Board and the Toronto Catholic District School Board regarding signage and warning clauses related to enrollment capacity.

3. Should it be determined that upgrades are required to infrastructure to support the development according to the accepted Functional Servicing Report and/or the Transportation Impact Study, City Council direct the City Solicitor and appropriate City staff to request that a holding provision be included in the final form of the site-specific Zoning By-law Amendment, and the holding provision not to be lifted until such a time as the owner has made satisfactory arrangements, including entering into appropriate agreement(s) with the City for the design and construction of any improvements to municipal infrastructure and the provision of financial securities to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services and General Manager, Transportation Services.

On April 21, 2023, revised With Prejudice architectural drawings, which excluded a City-owned Emergency Medical Services building at 4219 Dundas Street West, were submitted by the applicant. The revised drawings altered the proposal to include mixed-use buildings containing two 14-storey towers on a six-storey base building, two nine-storey mid-rise residential buildings, and 19 townhouse units within three townhouse blocks. A total of 660 residential units are proposed.

The rezoning component of the applications was appealed to the Ontario Land Tribunal (OLT) on May 13, 2022, and the Official Plan Amendment component of the applications was appealed to the OLT on September 26, 2022. Both appeals cited City Council's failure to make a decision on the applications within the time period prescribed under the Planning Act. Case Management Conferences were held on October 3, 2022 and April 21, 2023 (OLT Case No. OLT-22-003838 and OLT-22-004571). The next Case Management Conference is scheduled for October 24, 2023.

This report recommends that Council direct the City Solicitor, together with appropriate City staff, to attend the OLT hearing to oppose the proposal in its current form and continue discussions with the applicant to resolve outstanding issues.

The Etobicoke York Community Council recommends that:

1. City Council authorize the installation of traffic control signals at the intersection of The West Mall and Waulron Street.

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

Transportation Services has reviewed the need for pedestrian crossing protection at the intersection of The West Mall and Waulron Street. Based on the assessment undertaken, Transportation Services is recommending the installation of traffic control signals at the intersection of The West Mall and Waulron Street. The traffic control signals will provide enhanced safety for vulnerable road users.

The Etobicoke York Community Council recommends that:  

1. City Council authorize the installation of traffic control signals at the intersection of Finch Avenue West and a point 300 metres west of Kipling Avenue.

2. Subject to approval of Recommendation 1 above, City Council authorize removal of the existing traffic signals on Finch Avenue West and a point 400 metres west of Kipling Avenue/Private Access in conjunction with the installation of traffic signals at Finch Avenue West and a point 300 metres west of Kipling Avenue.

3. City Council request Metrolinx to collaborate with Toronto Police Services and provide a mid-block crossing at the Toronto Police Services 23 Division driveway on Finch Avenue West to enable emergency vehicles to safely execute left-turn manoeuvres across the Finch West LRT tracks.

As the Toronto Transit Commission operates a transit service on Finch Avenue West, City Council approval of this report is required.

As part of the Finch West Light Rail Transit project, the construction of the Stevenson Stop will restrict the existing Albion Centre driveway on Finch Avenue West to right-in/right-out traffic operations. Metrolinx will construct a new driveway approximately 100 metres east of the existing driveway. The new signalized driveway will permit all inbound and outbound vehicular movements from the Albion Centre and safe pedestrian connections across the Light Rail Transit guideway.

This report seeks City Council approval to amend City of Toronto Municipal Code Chapter 950, Traffic and Parking for installation of traffic signals at the new entrance and removal of traffic signals at the existing entrance.

The Etobicoke York Community Council recommends that:  

1. City Council designate on-street electric vehicle charging station parking areas at the following locations:      

a. Driftwood Avenue, east side, from a point 30.3 metres north of Niska Road and a point 12 metres further north (2 spaces);

b. Lake Shore Boulevard West, west side, from a point 28.8 metres north of Superior Avenue and a point 6 metres further north (1 space);

c. The Queensway, south side, from a point 24.8 metres west of Inverleigh Drive and a point 12 metres further west (2 spaces);

d. Weston Road, west side, from a point 177.3 metres north of Wilby Crescent and a point 6 metres further north (1 space); and

e. Weston Road, west side, from a point 31.2 metres south of King Street Crescent and a point 6 metres further south. (1 space),

for the exclusive use of electric vehicles and amend City of Toronto Municipal Code Chapter 910, Parking Machines and Meters and Chapter 950, Traffic and Parking, as described in Attachment 2 to the report (August 28, 2023) from the  Director, Policy and Innovation, Transportation Services.

This report outlines the parking by-law amendments required to implement the parking areas for five (5) Electric Vehicle charging station locations, for the roll out of seven (7) charging stations. These locations have been reviewed and supported by the local Councillors.

As the Toronto Transit Commission operates a transit service on the highways mentioned in this report, City Council approval of this report is required. 

The Etobicoke York Community Council recommends that:

1. City Council prohibit standing at all times on the north side of Emmett Avenue, between Jane Street and a point 45 metres west.

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

Transportation Services is recommending that a no standing restriction be installed on the north side of Emmett Avenue west of Jane Street. The proposed amendment will deter parking at this location and will improve visibility for southbound vehicle exiting a laneway west of Jane Street north of Emmett Avenue and eastbound traffic approaching the laneway.

The Etobicoke York Community Council recommends that:

1. City Council amend the existing maximum one-hour parking regulation in effect from 8:00 a.m. to 6:00 p.m., daily, on the north side of Lake Shore Boulevard West, between a point 22 metres west of Long Branch Avenue and a point 115 metres further west, to be in effect between a point 22 metres west of Long Branch Avenue and a point 67 metres further west.

2. City Council authorize parking for a maximum period of one-hour from 8:00 a.m. to 6:00 p.m., daily, on the north side of Lake Shore Boulevard West, between a point 122 metres west of Long Branch Avenue to a point 15 metres further west.

3. City Council prohibit parking at all times on the north side of Lake Shore Boulevard West, from a point 89 metres west of Long Branch Avenue to a point 33 metres further west.

As the Toronto Transit Commission (TTC) operates a transit service on Lake Shore Boulevard West, City Council approval of this report is required.

Transportation Services is recommending that the parking be prohibited on the north side of Lake Shore Boulevard West, near the driveway exit of 3580 Lake Shore Boulevard West. The proposed amendment will deter parking at this location and will improve sightlines and vehicle movements by maintaining a clear passage for vehicles.

The Etobicoke York Community Council recommends that:

1. City Council exempt the implementation of Permit Parking on Longbourne Drive, between Willowridge Road and Redgrave Drive from the requirements of subsection 925-4B of City of Toronto Municipal Code Chapter 925, Permit Parking, until such time as Etobicoke York Community Council considers a request for implementation of Permit Parking at this location.

The purpose of this motion is to assist with the implementation of permit parking on Longbourne Drive. Residents in the nearby community have expressed interest in permit parking due to limited parking availability in the area. This motion will exempt the implementation of Permit Parking on Longbourne Drive, between Willowridge Road and Redgrave Drive from the requirements of subsection 925-4B of City of Toronto Municipal Code Chapter 925, Permit Parking. As there are no residential properties fronting Longbourne Drive between Willowridge Road and Redgrave Drive, a motion is required at Etobicoke York Community Council for City Council to exempt this block from the polling requirements.

North York Community Council recommends that:

1. City Council direct the City Solicitor and appropriate City staff to attend the Ontario Land Tribunal in opposition to the current Application regarding the Zoning By-law Amendment appeal for the lands at 2350 – 2352 Yonge Street and to continue discussions with the applicant in an attempt to resolve outstanding issues.

2. In the event that the Ontario Land Tribunal allows the appeals in whole or in part, City Council authorize the City Solicitor to request that the issuance of any final Order(s) be withheld until such time as the City Solicitor advises that:

a. the final form and content of the draft Zoning By-law are to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning;

1. if required, provisions for a holding by-law pursuant to Section 36 of the Planning Act regarding the provision of an acceptable sanitary system solution constructed and operational as determined by the Chief Engineer and Executive Director, Engineering and Construction Services which may include the applicant obtaining Ministry of the Environment, Conservation and Parks Environmental Compliance Approval and upgrading the existing municipal infrastructure off site;

b. the owner has satisfactorily addressed the Transportation Services and Engineering and Construction Services matters in the Engineering and Construction Services Memorandum dated September 16, 2022, and any outstanding issues arising from the ongoing technical review (including provision of acceptable reports and studies), as they relate to the Zoning By-law Amendment application to the satisfaction of the General Manager, Transportation Services and Chief Engineer and Executive Director, Engineering and Construction Services;

c. Submit to the Chief Engineer and Executive Director of Engineering and Construction Services for review and acceptance, prior to approval of the rezoning application, a Functional Servicing Report to determine the storm water runoff, sanitary flow and water supply demand resulting from this development and whether there is adequate capacity in the existing municipal infrastructure to accommodate the proposed development;

d. Make satisfactory arrangements with Engineering and Construction Services and enter into the appropriate agreement with the City for the design and construction of any improvements to the municipal infrastructure, should it be determined that upgrades are required to the infrastructure to support this development, according to the accepted Functional Servicing Report accepted by the Chief Engineer and Executive Director of Engineering and Construction Services;

e. Provide space within the development for installation of maintenance access holes and sampling ports on the private side, as close to the property line as possible, for both the storm and sanitary service connections, in accordance with the Sewers By-law Chapter 681.10 and to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services;

f. the owner has provided financial securities for any upgrades or required improvements to the existing municipal infrastructure identified in the acceptable Functional Servicing Report and Stormwater Management Report, to support the development, all to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services, and General Manager, Toronto Water, where it has been determined that improvements or upgrades are required to support the development. In requiring any off site municipal infrastructure upgrades, the owner is to make satisfactory arrangements with Engineering and Construction Services for Work on the City's Right-of-Way;

g. the owner has submitted a revised Travel Demand Management Plan acceptable to, and to the satisfaction of, the Chief Planner and Executive Director, City Planning and the General Manager, Transportation Services;

h. the owner has submitted architectural plans reflecting the proposal as approved in whole or in part, to the satisfaction of the Chief Planner and Executive Director, City Planning;

i. that the owner has submitted a tenant relocation and assistance plan to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor in accordance with Official Plan Policy 3.2.1.12; and

j. the owner has submitted an updated complete Toronto Green Standards Checklist and Statistics Template, to the satisfaction of the Chief Planner and Executive Director, City Planning.

3. City Council authorizes the City Solicitor and City staff to take any necessary steps to implement City Council's decision.

On July 13, 2022, a Zoning By-law Amendment application was submitted to permit a 50-storey residential building containing a total of 323 residential dwelling units. The proposed development will have a total gross floor area of approximately 20,562 square metres, comprised entirely of residential space at 2350 -2352 Yonge Street.

On July 10, 2023, the applicant appealed the Zoning By-law Amendment application to the Ontario Land Tribunal due to Council not making a decision within the time frame prescribed in the Planning Act. No Case Management Conference has been scheduled to date.

This report recommends that City Council instruct the City Solicitor with the appropriate City staff to attend the Ontario Land Tribunal hearing and oppose the application in its current form and to continue discussions with the Applicant to resolve outstanding issues.

North York Community Council recommends that:

1. City Council approve the Rental Housing Demolition application File Number 21 169468 NNY 15 RH in accordance with Chapter 667 of the Toronto Municipal Code and pursuant to Section 111 of the City of Toronto Act, 2006 which allows for the demolition of eighty-six (86) existing rental dwelling units at 124 Broadway Avenue, subject to the following conditions:
 

a. The owner shall provide and maintain eighty-six (86) replacement rental dwelling units at 136 Broadway Avenue for a period of at least 20 years beginning from the date that each replacement rental unit is first occupied and during which time, no application may be submitted to the City for condominium registration, or for any other conversion to a non-rental housing purpose, or for demolition without providing for replacement. The eighty-six (86) replacement rental dwelling units shall collectively have a total gross floor area of at least 5,423.8 square metres and shall be comprised of two (2) studio units, thirty-two (32) one-bedroom units, forty-three (43) two-bedroom units and nine (9) three-bedroom units’ replacement rental units, as generally illustrated in the plans submitted to the City Planning Division dated July 31, 2023. Any revision to these plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning Division;

b. The owner shall, as part of the eighty-six (86) replacement rental dwelling units required in Recommendation 1.a. above, provide and maintain at least thirteen (13) one-bedroom, twenty-six (26) two-bedroom and three (3) three-bedroom replacement rental dwelling units at 80 percent of affordable rents, defined as gross monthly rent no greater than eighty percent (80%) of  the average City of Toronto rent by unit type, as reported annually by the Canada Mortgage and Housing Corporation,  at least one (1) studio, fifteen (15) one-bedroom, sixteen (16)  two-bedroom and six (6) three-bedroom units as replacement rental dwelling units at affordable rents, defined as gross monthly rent no greater than one-hundred percent (100%) of the average City of Toronto rent by unit type, as reported annually by the Canada Mortgage and Housing Corporation and one (1) studio, four (4) one-bedroom and one (1) two-bedroom units as replacement rental dwelling units at mid-range rents, defined as gross monthly rent that exceeds Affordable Rent but is no greater than one-hundred and fifty percent (150%) of the average City of Toronto rent by unit type, as reported annually by the Canada Mortgage and Housing Corporation, all for a period of at least 10 years beginning from the date of first occupancy of each unit;

c. The owner shall provide an acceptable Tenant Relocation and Assistance Plan to all Eligible Tenants of the eighty-six (86) existing rental dwelling units proposed to be demolished at 124 Broadway Avenue, addressing the right to return to occupy one of the replacement rental dwelling units at 136 Broadway Avenue at similar rents, the provision of rent gap assistance, and other assistance to lessen hardship. The Tenant Relocation and Assistance Plan shall be developed in consultation with, and to the satisfaction of, the Chief Planner and Executive Director, City Planning Division;

d. The owner shall provide tenants of all eighty-six (86) replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed building at 136 Broadway Avenue at no extra charge, and on the same terms and conditions as any other resident of the proposed residential tower at 136 Broadway Avenue, without the need to pre-book or pay a fee unless specifically required as a customary practice for private bookings;

e. The owner shall provide ensuite laundry in each replacement rental dwelling unit within the proposed development at 124 and 136 Broadway Avenue at no extra charge;

f. The owner shall provide central air conditioning in each replacement rental dwelling unit within the proposed development at 124 and 136 Broadway Avenue, at no extra charge;

g. The owner shall provide tenants of the eighty-six (86) replacement rental dwelling units with access to bicycle and visitor vehicular parking at no charge and on the same terms and conditions as any other resident of the proposed  residential tower at 136 Broadway Avenue;

h. The owner shall provide and make available for rent at least twenty-seven (27) resident vehicle parking spaces within the proposed development at 124 and 136 Broadway Avenue to tenants of the replacement rental dwelling units. Such parking spaces shall be made available firstly to returning tenants who previously rented a resident vehicle parking space, and at similar monthly parking charges that such tenants previously paid. The remaining resident vehicle parking spaces shall be made available to tenants of the replacement rental units to the satisfaction of the Chief Planner and Executive Director, City Planning Division;

i. The owner shall provide and make available for rent a minimum of thirty-two (32) storage lockers within the proposed development at 124 and 136 Broadway Avenue, to tenants of the replacement rental dwelling units on the same terms and conditions as any other resident of the proposed residential tower at 136 Broadway Avenue;

j. The eighty-six (86) replacement rental dwelling units required in recommendation 1.a above shall be made ready and available for occupancy no later than the date by which seventy percent (70%) of the new dwelling units in the proposed development at 124 and 136 Broadway Avenue, are made available and ready for occupancy;

k. The owner shall request issuance of above-grade building permits for the new  residential tower at 136 Broadway Avenue prior to or concurrent with the issuance of above-grade building permits for the residential tower at 124 Broadway Avenue; and

l. The owner shall enter into, and register on title to the lands at 124 Broadway Avenue and at 136 Broadway Avenue, one or more agreements pursuant to Section 111 of the City of Toronto Act, 2006 to secure the replacement rental dwelling units located at 136 Broadway Avenue and conditions outlined in Recommendations 1.a through 1.k above, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning Division.

 
2. City Council authorize the Chief Planner and Executive Director, City Planning Division to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006 for the demolition of the eighty-six (86) existing rental dwelling units at 124 Broadway Avenue after all the following have occurred:
 

a. all conditions in Recommendation 1 above have been fully satisfied and secured;

 
b. the Zoning By-law Amendment(s) have come into full force and effect;

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

 
d. the issuance of excavation and shoring permits (conditional or full permits) for the approved development at 124 and 136 Broadway Avenue; and,

 
e. the owner has confirmed, in writing, that all existing rental dwelling units proposed to be demolished are vacant.

3. City Council authorize the Chief Building Official and Executive Director, Toronto Building Division to issue a Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 2 above.
 

4. City Council authorize the Chief Building Official and Executive Director, Toronto Building Division to issue a Residential Demolition Permit under Section 33 of the Planning Act and Chapter 363 of the Toronto Municipal Code for 124 Broadway Avenue after the Chief Planner and Executive Director, City Planning Division has given Preliminary Approval referred to in Recommendation 2 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to section 6.2 of Chapter 363, on condition that:
 

a. the owner removes all debris and rubble from the site immediately after demolition;

 
b. the owner erects solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building Division;

 
c. the owner erects the proposed building on the site no later than three (3) years from the date that the demolition of the existing rental dwelling units commences, subject to the timeframe being extended to the discretion of the Chief Planner and Executive Director, City Planning Division; and

 
d. should the owner fail to complete the proposed building within the time specified in Recommendation 4.c. above, the City Clerk shall be entitled to enter on the collector’s roll, as with municipal property taxes, an amount equal to the sum of twenty thousand dollars ($20,000.00) per dwelling unit for which a demolition permit is issued, and that such amount shall, until payment, be a lien or charge upon the land for which the Residential Demolition Permit is issued.

5. City Council authorize the appropriate City officials to take such actions as are necessary to implement City Council's decision, including execution of the Section 111 agreements and any other related agreements.

This application proposes to demolish one 4-storey apartment building containing a total of 86 rental units at the subject property of 124 Broadway Avenue. The 86 rental dwelling units are proposed to be replaced in a consolidated development at 124 and 136 Broadway Avenue, comprised of a new 30-storey purpose-built rental residential tower at 136 Broadway Avenue containing the replacement rental units and a 36-storey residential tower at 124 Broadway Avenue.

On June 11, 2021, the City received a Zoning By-law Amendment application to permit a 38-storey residential building at the subject property of 124 Broadway Avenue (File number 21 169458 NNY 15 OZ) and the related rental demolition to permit the demolition of 86 existing rental units (File number 21 169468 NNY 15 RH).

On November 4, 2021, the City received a Zoning By-law Amendment application to permit a 12-storey residential building at 136 Broadway Avenue (File number 21 234009 NNY 15 OZ) and the related rental demolition application to permit the demolition of 39 existing rental units (File number 21 234017 NNY 15 RH).

On May 10, 2023, City Council endorsed an offer to settle the appeals of both development applications, with key changes to height, built form, public realm, and site circulation. City Council also directed staff to request the Ontario Land Tribunal to withhold its Final Order on the appeals until such time as Council has made a decision on the Rental Housing Demolition application.

This report recommends approval of the Rental Housing Demolition application under Chapter 667 of the Toronto Municipal Code and the Residential Demolition Permit under Chapter 363 of the Toronto Municipal Code, subject to replacement of the existing rental housing units and provision of a Tenant Relocation and Assistance Plan.

North York Community Council recommends that:

1. City Council approve the Rental Housing Demolition application File Number 21 234017 NNY 15 RH in accordance with Chapter 667 of the Toronto Municipal Code and pursuant to Section 111 of the City of Toronto Act, 2006 which allows for the demolition of thirty-nine (39) existing rental dwelling units at 136 Broadway Avenue, subject to the following conditions:

a. The owner shall provide and maintain thirty-nine (39) replacement rental dwelling units on the subject site of 136 Broadway Avenue, for a period of at least 20 years beginning from the date that each replacement rental unit is first occupied and during which time, no application may be submitted to the City for condominium registration, or for any other conversion to a non-rental housing purpose, or for demolition without providing for replacement. The thirty-nine (39) replacement rental dwelling units shall collectively have a total gross floor area of at least 2,574 square metres and shall be comprised of fourteen (14) one-bedroom units, nine (9) two-bedroom units and sixteen (16) three-bedroom units, as generally illustrated in the plans submitted to the City Planning Division dated July 31, 2023. Any revision to these plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning Division;

b. The owner shall, as part of the thirty-nine (39) replacement rental dwelling units required in Recommendation 1.a. above, provide and maintain at least ten (10) one-bedroom, five (5) two-bedroom and eight (8) three-bedroom replacement rental dwelling units at 80 percent of affordable rents, defined as gross monthly rent no greater than eighty percent (80%) of the average City of Toronto rent by unit type, as reported annually by the Canada Mortgage and Housing Corporation, at least three (3) one-bedroom, four (4) two-bedroom and eight (8) three-bedroom replacement rental dwelling units at affordable rents, defined as gross monthly rent no greater than one-hundred percent (100%) of the average City of Toronto rent by unit type, as reported annually by the Canada Mortgage and Housing Corporation, and one (1) one-bedroom replacement rental dwelling unit at mid-range rent, defined as gross monthly rent that exceeds affordable rent but is no greater than one-hundred and fifty percent (150%) of the average City of Toronto rent by unit type, as reported annually by the Canada Mortgage and Housing Corporation all for a period of at least ten (10) years beginning from the date of first occupancy of each unit;

c. The owner shall provide an acceptable Tenant Relocation and Assistance Plan to all Eligible Tenants of the thirty-nine (39) existing rental dwelling units proposed to be demolished at 136 Broadway Avenue, addressing the right to return to occupy one of the replacement rental dwelling units at similar rents, the provision of rent gap assistance, and other assistance to lessen hardship. The Tenant Relocation and Assistance Plan shall be developed in consultation with, and to the satisfaction of, the Chief Planner and Executive Director, City Planning Division;

d. The owner shall provide tenants of all thirty-nine (39) replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed building at no extra charge, and on the same terms and conditions as any other resident of the proposed residential tower at 136 Broadway Avenue, without the need to pre-book or pay a fee unless specifically required as a customary practice for private bookings;

 
e. The owner shall provide ensuite laundry in each replacement rental dwelling unit within the proposed development at 124 and 136 Broadway Avenue at no extra charge;

f. The owner shall provide central air conditioning in each replacement rental dwelling unit within the proposed development at 124 and 136 Broadway Avenue, at no extra charge;

g. The owner shall provide tenants of the thirty-nine (39) replacement rental dwelling units with access to bicycle and visitor vehicular parking at no charge and on the same terms and conditions as any other resident of the proposed residential tower at 136 Broadway Avenue;

h. The owner shall provide and make available for rent at least nineteen (19) resident vehicle parking spaces within the proposed development at 124 and 136 Broadway Avenue to tenants of the replacement rental dwelling units. Such parking spaces shall be made available firstly to returning tenants who previously rented a resident vehicle parking space, and at similar monthly parking charges that such tenants previously paid. The remaining resident vehicle parking spaces shall be made available to tenants of the replacement rental units to the satisfaction of the Chief Planner and Executive Director, City Planning Division;

i. The owner shall provide and make available for rent a minimum of fourteen (14) storage lockers within the proposed development at 124 and 136 Broadway Avenue, to tenants of the replacement rental dwelling units on the same terms and conditions as any other resident of the proposed residential tower at 136 Broadway Avenue;

j. The replacement rental dwelling units required in recommendation 1.a. above shall be made ready and available for occupancy no later than the date by which seventy percent (70%) of the new dwelling units in the proposed development at 124 and 136 Broadway Avenue, exclusive of the replacement rental dwelling units, are made available and ready for occupancy; and

k. The owner shall enter and register on title to the lands at 136 Broadway Avenue, one or more agreements pursuant to Section 111 of the City of Toronto Act, 2006 to secure the conditions outlined in Recommendations 1.a through 1.j above, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning Division.

 
2. City Council authorize the Chief Planner and Executive Director, City Planning Division to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006 for the demolition of the thirty-nine (39) existing rental dwelling units located at 136 Broadway Avenue after all the following have occurred:
 

a. all conditions in Recommendation 1 above have been fully satisfied and secured;

 
b. the Zoning By-law Amendment(s) have come into full force and effect;

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

 
d. the issuance of excavation and shoring permits (conditional or full permits) for the approved development on the site; and

 
e. the owner has confirmed, in writing, that all existing rental dwelling units proposed to be demolished are vacant.

3. City Council authorize the Chief Building Official and Executive Director, Toronto Building Division to issue a Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 2 above.
 

4. City Council authorize the Chief Building Official and Executive Director, Toronto Building Division to issue a Residential Demolition Permit under Section 33 of the Planning Act and Chapter 363 of the Toronto Municipal Code for 136 Broadway Avenue after the Chief Planner and Executive Director, City Planning Division has given Preliminary Approval referred to in Recommendation 2 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to section 6.2 of Chapter 363, on condition that:
 

a. the owner removes all debris and rubble from the site immediately after demolition;

 
b. the owner erects solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building Division;

 
c. the owner erects the proposed building on the site no later than three (3) years from the date that the demolition of the existing rental dwelling units commences, subject to the timeframe being extended to the discretion of the Chief Planner and Executive Director, City Planning Division; and

 
d. should the owner fail to complete the proposed building within the time specified in Recommendation 4.c. above, the City Clerk shall be entitled to enter on the collector’s roll, as with municipal property taxes, an amount equal to the sum of twenty thousand dollars ($20,000.00) per dwelling unit for which a demolition permit is issued, and that such amount shall, until payment, be a lien or charge upon the land for which the Residential Demolition Permit is issued.

 
5. City Council authorize the appropriate City officials to take such actions as are necessary to implement City Council's decision, including execution of the Section 111 agreement and any other related agreements.

This application proposes to demolish one 6-storey apartment building containing a total of 39 rental units at the subject property of 136 Broadway Avenue. The 39 rental dwelling units are proposed to be replaced onsite in the new 30-storey purpose-built rental residential tower comprised of 301 dwelling units, which will be part of a consolidated building with a 36-storey residential tower at 124 Broadway Avenue.

On November 4, 2021, the City received a Zoning By-law Amendment application to permit a 12-storey residential building at the subject property of 136 Broadway Avenue (File number 21 234009 NNY 15 OZ) and the related rental demolition application to permit the demolition of 39 existing rental units (File number 21 234017 NNY 15 RH).

On June 11, 2021, the City received a Zoning By-law Amendment application to permit a 38-storey residential building at 124 Broadway Avenue (File number 21 169458 NNY 15 OZ) and the related rental demolition application to permit the demolition of 86 existing rental units (File number  21 169468 NNY 15 RH).

The applicant appealed City Council's neglect or failure to make a decision on both Zoning By-law Amendment applications to the Ontario Land Tribunal on February 3, 2022 for 124 Broadway Avenue, and on April 21, 2022 for 136 Broadway Avenue; the applicant also requested that the appeals be consolidated, which was granted.

Subsequent to appealing its Zoning By-law Amendment applications, the applicant revised its applications, including a height increase on 136 Broadway Avenue to permit a 35-storey residential building.

On May 10, 2023, City Council endorsed an offer to settle the appeals of both development applications, with key changes to height, built form, public realm, and site circulation. City Council also directed staff to request the Ontario Land Tribunal to withhold its Final Order on the appeals until such time as Council has made a decision on the Rental Housing Demolition application.

This report recommends approval of the Rental Housing Demolition application under Chapter 667 of the Toronto Municipal Code and the Residential Demolition Permit under Chapter 363 of the Toronto Municipal Code, subject to replacement of the existing rental housing units and provision of a Tenant Relocation and Assistance Plan.

North York Community Council recommends that:

1. City Council direct the City Solicitor and appropriate City staff to attend the Ontario Land Tribunal in opposition to the current applications regarding the Official Plan, and Zoning By-law Amendment and Site Plan Control appeals for the lands at 1779-1787 Bayview Avenue and to continue discussions with the applicant to resolve outstanding issues.

2. In the event that the Ontario Land Tribunal allows the appeals, in whole or in part, City Council authorize the City Solicitor to request that the issuance of any final Orders be withheld until such time as the City Solicitor advises that:

a. the final form and content of the draft Official Plan Amendment and Zoning By-law are to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning;

b. the owner submits a revised Heritage Impact Assessment acceptable to, and to the satisfaction of the Chief Planner and Executive Director, City Planning and the Senior Manager, Heritage Planning and that matters arising from such study be secured, if required;

c. the owner has satisfactorily addressed the Engineering and Construction Services matters in the Engineering and Construction Services Memorandum dated December 19, 2022, or as may be updated, all to the satisfaction of the Chief Engineer and Executive Director;

d. the owner has satisfactorily addressed Transportation Services matters in the Transportation Services memo July 31, 2023, or as may be updated in response to further submissions filed by the Owner, all to the satisfaction of the Chief Engineer and Executive Director;

e. the owner has submitted a revised Transportation Demand Management Plan acceptable to, and to the satisfaction of the Chief Planner and Executive Director, City Planning and the General Manager, Transportation Services and that matters arising from such Plan be secured, if required;

f. the owner has satisfactorily addressed matters from the Parks, Forestry and Recreation memorandum dated February 7, 2023, or as may be updated in response to further submissions filed by the Owner, all to the satisfaction of Parks, Forestry and Recreation;

g. the owner has submitted a Subsurface Investigation for the possible presence of methane gas on the property and any required mitigation measures are to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services;

h. the owner has satisfactorily addressed matters from the Urban Forestry memorandum dated December 16, 2022, or as may be updated in response to further submissions filed by the Owner, all to the satisfaction of Urban Forestry;

i. the owner has submitted an updated complete Toronto Green Standards Checklist and Statistics Template, to the satisfaction of the Chief Planner and Executive Director, City Planning;

j. the owner has secured replacement of the existing rental housing, including the same number of units, bedroom type and size and with similar rents, to the satisfaction of the Chief Planner and Executive Director, City Planning;

k. the owner has secured an acceptable Tenant Relocation and Assistance Plan addressing the right for existing and former tenants to return to a replacement rental unit on the lands at similar rents, the provision of alternative accommodation at similar rents, and other assistance to mitigate hardship, all to the satisfaction of the Chief Planner and Executive Director, City Planning; and

l. City Council has approved the Rental Housing Demolition Application Number 22 224403 NNY 15 RH in accordance with Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006 which allows for the demolition of the ten (10) existing rental dwelling units at 1779-1787 Bayview Avenue and the owner has entered into, and registered on title to the lands, one or more agreements with the City to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor, securing all rental housing-related matters necessary to implement City Council's decision.

3. Should it be determined that upgrades are required to the infrastructure to support the development according to the accepted Functional Servicing Report and / or the Transportation Impact Study or that mitigation is required per the Subsurface Investigation, City Council direct the City Solicitor and appropriate City staff to request that a Holding provision (H) be included in the final form of the site-specific Zoning By-law Amendment, not to be lifted until such time as the owner has made satisfactory arrangements, including entering into appropriate agreement(s) with the City for required mitigation, as well as the design and construction of any improvements to the municipal infrastructure and the provision of financial securities to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services and General Manager, Transportation Services.

4. City Council authorize the City Solicitor and City staff to take any necessary steps to implement City Council's decision.

This application proposes a 35-storey (112.19 metres, plus 6 metres mechanical penthouse for a total of 118.19 metres) mixed-use building with 27,305 square metres of residential gross floor area representing 373 residential units, and 541 square metres of ground floor retail fronting onto Bayview Avenue. The development proposes a total gross floor area of 27,846 square metres with a floor space index of 8.83. There are 8 out of 10 rental units that are proposed to be replaced.

On April 20, 2023, the applicant appealed the Official Plan and Zoning By-law Amendment applications to the Ontario Land Tribunal due to Council not making a decision within the time frame prescribed in the Planning Act. The applicant has also appealed the Site Plan application due to Council not making a decision within the time frame prescribed in the Planning Act.  A case management conference has not yet been scheduled.  It is anticipated that a procedural order would be established to determine the sequencing of the various appeals to resolve the Official Plan and Zoning amendment matters prior to the Site Plan Control matters.

This report recommends that City Council instruct the City Solicitor with the appropriate City staff to attend the Ontario Land Tribunal hearing and oppose the application in its current form and to continue discussions with the Applicant to resolve outstanding issues.

North York Community Council recommends that:

1. City Council direct the City Solicitor and appropriate City staff to attend the Ontario Land Tribunal in opposition to the current Application regarding the Official Plan and Zoning By-law Amendment appeal for the lands at 789-793 Don Mills Road and 10 Ferrand Drive and to continue discussions with the Applicant in an attempt to resolve outstanding issues.

2. In the event that the Ontario Land Tribunal allows the appeals in whole or in part, City Council authorize the City Solicitor to request that the issuance of any final Orders be withheld until such time as the City Solicitor advises that:

a. the final form and content of the draft Official Plan and Zoning By-laws are to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning;

b. the owner has addressed all outstanding issues raised by Engineering and Construction Services as they relate to the application to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services;

c. the owner has provided a revised Traffic Impact Study, including acceptable Transportation Demand Measures, to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services, the General Manager, Transportation Services, and the Chief Planner and Executive Director, City Planning Division;

d. the owner has provided a Functional Servicing Report and Stormwater Management Report, including the Foundation Drainage Report (the "Engineering Reports") to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services, and the General Manager, Toronto Water;

e. the owner has designed and provided financial securities for any upgrades or required improvements to the existing municipal infrastructure identified in the accepted Engineering Reports, all to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services and the General Manager, Toronto Water, should it be determined that improvements or upgrades are required to support the development, according to the accepted Engineering Reports;

f. the owner has made satisfactory arrangements with the City and has entered into the appropriate agreement(s) for the design and construction of any improvements to municipal infrastructure, should it be determined that upgrades and/or road improvements are required to the infrastructure to support the development, according to the accepted Engineering Reports and Traffic Impact Study accepted by the Chief Engineer and Executive Director, Engineering and Construction Services and the General Manager, Transportation Services;

 g. the applicant has addressed all outstanding issues raised by Urban Forestry, Tree Protection and Plan Review as they relate to the application, to the satisfaction of the Supervisor, Tree Protection and Plan Review;

h. the owner has submitted a revised Heritage Impact Assessment that includes a conservation strategy for the on-site heritage resource at 789-793 Don Mills Road, to the satisfaction of the Chief Planner and Executive Director, City Planning;

i. the owner has submitted a Heritage Permit application to alter the property at 789-793 Don Mills Road, in accordance with Section 33 of the Ontario Heritage Act, to the satisfaction of the Chief Planner and Executive Director, City Planning;

j. the owner has entered into a Heritage Easement Agreement with the City for the property at 789-793 Don Mills Road to the satisfaction of the Chief Planner and Executive Director, City Planning, including execution and registration of such agreement to the satisfaction of the City Solicitor; and

k. the owner has provided a detailed Conservation Plan for the subject heritage property, prepared by a qualified heritage consultant, that is substantially in accordance with the conservation strategy set out in the revised Heritage Impact Assessment, to the satisfaction of the Chief Planner and Executive Director, City Planning.

3.  Should it be determined that upgrades are required to the infrastructure to support the development according to the accepted Functional Servicing Report, City Council direct the City Solicitor and appropriate City staff to request that a Holding provision (H) be included in the final form of the site-specific Zoning By-law Amendment, not to be lifted until such time as the owner has made satisfactory arrangements, including entering into appropriate agreement(s) with the City, for the design and construction of any improvements to the municipal infrastructure and the provision of financial securities to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services.

4. City Council authorizes the City Solicitor and City staff to take any necessary steps to implement City Council's decision.

On July 29, 2022, an Official Plan and Zoning By-law Amendment application was submitted to permit the redevelopment of the lands with four residential towers having proposed heights of 56, 49, 45, and 22 storeys, an on-site privately-owned publicly accessible space, and a public park at the corner of Ferrand Drive and Rochefort Drive.  The applicant proposes to redevelop the lands in three phases.

The application was deemed complete as of September 16, 2022.

On February 21, 2023, the Applicant appealed the application to the Ontario Land Tribunal due to Council not making a decision within the 120-day time frame in the Planning Act. A Case Management Conference was held on June 16, 2023. No hearing dates have been set to date. A second case management conference has not yet been scheduled. It is anticipated that a procedural order would be established to determine the sequencing of the various appeals to resolve the Official Plan and Zoning amendment matters prior to the Site Plan Control matters.

Since the time of the appeal, the applicant has revised their proposal and is now seeking to redevelop the lands with four residential towers having heights of 60, 57, 50, and 45-storeys.  The public park has been relocated from the corner of Rochefort Drive and Ferrand Drive and is now proposed to front onto Don Mills Road, with an on-site privately-owned publicly accessible space adjacent to the proposed public park.  The existing office building would remain on the site.

This report recommends that the City Solicitor with the appropriate City staff attend the Ontario Land Tribunal hearing to oppose the application in its current form and to continue discussions with the Applicant to resolve outstanding issues.

North York Community Council recommends that:

1. City Council direct the City Solicitor and appropriate City staff to attend the Ontario Land Tribunal in opposition to the current Application regarding the Official Plan and Zoning By-law Amendment appeal for the lands at 123 Wynford Drive and to continue discussions with the Applicant in an attempt to resolve outstanding issues.

2. In the event that the Ontario Land Tribunal allows the appeals in whole or in part, City Council authorize the City Solicitor to request that the issuance of any final Orders be withheld until such time as the City Solicitor advises that:

a. the final form and content of the draft Official Plan and Zoning By-laws are to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning Division;

b. the owner has addressed all outstanding issues raised by Engineering and Construction Services in their memorandum dated May 23, 2023, or as may be updated, as they relate to the applications to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services;

c. the owner has at its sole expense provided a revised Traffic Impact Study, including acceptable Transportation Demand Measures, to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services, the General Manager, Transportation Services, and the Chief Planner and Executive Director, City Planning Division;

d. the owner has at its sole expense provided a Functional Servicing Report and Stormwater Management Report, including the Foundation Drainage Report (the "Engineering Reports") to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services, and the General Manager, Toronto Water;

e. the owner at its sole expense has designed and provided financial securities for any upgrades or required improvements to the existing municipal infrastructure identified in the accepted Engineering Reports, all to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services and the General Manager, Toronto Water, should it be determined that improvements or upgrades are required to support the development, according to the accepted Engineering Reports;

f. the owner has made satisfactory arrangements with the City and has entered into the appropriate agreement(s) for the design and construction of any improvements to municipal infrastructure, should it be determined that upgrades and / or road improvements are required to the infrastructure to support the development, according to the accepted Engineering Reports and Traffic Impact Study accepted by the Chief Engineer and Executive Director, Engineering and Construction Services and the General Manager, Transportation Services;

g. the owner has addressed all outstanding issues raised by Urban Forestry, Ravine and Natural Feature Protection, as per their memorandum dated June 5, 2023, and as may be updated, as they relate to the applications, to the satisfaction of the Supervisor, Tree Protection and Plan Review;

h. the applicant has entered into a Heritage Easement Agreement to the satisfaction of the Chief Planner and Executive Director, City Planning Division, and the City Solicitor;

i. the owner has submitted a revised Heritage Impact Assessment that includes a conservation strategy for the on-site heritage resource and landscape at 123 Wynford Drive, to the satisfaction of the Chief Planner and Executive Director, City Planning;

j. the owner has submitted a Heritage Permit application to alter the property at 123 Wynford Drive, in accordance with Section 33 of the Ontario Heritage Act, to the satisfaction of the Chief Planner and Executive Director, City Planning;

k. the owner has entered into a Heritage Easement Agreement with the City for the property at 123 Wynford Drive to the satisfaction of the Chief Planner and Executive Director, City Planning, including execution and registration of such agreement to the satisfaction of the City Solicitor; and

l. the owner has provided a detailed Conservation Plan for the subject heritage property, prepared by a qualified heritage consultant, that is substantially in accordance with the conservation strategy set out in the revised Heritage Impact Assessment, to the satisfaction of the Chief Planner and Executive Director, City Planning.

3. City Council authorizes the City Solicitor and City staff to take any necessary steps to implement City Council's decision.

On July 29, 2022, an Official Plan and Zoning By-law Amendment application was submitted to permit the redevelopment of the lands at 123 Wynford Drive with two residential towers having proposed heights of 55-storeys and 48-storeys.  The proposed overall gross floor area would be 78,660 square metres, and a floor space index of 10.5 times the lot area. The application was deemed complete on August 4, 2022.  A resubmission was submitted by the applicant on April 6, 2023.

On April 20, 2023, the Applicant appealed the application to the Ontario Land Tribunal due to Council not making a decision within the 120-day time frame in the Planning Act. A Case Management Conference was held on August 10, 2023.  A hearing date has not been scheduled yet.

At its meeting of July 19, 2023, City Council adopted a report to state its intention to designate the property at 123 Wynford Drive under Part IV, Section 29 of the Ontario Heritage Act.

This report recommends that the City Solicitor with the appropriate City staff attend the Ontario Land Tribunal hearing to oppose the application in its current form and to continue discussions with the Applicant to resolve outstanding issues.

North York Community Council recommends that:

1. City Council amend the Official Plan, for the lands at 1 Greenbriar Road and 635 Sheppard Avenue East in accordance with the draft Official Plan Amendment attached as Attachment 5 to the report (August 18, 2023) from the Director, Community Planning, North York District.

2. City Council amend the City of Toronto Zoning By-law 569-2013, for the lands at 1 Greenbriar Road and 635 Sheppard Avenue East in accordance with the draft Zoning By-law Amendment attached to the Motion by Councillor Shelley Carroll.

3. City Council authorizes the City Solicitor to make such stylistic and technical changes to the Official Plan and Zoning By-law amendments as may be required.

This application proposes to amend the Official Plan and Zoning By-law to permit a 12-storey (38.35 metres) mixed-use building with 145 residential units at 1 Greenbriar Road and 635 Sheppard Avenue East with non-residential uses on the ground level facing Sheppard Avenue East. The proposed building would have a total gross floor area of 10,731.2 square metres, which would include 403.5 square metres of non-residential gross floor area. Vehicular access to the site would be provided by a driveway via Greenbriar Road. The application proposes a total of 78 parking spaces located in a two-level underground garage and proposes a total of 125 bicycle parking spaces. The two existing detached dwellings on the subject properties would be demolished.

The proposed development is consistent with the Provincial Policy Statement (2020) and conforms with A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2020).

This report reviews and recommends approval of the application to amend the Official Plan and Zoning By-law. The proposal represents an appropriate level of intensification of the site in proximity to a higher order transit station and provides commercial uses that would contribute to the animation of the Sheppard Avenue East frontage. The development also proposes an appropriate massing and scale that is compatible with existing developments along Sheppard Avenue East.

North York Community Council recommends that:

1. City Council direct the City Solicitor and appropriate City staff to attend the Ontario Land Tribunal in opposition to the Application, in its current form, for the Official Plan and Zoning By-law Amendment for the lands at 150 to 160 Cactus Avenue.

2. In the event that the Ontario Land Tribunal allows the appeal in whole or in part, City Council authorize the City Solicitor to request that the issuance of any final Orders be withheld until such time as the City Solicitor advises that:

a. the final form and content of the draft Official Plan and Zoning By-laws are to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning;

b. the Owner has satisfactorily addressed the Transportation Services and Engineering and Construction Services matters in the Engineering and Construction Services Memorandum dated December 7, 2022, and any outstanding issues arising from further technical review (including provision of acceptable reports and studies), as they relate to the Official Plan and Zoning By-law Amendment application to the satisfaction of the General Manager, Transportation Services and the Chief Engineer and Executive Director, Engineering and Construction Services;

c. the Owner has secured replacement of the existing rental housing, including the same number of units, bedroom type and size and with similar rents;

d. the Owner has secured an acceptable Tenant Relocation and Assistance Plan addressing the right for existing and former tenants to return to a replacement rental unit on the lands at similar rents, the provision of alternative accommodation at similar rents, and other assistance to lessen hardship, all to the satisfaction of the Chief Planner and Executive Director, City Planning;

e. City Council has approved the Rental Housing Demolition application (Application 21 226756 NNY 18 RH) under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006, which allows for the demolition of the sixty (60) existing rental dwelling units on the site, and the Owner has entered into, and registered on title to the lands, one or more agreements with the City, to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor, securing all rental housing-related matters necessary to implement City Council’s decision;

f. the Owner has submitted a revised Transportation Demand Management Plan acceptable to, and to the satisfaction of the Chief Planner and Executive Director, City Planning and the General Manager, Transportation Services and that matters arising from such study be secured, if required;

g. the Owner has addressed all outstanding issues raised by Urban Forestry and Tree Protection and Plan Review as they relate to the Official Plan and Zoning By-law Amendment application, to the satisfaction of the General Manager, Parks, Forestry and Recreation;

h. Should it be determined that upgrades are required to the infrastructure to support the development according to the accepted Functional Servicing Report, City Council direct the City Solicitor and appropriate City staff to request that a Holding provision (H) be included in the final form of the site-specific Zoning By-law Amendment, not to be lifted until such time as the owner has made satisfactory arrangements, including entering into appropriate agreement(s) with the City, for the design and construction of any improvements to the municipal infrastructure and the provision of financial securities to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services;

i. In accordance with Section 42 of the Planning Act, prior to the issuance of the first above-grade permit, the owner dedicate to the City a minimum of 1,417.38 square metres of unencumbered on-site parkland in the southwest portion of the site, with the exact size, location and configuration of the on-site parkland dedication to be to the satisfaction of the General Manager, Parks, Forestry and Recreation, and such on-site parkland dedication to be transferred to the City, free and clear, above and below-grade, of all easements, encumbrances and encroachments, in an acceptable environmental condition; and

j. City Council approve the acceptance of a development charge credit against the Parks and Recreation component of the Development Charges for the design and construction by the Applicant of the above base park improvements to the satisfaction of the General Manager, Parks, Forestry and Recreation; the development charge credit shall be in an amount that is the lesser of the cost to the Applicant of designing and constructing the above base park improvements, as approved by the General Manager, Parks, Forestry and Recreation and the Parks and Recreation component of the development charges payable for the development in accordance with the City's Development Charges By-law, as may be amended from time to time.

3. City Council authorize the City Solicitor and appropriate City staff to continue discussions with the Applicant to address outstanding issues, including but not limited to those outlined in the report (August 15, 2023) from the Director, Community Planning, North York District 

4. City Council authorize the City Solicitor and City staff to take any necessary steps to implement City Council's decision.

On October 18, 2021, an Official Plan and Zoning By-law Amendment application was submitted to permit a redevelopment of the site comprising a 12-storey (46.05 metres) apartment building, a 15-storey (55.30 metres) apartment building, and two blocks of 4-storey (14.85 metres) back-to-back stacked townhouses.

On May 31, 2023, the Applicant appealed the application to the Ontario Land Tribunal due to Council not making a decision within the time frame prescribed in the Planning Act. A case management conference has been scheduled for August 16, 2023.

This report reviews and recommends that the City Solicitor with the appropriate City staff attend the Ontario Land Tribunal hearing to oppose the application in its current form and to continue discussions with the Applicant to resolve outstanding issues.

North York Community Council recommends that:

1. City Council direct the City Solicitor and appropriate City staff to attend the Ontario Land Tribunal in opposition to the current Application regarding the Official Plan and Zoning By-law Amendment appeal for the lands at 5318 Yonge Street, 5320-5324 Yonge Street, 5330-5334 Yonge Street and 11 Churchill Avenue and to continue discussions with the Applicant in an attempt to resolve outstanding issues.

2. In the event that the Ontario Land Tribunal allows the appeals in whole or in part, City Council authorize the City Solicitor to request that the issuance of any final Orders be withheld until such time as the City Solicitor advises that:

a. the final form and content of the draft Official Plan and Zoning By-laws are to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning;

b. the owner has satisfactorily addressed the Engineering and Construction Services matters in the Engineering and Construction Services Memorandum dated July 6, 2023, or as may be updated, in response to further submissions filed by the Owner, all to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services;

c. the owner has satisfactorily addressed the Transportation Matters in the Engineering and Construction Services Memorandum dated July 6, 2023, or as may be updated, in response to further submissions filed by the Owner, all to the satisfaction of the General Manager, Transportation Services;

d. the owner has satisfactorily addressed matters from the Urban Forestry memorandum dated July 7, 2023, or as may be updated, in response to further submissions filed by the Owner, all to the satisfaction of Urban Forestry; and

e. City Council has approved the Rental Housing Demolition application (Application 22 193302 NNY 18 RH) under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006 to permit the demolition of the existing rental units on the site, and the owner has entered into, and registered on title to the lands, one or more agreements with the City, to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor, securing the following:

1. the replacement of the existing residential rental units on the lands;

2. the rents, rental tenure, unit mix, and unit sizes of the replacement rental units;

3. an acceptable Tenant Relocation and Assistance Plan addressing the right for existing tenants to return to replacement rental units on the lands at similar rents, the provision of alternative accommodation at similar rents, and other assistance to mitigate hardship, all to the satisfaction of the Chief Planner and Executive Director, City Planning;

4. any other rental housing-related matters in conformity with Policy 3.2.1.6 of the Toronto Official Plan and Chapter 667 of the Toronto Municipal Code.

3. Should it be determined that upgrades are required to the infrastructure to support the development according to the accepted Functional Servicing Report, City Council direct the City Solicitor and appropriate City staff to request that a Holding provision (H) be included in the final form of the site-specific Zoning By-law Amendment, not to be lifted until such time as the owner has made satisfactory arrangements, including entering into appropriate agreement(s) with the City for required mitigation, as well as the design and construction of any improvements to the municipal infrastructure and the provision of financial securities to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services.

4. City Council authorizes the City Solicitor and City staff to take any necessary steps to implement City Council's decision.

On August 19, 2022, an Official Plan and Zoning By-law Amendment application was submitted to permit a mixed use development with a 36 storey (114.52 metres excluding mechanical penthouse) residential tower adjacent to Yonge Street, and a 12 storey (42.37 metres excluding mechanical penthouse) residential tower adjacent to Canterbury Place on a mixed-use podium with non-residential uses on the first 2 storeys, and residential uses above with a total of 524 units. On April 19, 2023 a revised application was submitted proposing revised tower heights of a 45 storey (145.10 metres excluding mechanical penthouse) residential tower adjacent to Yonge Street, and a 33 storey (109.06 metres excluding mechanical penthouse) residential tower adjacent to Canterbury Place, with a total of 862 units.

On June 8, 2023, the Applicant appealed the application to the Ontario Land Tribunal due to Council not making a decision within the 120-day time frame in the Planning Act. A Case Management Conference has been scheduled for October 19, 2023.

This report recommends that the City Solicitor with the appropriate City staff attend the Ontario Land Tribunal hearing to oppose the application in its current form and to continue discussions with the Applicant to resolve outstanding issues.

North York Community Council recommends that:

1. City Council direct the City Solicitor and appropriate City staff to attend the Ontario Land Tribunal in opposition to the current Application regarding the Official Plan Amendment appeal for the lands at 6212 - 6600 Yonge Street and to continue discussions with the Applicant in an attempt to resolve outstanding issues.

2. In the event that the Ontario Land Tribunal allows the appeals in whole or in part, City Council authorize the City Solicitor to request that the issuance of any final Orders be withheld until such time as the City Solicitor advises that:

a. the final form and content of the draft Official Plan is to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning.

3. City Council authorizes the City Solicitor and City staff to take any necessary steps to implement City Council's decision.

On December 9, 2021, an application to amend the Official Plan was submitted to facilitate the redevelopment of the site with buildings ranging in height from 4 - 50 storeys in height with a residential gross floor area of 635,766 square metres and 29,514 square metres of non-residential gross floor area on the Centerpoint Mall lands. The mall would be demolished incrementally over several years. A network of new public and private streets and development blocks containing a mix of residential, retail, office, a central public park, and privately-owned publicly accessible spaces are proposed.

On February 2, 2023, the Applicant appealed the Official Plan Amendment application to the Ontario Land Tribunal due to Council not making a decision within the 120-day time frame specified in the Planning Act. A Case Management Conference has yet to be scheduled.

This report recommends that City Council instruct the City Solicitor and the appropriate Staff to attend the Ontario Land Tribunal to oppose the application in its current form and to continue discussions with the applicant to resolve outstanding issues.

North York Community Council recommends that:

1. City Council authorize the installation of traffic control signals at the intersection of Don Mills Road and Rochefort Drive.

2. In conjunction with the installation of traffic control signals at the intersection of Don Mills Road and Rochefort Drive:

a. City Council rescind the existing southbound and westbound left turn prohibitions, in effect from 7:00 a.m. to 9:00 a.m. and from 4:00 p.m. to 6:00 p.m., Monday to Friday, at the intersection of Don Mills Road and Rochefort Drive.

As the Toronto Transit Commission operates a transit service on Don Mills Road, City Council approval of this report is required.

Transportation Services is requesting approval to install traffic control signals at the intersection of Don Mills Road and Rochefort Drive and rescind the existing southbound and westbound, 7:00 a.m. to 9:00 a.m. and 4:00 p.m. to 6:00 p.m., Monday to Friday left-turn prohibitions at the intersection. Rescinding the turn prohibitions will result in the traffic control signals justification criteria being met. Traffic signals will enhance safety for all road users and are justified based on the assessment undertaken. This will result in the loss of approximately six pay and display parking spaces.  

North York Community Council recommend that: 

1. City Council waive the two-term limit provision of the Public Appointments Policy and appoint the following candidate to the Larry Grossman Forest Hill Memorial Arena Board, at pleasure of Council, for a term of office ending September 7, 2027, and until a successor is appointed:

- Jaimie Grossman

North York Community Council:  

1. Appointed the following candidates to the Larry Grossman Forest Hill Memorial Arena Board, at pleasure of Council, for a term of office ending on September 7, 2027, and until successors are appointed:

- Ray Abramson

- Gary Cilevitz, Forest Hill Hockey Association

- Neil Greenbaum

- Adam Nathanson

This report recommends five candidates for appointment to the Larry Grossman Forest Hill Memorial Arena Board.

Scarborough Community Council recommends that:

1.  City Council amend the Official Plan, for the lands at 1571 Sandhurst Circle substantially in accordance with the draft Official Plan Amendment attached as Attachment 5 to the report (August 21, 2023) from the Acting Director, Community Planning, Scarborough District.

2.  City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment as may be required.

3.  City Council direct the City Solicitor and appropriate City Staff to attend and support the recommended Official Plan Amendment should the Official Plan Amendment be appealed to the Ontario Land Tribunal.

The Scarborough Community Council held a statutory public meeting on September 8, 2023, and notice was given in accordance with the Planning Act.

This report recommends approval of Official Plan Amendment 675 (OPA 675) which provides a planning framework for future development on the Woodside Square site, municipally known as 1571 Sandhurst Circle, and advances the vision developed through the Woodside Square Planning Review ("the Planning Review"). The proposed OPA deletes and replaces Site and Area Specific Policy 236 (SASP 236) and provides for the introduction of residential intensification onto the subject lands while identifying important city-building components that will support the infill redevelopment of the lands surrounding the existing mall building. The emerging planning framework provides for the retention of the existing mall building in the short and medium term while contemplating potential partial or total redevelopment of the mall building in the long term. The near term intensification would be supported by the creation of new public streets and blocks, public parkland, public realm enhancements and improved connectivity and pedestrian safety.

City Council directed City Planning staff to initiate the Planning Review for the subject lands in 2019 after the landowner indicated a desire to redevelop the parking areas around the mall with residential and other uses. Under the current planning permissions for the subject lands, no uses are permitted other than Places of Worship or commercial uses are permitted until a planning review has been completed to Council's satisfaction.

The purpose of the Planning Review was to determine the appropriateness of providing additional land use permissions and establish a policy framework necessary to implement any future redevelopment of the site. The proposed OPA was developed as an outcome of the Planning Review and is based on the draft policy directions adopted by City Council on May 11, 2022.

Shortly after the Planning Review was initiated, a Zoning By-law Amendment application was submitted by the owners of the subject lands for a portion of the site. A separate report recommending approval of the proposed Zoning By-law Amendment is also before Council.

The Planning Review benefitted from a thorough public consultation process, the concurrent review of a major development application and the input of staff from various City Divisions and commenting agencies. It advanced through four phases. Phases 1 and 2 (Preliminary Consultation and Study Initiation and Visioning) were completed in 2019 and 2020 and developed a vision for the subject lands. Phase 3 (Design, Testing and Analysis) was completed in 2022 and included community and stakeholder consultation, two presentations to the City's Design Review Panel and the presentation of draft policy directions for adoption by City Council. Phase 4 (Final Reports and Plans) has advanced since the conclusion of formal stakeholder and community consultation in Fall 2022 with the development of a final Site and Area Specific Policy recommended for approval by this Final Report.

This planning framework proposed through OPA 675 will facilitate the comprehensive and orderly development of a complete community on the subject lands. While the land uses on site evolve, the recommended SASP policies ensure that the emerging community retains a distinct identity while integrating with the existing context, building on the current function of Woodside Square as an economic, social, and community services centre within the Agincourt North community. City Planning staff recommend that City Council amend the Official Plan to implement the outcomes of the Woodside Square Planning Review.

The Scarborough Community Council recommends that:

1.  City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 1571 Sandhurst Circle substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 6 to the report (August 22, 2023) from the Acting Director, Community Planning, Scarborough District.

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

3.  City Council allow the owner of 1571 Sandhurst Circle to construct, finish, furnish, equip and convey to the City a non-profit licensed childcare facility (the "Childcare Facility") to the satisfaction of the Chief Planner and Executive Director, City Planning and the General Manager of Children's Services as part of the development, as an in-kind contribution pursuant to subsection 37(6) of the Planning Act, in accordance with the following terms:

a.  the Childcare Facility will accommodate a minimum of 88 children, including infants, toddlers and preschoolers;

b.  The Childcare Facility will comprise approximately 1,022 square metres of indoor space located on the first floor of Building G (Block 4) of the proposed development, and 371 square metres of outdoor space immediately adjacent to Building G; and

c.  The Childcare Facility will be provided in accordance with the terms to be set out in the In-Kind Contribution Agreement identified in Recommendation 6, below, to the satisfaction of the Chief Planner and Executive Director, City Planning.

4.  City Council attribute a value to the in-kind contribution set out in Recommendation 3, above, equal to 100 percent of 4 percent of the value of the land (net of any exclusions or exemptions authorized under the Community Benefits Charge By-law), as determined the day before the day the first building permit is issued in respect of the development.

5.  In the event Block 1 is constructed as part of Phase 1, City Council require the owner to provide a Letter of Credit in an amount equivalent to the Community Benefits Charge that would have been payable for the value of the land proceeding as a first phase as determined the day before the day the first building permit is issued in respect of the development.

6.  City Council authorize the Chief Planner and Executive Director, City Planning to enter into an agreement pursuant to subsection 37(7.1) of the Planning Act (the "In-kind Contribution Agreement") to address the provision of the in-kind contribution identified in Recommendation 3, above, to the satisfaction of the Chief Planner and Executive Director, City Planning, General Manager of Children's Services and the City Solicitor, with such agreement to be registered on title to the Site, which agreement shall be evidence of arrangements for the provision of the in-kind contribution that are satisfactory to City Council.

7.  City Council require that, in accordance with Section 42 of the Planning Act, prior to the first above grade building permit for Phase 1, the Owner convey to the City, the on-site parkland dedication fronting Finch Avenue East having a minimum total area of 4,633 square metres to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor.

8.  City Council require that, in accordance with Section 42 of the Planning Act prior to the first above grade building permit for Phase 5, Building H the Owner convey to the City, the phase 5 on-site parkland dedication fronting Sandhurst Circle having a minimum total area of 3,247 square metres to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor.

9.  City Council approve the acceptance of on-site parkland dedication(s), subject to the owner transferring the parkland to the City free and clear, above and below grade, of all easements, encumbrances, and encroachments, in an acceptable environmental condition; the owner may propose the exception of encumbrances of tiebacks, where such an encumbrance is deemed acceptable by the General Manager, Parks, Forestry and Recreation, in consultation with the City Solicitor; and such an encumbrance will be subject to the payment of compensation to the City, in an amount as determined by the General Manager, Parks, Forestry and Recreation and the Executive Director, Corporate Real Estate Management.

10.  City Council require, prior to first above-grade building permit for any building on any part of the Site, the Owner to, at no cost to the City, register, or caused to be registered, in priority, a Section 118 restriction pursuant to the Land Titles Act against title to the lands to be dedicated as the phase 5 park described in Recommendation 8, above, that prohibits the transfer or charge of the parkland without prior written consent of the General Manager, Parks, Forestry and Recreation.

11.  City Council approve a development charge credit against the Parks and Recreation component of the Development Charges for the design and construction by the Owner of the Above Base Park Improvements to the satisfaction of the General Manager, Parks, Forestry and Recreation (PFR). The development charge credit shall be in an amount that is the lesser of the cost to the Owner of designing and constructing the Above Base Park Improvements, as approved by the General Manager, PFR, and the Parks and Recreation component of development charges payable for the development in accordance with the City's Development Charges By-law, as may be amended from time to time.

12. City Council request the General Manager, Transportation Services, as part of the next Near-Term Cycling Network Plan Update (2025-2027), to review opportunities for bikeways and bike parking, and bike share opportunities in the area of Woodside Square, including McCowan Road, Finch Avenue, Sandhurst Circle, and other connecting neighbourhood routes.

13. City Council request the Executive Director, Social Development, Finance and Administration in consultation with the General Manager, Economic Development and Culture, the Chief Planner and Executive Director, City Planning, and other relevant Divisions, to submit a business case, for consideration by the Mayor as part of the 2024 budget process, to resource the actions to implement a collaborative and multilingual community engagement process involving residents, stakeholders and local institutions to assess services, assets and needs within the Agincourt North community given the Woodside Square redevelopment and report back by 4th quarter of 2024.

The Scarborough Community Council held a statutory public meeting on September 8, 2023, and notice was given in accordance with the Planning Act.

This application proposes to amend Zoning By-law 569-2013 to permit the redevelopment of lands at 1571 Sandhurst Circle around Woodside Square mall into a mixed use community. The proposal includes six tall buildings ranging in height from 22 to 33 storeys, and two 12-storey mid-rise buildings all on lands that currently contain surface parking at 1571 Sandhurst Circle. The existing mall building is proposed to be maintained but an existing stand-alone eating establishment would be demolished.

A total additional gross floor area of 202,903 square metres is proposed that would contain a total of 2,555 residential units and include 13,188 square metres of new non-residential space that can accommodate retail, commercial, and community uses. Two new public parks totaling 7,880 square metres in size would be dedicated to the City pursuant to Section 42 of the Planning Act.

The proposed development provides an improved public realm, additional retail and office space, public parkland and a childcare facility to create a new complete community within the Agincourt North neighbourhood. Development would be phased in order to manage change over a period of time and ensure appropriate infrastructure is available to serve the intensifying land uses. It would be supported by a new network of public streets, which would be implemented through a Draft Plan of Subdivision.

The subject lands at 1571 Sandhurst Circle (the "Site") is also subject to a proposed City-initiated Official Plan Amendment as part of the Woodside Square Planning Review, which is presented in a separate report. The review of this application informed the policy development exercise and the proposal was reviewed in the context of the emerging Site and Area Specific Policy (SASP) now being recommended to City Council for approval. As detailed in this report, the proposed Zoning By-law amendment conforms to the recommended SASP, being OPA 675, and advances the vision outlined in the policies for the future of the Woodside Square lands.

The proposed development is consistent with the Provincial Policy Statement (2020) and conforms with A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2020). It conforms to the recommended revised SASP 236, adding a range and mix of residential units to the lands in a compact form while increasing the amount of non-residential space on the Site. Existing community spaces are retained and the applicant is proposing to construct and convey a childcare facility as an in-kind community benefit. The proposal provides a vibrant public realm through the provision of new parkland and open spaces while improving connectivity to and through the Site for emerging uses and the existing mall to be retained.

This report reviews and recommends approval of the application to amend the Zoning By-law. The recommended Zoning By-law includes a Holding provision (H) on the lands which would be lifted in whole or in part upon the submission of a Functional Servicing Report that demonstrates the provision of municipal servicing within public rights-of-way to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services. The report also recommends that City Council allow the owner to construct and convey a childcare facility as an in-kind contribution pursuant to Section 37(6) of the Planning Act and recommends City Council approve the application of development charge credits to support the construction of the proposed parks.

The Scarborough Community Council recommends that:

1. City Council direct the City Solicitor, together with appropriate staff, to attend the Ontario Land Tribunal in opposition to the application regarding the Zoning By-law Amendment, in its current form, for the lands at 2941 Eglinton Avenue East.

2. City Council authorize the City Solicitor and appropriate City staff to continue discussions with the applicant to address outstanding issues, including but not limited to those outlined in the report (August 22, 2023) from the Acting Director, Community Planning, Scarborough District.

3. In the event that the Ontario Land Tribunal allows the appeals in part, City Council instruct the City Solicitor to request the Ontario Land Tribunal to withhold its Order on the Zoning By-law Amendment until such time as the Ontario Land Tribunal has been advised by the City Solicitor that:
 

a. the proposed Zoning By-law Amendment is in a final content and form satisfactory to the Chief Planner and Executive Director, City Planning and the City Solicitor;

b. the Owner has, at its sole cost and expense:

1. submitted a revised Functional Servicing Report, Stormwater Management Report, and Hydrogeological Review, including the Foundation Drainage Report or addendums ("Engineering Reports"), to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services, in consultation with the General Manager, Toronto Water;

2. secured the design and provision of financial securities for any upgrades or required improvements to the existing municipal infrastructure identified in the accepted Engineering Reports, to support the development, all to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services and the General Manager, Toronto Water, should it be determined that improvements or upgrades are required to support the development, according to the accepted Engineering Reports, accepted by the Chief Engineer and Executive Director, Engineering and Construction Services and the General Manager, Toronto Water;

3. ensured the implementation of the accepted Engineering Reports does not require changes to the proposed amending By-laws or any such required changes have been made to the proposed amending By-laws, to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor, including the use of a Holding ("H") By-law symbol regarding any new or upgrades to existing municipal servicing infrastructure as may be required;

4. submitted a revised Transportation Impact Study or addendum, acceptable to, and to the satisfaction of, the General Manager, Transportation Services and the Chief Engineer and Executive Director, Engineering and Construction Services and that such matters arising from such study, be secured if required; and

5. submitted a revised Arborist Report or addendum and Tree Protection Plan acceptable and satisfactory to the General Manager, Parks, Forestry and Recreation; and

6. has addressed the comments from the TTC in their letter dated December 28, 2022.

4. City Council authorize the City Solicitor and City Staff to take and necessary steps to implement City Council's decision.

On September 16, 2022, a Zoning By-law Amendment application was submitted to permit a 44-storey mixed-use building with 37,419 square metres of residential gross floor area for a total of 555 units and 288 square metres of ground floor retail space at 2941 Eglinton Avenue East. The proposal would have a net Floor Space Index of 8.79 times the area of the lot.

On March 24, 2023, the Applicant appealed the application to the Ontario Land Tribunal (the "OLT") due to City Council failing to make a decision within the 90-day time frame in the Planning Act.

This report recommends that the City Solicitor together with appropriate City staff attend the OLT hearing to oppose the application in its current form and to continue discussions with the Applicant to resolve outstanding issues.

The Scarborough Community Council recommends that:  

1. City Council assume the services installed within Mac Frost Way and that the City formally assume the road within the Registered Plan of Subdivision 66M-2541;

2. City Council authorize the Acting Director, Engineering Review to release the performance guarantee held with respect to the municipal services in accordance with the Subdivision Agreement;

3. City Council direct that an assumption By-law be prepared to assume the public highway and municipal services within the Registered Subdivision Plan 66M-2541;

4. City Council authorize and direct the City Solicitor to register the assumption By-law in the Land Registry Office, at the expense of the Owner;

5. City Council authorize the appropriate City Officials to take the necessary action to give effect thereto; and

6. City Council authorize the appropriate City Officials to transfer ownership of the street lighting system constructed with Registered Plan of Subdivision 66M-2541 to Toronto Hydro.

This report recommends that the municipal services under the terms of the Subdivision Agreement for Plan 66M-2541, dated September 23, 2016 between Calexico Holdings Inc. and the City of Toronto be assumed by the City.

The Scarborough Community Council recommends that:  

1. City Council assume the services installed within Elaine Lennox Court and that the City formally assume the road within the Registered Plan of Subdivision 66M-2538;

2. City Council authorize the Acting Director, Engineering Review to release the performance guarantee held with respect to the municipal services in accordance with the Subdivision Agreement;

3. City Council direct that an assumption By-law be prepared to assume the public highway and municipal services within the Registered Subdivision Plan 66M-2538;

4. City Council authorize and direct the City Solicitor to register the assumption By-law in the Land Registry Office, at the expense of the Owner;

5. City Council authorize the appropriate City Officials to take the necessary action to give effect thereto; and

6. City Council authorize the appropriate City Officials to transfer ownership of the street lighting system constructed with Registered Plan of Subdivision 66M-2538 to Toronto Hydro.

This report recommends that the municipal services under the terms of the Subdivision Agreement for Plan 66M-2538, dated December 09, 2015 between The Orchards of West Hill Inc. and the City of Toronto be assumed by the City.

The Scarborough Community Council recommends that:  

1. City Council assume the services installed within Elaine Lennox Court and that the City formally assume the road within the Registered Plan of Subdivision 66M-2516;

2. City Council authorize the Acting Director, Engineering Review to release the performance guarantee held with respect to the municipal services in accordance with the Subdivision Agreement;

3. City Council direct that an assumption By-law be prepared to assume the public highway and municipal services within the Registered Subdivision Plan 66M-2516;

4. City Council authorize and direct the City Solicitor to register the assumption By-law in the Land Registry Office, at the expense of the Owner;

5. City Council authorize the appropriate City Officials to take the necessary action to give effect thereto; and

6. City Council authorize the appropriate City Officials to transfer ownership of the street lighting system constructed with Registered Plan of Subdivision 66M-2516 to Toronto Hydro. 

This report recommends that the municipal services under the terms of the Subdivision Agreement for Plan 66M-2516, dated November 01, 2012 between Glen Rouge Homes (Boydwood) Inc. and the City of Toronto be assumed by the City. 

The Toronto and East York Community Council recommends that:

1. City Council approve the Rental Housing Demolition Application File 21 105909 STE 04 RH in accordance with Chapter 667 of the Toronto Municipal Code and pursuant to Section 111 of the City of Toronto Act, 2006, to allow the demolition of twenty-three (23) existing rental dwelling units located at 8-10, 14, 16 and 22 Temple Avenue, subject to the following conditions:

a. the Owner shall provide and maintain twenty-three (23) replacement rental dwelling units on the subject site for a period of at least 20 years beginning from the date that each replacement rental unit is first occupied; during such 20-year period, no application may be submitted to the City for condominium registration, or for any other conversion to a non-rental housing purpose, or for demolition without replacement; and the twenty-three (23) replacement rental dwelling units shall collectively have a total gross floor area of at least 1,071.4 square metres  and shall be comprised of fourteen (14) studio units, four (4) one-bedroom units, three (3) two-bedroom units and two (2) three-bedroom units, as generally illustrated in the plans submitted to the City Planning Division dated August 22, 2023, and any revision to these plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning;

b. the Owner shall, as part of the twenty-three (23) replacement rental dwelling units required in Recommendation 1.a. above, provide at least twelve (12) studio and two (2) one-bedroom replacement rental dwelling units at affordable rents, defined as gross monthly rent no greater than one-hundred percent (100%) of the average City of Toronto rent by unit type, as reported annually by the Canada Mortgage and Housing Corporation, one (1) studio, one (1) one-bedroom and one (1) three-bedroom replacement rental dwelling units at mid-range rent, defined as gross monthly rent that exceeds Affordable Rent but is no greater than one-hundred and fifty percent (150%) of the average City of Toronto rent by unit type, as reported annually by the Canada Mortgage and Housing Corporation, and one (1) studio, one (1) one-bedroom, three (3) two-bedroom and one (1) three-bedroom replacement rental dwelling units at high-end rent, all for a period of at least ten (10) years beginning from the date of first occupancy of each unit;

c. the Owner shall provide an acceptable Tenant Relocation and Assistance Plan to all Eligible Tenants of the twenty-three (23) existing rental dwelling units proposed to be demolished, addressing the right to return to occupy one of the replacement rental dwelling units at similar rents, the provision of rent gap assistance and other assistance to lessen hardship; the Tenant Relocation and Assistance Plan shall be developed in consultation with, and to the satisfaction of, the Chief Planner and Executive Director, City Planning;

d. the Owner shall provide tenants of all twenty-three (23) replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed 14-storey residential building at no extra charge; access to, and use of, these amenities shall be on the same terms and conditions as any other resident of the building without the need to pre-book or pay a fee, unless specifically required as a customary practice for private bookings;

e. the Owner shall provide ensuite laundry and central air conditioning in each replacement rental dwelling unit at no extra charge;

f. the Owner shall provide and make available for rent at least three (3) vehicle parking spaces to tenants of the replacement rental dwelling units; such parking spaces shall be made available firstly to returning tenants who previously rented a resident vehicle parking space and at similar monthly parking charges that such tenants previously paid; and the remaining resident vehicle parking spaces shall be made available to tenants of the replacement rental units to the satisfaction of the Chief Planner and Executive Director, City Planning;

g. the Owner shall provide tenants of the replacement rental dwelling units with access to bicycle and visitor parking on the same terms and conditions as any other resident of the proposed development, and in accordance with the Zoning By-law;

h. the replacement rental dwelling units required in Recommendation 1.a. above shall be made ready and available for occupancy no later than the date by which seventy percent (70%) of the new dwelling units in the proposed 14-storey residential building, exclusive of the replacement rental units, are made available and ready for occupancy; and

i. the Owner shall enter into, and register on title to the lands at 2-24 Temple Avenue, an Agreement pursuant to Section 111 of the City of Toronto Act, 2006, to secure the conditions outlined in Recommendations 1.a. through 1.h. above, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning.

2. City Council authorize the Chief Planner and Executive Director, City Planning to issue Preliminary Approval for the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006, for the demolition of all or any of the twenty-three (23) existing rental dwelling units at 8-10, 14, 16 and 22 Temple Avenue after all of the following have occurred:

a. all conditions in Recommendation 1 above have been fully satisfied or secured;

b. the Zoning By-law Amendment has come into full force and effect;

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

d. the issuance of excavation and shoring permits (conditional or full permit) for the approved development on the site; and

e. the City's receipt of confirmation that all existing rental dwelling units to be demolished are vacant or will be vacant prior to the demolition of any existing rental unit.

3. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 2 above.

4. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Residential Demolition Permit under Section 33 of the Planning Act and Chapter 363 of the Toronto Municipal Code for 2-24 Temple Avenue after the Chief Planner and Executive Director, City Planning has issued the Preliminary Approval referred to in Recommendation 2 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to section 6.2 of Chapter 363, on condition that:

a. the Owner shall remove all debris and rubble from the site immediately after demolition;

b. the Owner shall erect solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building;

c. the Owner erects the proposed residential building containing the replacement rental dwelling units on the site no later than three (3) years from the date that the demolition of the existing buildings commenced, subject to the timeframe being extended to the discretion of the Chief Planner and Executive Director, City Planning; and

d. should the Owner fail to complete the proposed 14-storey building within the time specified in Recommendation 4.c. above, the City Clerk shall be entitled to enter on the collector’s roll, to be collected in a like manner as municipal taxes, an amount equal to the sum of twenty thousand dollars ($20,000.00) per dwelling unit for which a demolition permit is issued, and that such amount shall, until payment, be a lien or charge upon the land for which the Residential Demolition Permit is issued.

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

The Toronto and East York Community Council held a statutory public meeting on September 19, 2023 and notice was given in accordance with the City of Toronto Act.

This Rental Housing Demolition application proposes to demolish 23 rental dwelling units at 2-24 Temple Avenue and replace them with 23 replacement rental dwelling units within the proposed new 14-storey residential building on the site, comprising 268 dwelling units.

The properties are also the subject of a Zoning By-law Amendment application (21 105906 STE 04 OZ), which was appealed to the Ontario Land Tribunal (Case Number OLT-21-001749) on the basis of City Council's failure to make a decision on the application within the statutory timeline under the Planning Act. City Council endorsed a settlement offer on December 14, 2022 and directed staff to request the Ontario Land Tribunal to withhold its Final Order on the appeals until such time as Council has made a decision on the Rental Housing Demolition application.  The Ontario Land Tribunal issued a Decision, effective January 26, 2023, approving the Zoning By-law Amendment application appeal with conditions.

This report recommends approval of the Rental Housing Demolition application under Chapter 667 of the Toronto Municipal Code and the residential demolition permit under Chapter 363 of the Toronto Municipal Code, subject to replacement of the existing rental housing units and provision of a Tenant Relocation and Assistance Plan, to the satisfaction of the Chief Planner and Executive Director, City Planning Division and Chief Building Official and Executive Director, Toronto Building Division.

The Toronto and East York Community Council recommends that:

1. City Council amend the Official Plan, for the lands in the Port Lands Flood Protection project and enabling infrastructure project area, substantially in accordance with the proposed Official Plan Amendment included as Attachment 5 to the report (August 30, 2023) from the Acting Director, Community Planning, Toronto and East York District.

2. City Council amend the former City of Toronto Official Plan, for the lands in the Port Lands Flood Protection Project and Enabling Infrastructure Project area, substantially in accordance with the proposed Official Plan Amendment included as Attachment 6 to the report (August 30, 2023) from the Acting Director, Community Planning, Toronto and East York District.

3. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendments as may be required.  

The Toronto and East York Community Council held a statutory public meeting on September 19, 2023 and notice was given in accordance with the Planning Act.

The purpose of this report is to recommend a streamlined process for facilitating Official Plan compliance to implement the Port Lands Flood Protection project, the Port Lands Planning Framework , Precinct Plans, and related Environmental Assessments. The recommendations in this report, if adopted, will create Official Plan Amendments to allow staff to execute any required land transfers between the City and CreateTO and enter into easements that will facilitate utility relocations triggered by the construction of planned infrastructure.

A streamlined process will support implementation of works identified in the approved Port Lands Flood Protection project, Port Lands Planning Framework, Precinct Plans and related Environmental Assessments.  Examples include CreateTO lands to be transferred to the City for parks and roads, as well as water and wastewater infrastructure. It will also simplify the creation of easements to facilitate electricity distribution and natural gas infrastructure relocation.

The proposed Official Plan Amendments will be limited to:

- transfers of lands designated Parks and Open Space Areas to support Council-adopted plans, projects or Environmental Assessments for purposes of advancing infrastructure projects; and, 

- permissions for the City to enter into any future easement agreements with utility companies to permit utilities to cross lands designated Parks and Open Space Areas to service Villiers Island, South River and Polson Quay precincts.

Transfers or easements will only be permitted through the proposed Official Plan Amendments where the disposal of any land that is designated Parks and Open Space Areas within the general vicinity of Villiers Island does not preclude public access or significantly reduce the size, functionality or programming of the land. The Official Plan Amendments do not propose any changes in land use designation or reduction in the City's Green Space System. This report does not recommend and will not result in the declaration of surplus any City-owned lands.

Staff have reviewed the proposed Official Plan Amendments against the applicable provincial policies and have concluded that the proposed Official Plan Amendments are consistent with the Provincial Policy Statement (2020) and conform with A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2020) and intent of Official Plan policies.

The local Councillor(s) will be consulted prior to the exercise of delegated approval authority by staff for all disposals of City-owned lands within the subject area.

The Toronto and East York Community Council recommends that:

1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 77 Roehampton Avenue substantially in accordance with the draft Zoning By-law Amendment included as Attachment 5 to the report (August 30, 2023) from the Acting Director, Community Planning, Toronto and East York District.

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

3. Before introducing the necessary Bills to City Council for enactment, City Council require the owner to:

a. submit a Functional Servicing and Stormwater Management Report for review and acceptance to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services; and

b. enter into a Municipal Infrastructure Agreement, to financially secure the construction of any improvements to the municipal infrastructure, should it be determined that upgrades and road improvements are required to support the development according to the Functional Servicing Report accepted by the Chief Engineer and Executive Director, Engineering and Construction Services.

4.  City Council approve the Rental Housing Demolition Application File 22 139087 STE 12 RH in accordance with Chapter 667 of the Toronto Municipal Code and pursuant to Section 111 of the City of Toronto Act, 2006, which allows for the demolition of eighty-one (81) existing rental dwelling units at 77 Roehampton Avenue, subject to the following conditions:

a. the owner shall provide and maintain eighty-one (81) replacement rental dwelling units at 136 Broadway Avenue for a period of at least 20 years beginning from the date that each replacement rental unit is first occupied and during which time, no application may be submitted to the City for condominium registration, or for any other conversion to a non-rental housing purpose, or for demolition without providing for replacement; the eighty-one (81) replacement rental dwelling units shall collectively have a total gross floor area of at least 4,996.8 square metres and shall be comprised of forty-nine (49) one-bedroom units, fifteen (15) two-bedroom units and seventeen (17) three-bedroom units, as generally illustrated in the plans submitted to the City Planning Division dated July 31, 2023; and any revision to these plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning;

b. the owner shall, as part of the eighty-one (81) replacement rental dwelling units required in Recommendation 4.a. above, provide and maintain at least fourteen (14) one-bedroom, eight (8) two-bedroom and five (5) three-bedroom replacement rental dwelling units at 80 percent of affordable rents, defined as gross monthly rent no greater than eighty percent (80%) of the average City of Toronto rent by unit type, as reported annually by the Canada Mortgage and Housing Corporation, at least fourteen (14) one-bedroom, five (5) two-bedroom and eleven (11) three-bedroom replacement rental dwelling units at affordable rents, defined as gross monthly rent no greater than one-hundred percent (100%) of the average City of Toronto rent by unit type, as reported annually by the Canada Mortgage and Housing Corporation, and twenty-one (21) one-bedroom, two (2) two-bedroom and one (1) three-bedroom replacement rental dwelling units at mid-range rents, defined as gross monthly rent that exceeds Affordable Rent but is no greater than one-hundred and fifty percent (150%) of the average City of Toronto rent by unit type, as reported annually by the Canada Mortgage and Housing Corporation, all for a period of at least 10 years beginning from the date of first occupancy of each unit;

c. the owner shall provide an acceptable Tenant Relocation and Assistance Plan to all Eligible Tenants of the eighty-one (81) existing rental dwelling units proposed to be demolished at 77 Roehampton Avenue, addressing the right to return to occupy one of the off-site replacement rental dwelling units at 136 Broadway Avenue at similar rents, the provision of rent gap assistance and other assistance to lessen hardship; the Tenant Relocation and Assistance Plan shall be developed in consultation with, and to the satisfaction of, the Chief Planner and Executive Director, City Planning;

d. the owner shall provide tenants of all eighty-one (81) replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed building at 136 Broadway Avenue at no extra charge, and on the same terms and conditions as any other resident of the proposed residential tower at 136 Broadway Avenue, without the need to pre-book or pay a fee unless specifically required as a customary practice for private bookings;

e. the owner shall provide ensuite laundry in each replacement rental dwelling unit within the proposed development at 136 Broadway Avenue at no extra charge;

f. the owner shall provide central air conditioning in each replacement rental dwelling unit within the proposed development at 136 Broadway Avenue at no extra charge;

g. the owner shall provide tenants of the eighty-one (81) replacement rental dwelling units with access to bicycle and visitor vehicular parking at no charge and on the same terms and conditions as any other resident of the proposed residential tower at 136 Broadway Avenue;

h. the owner shall provide and make available for rent at least thirty-seven (37) resident vehicle parking spaces within the proposed development at 136 Broadway Avenue to tenants of the replacement rental dwelling units; such parking spaces shall be made available firstly to returning tenants who previously rented a resident vehicle parking space, and at similar monthly parking charges that such tenants previously paid; and the remaining resident vehicle parking spaces shall be made available to tenants of the replacement rental units to the satisfaction of the Chief Planner and Executive Director, City Planning;

i. the owner shall provide and make available for rent a minimum of thirty (30) storage lockers within the proposed development at 136 Broadway Avenue to tenants of the replacement rental dwelling units on the same terms and conditions as any other resident of the proposed residential tower at 136 Broadway Avenue;

j. the eighty-one (81) replacement rental dwelling units required in Recommendation 4.a. above shall be made ready and available for occupancy no later than the date by which seventy percent (70%) of the new dwelling units in the proposed development at 77 Roehampton Avenue, are made available and ready for occupancy;

k. the owner shall request issuance of above-grade building permits for the new residential tower at 136 Broadway Avenue prior to or concurrent with the issuance of above-grade building permits for the new building at 77 Roehampton Avenue; and

l. the owner shall enter into, and register on title to the lands at 77 Roehampton Avenue and at 136 Broadway Avenue, agreements to secure the off-site replacement rental dwelling units and conditions outlined in Recommendations 4.a through 4.k above, including Agreements pursuant to Section 111 of the City of Toronto Act, 2006, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning.

5. City Council authorize the Chief Planner and Executive Director, City Planning to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006, for the demolition of the eighty-one (81) existing rental dwelling units at 77 Roehampton Avenue after all the following have occurred:

a. all conditions in Recommendation 4 above have been fully satisfied and secured;

 
b. the Zoning By-law Amendment(s) have come into full force and effect;

c. the issuance of the Notice of Approval Conditions for site plan approval for the development at 136 Broadway Avenue by the Chief Planner and Executive Director, City Planning or their designate pursuant to Section 114 of the City of Toronto Act, 2006;

d. the issuance of the Notice of Approval Conditions for site plan approval for the development at 77 Roehampton Avenue by the Chief Planner and Executive Director, City Planning or their designate pursuant to Section 114 of the City of Toronto Act, 2006;

 
e. the issuance of excavation and shoring permits (conditional or full permits) for the approved development on the site;

f. the issuance of excavation and shoring permits (conditional or full permits) for the approved development on the 136 Broadway Avenue site; and

 
g. the owner has confirmed, in writing, that all existing rental dwelling units proposed to be demolished are vacant.

6. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 5 above.

7. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Residential Demolition Permit under Section 33 of the Planning Act and Chapter 363 of the Toronto Municipal Code for 77 Roehampton Avenue after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 5 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to section 6.2 of Chapter 363, on condition that:

a. the owner removes all debris and rubble from the site immediately after demolition;

 
b. the owner erects solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building;

 
c. the owner erects the proposed building on the site no later than four (4) years from the date that the demolition of the existing rental dwelling units commences, subject to the timeframe being extended to the discretion of the Chief Planner and Executive Director, City Planning; and

 
d. should the owner fail to complete the proposed building within the time specified in Recommendation 7.c. above, the City Clerk shall be entitled to enter on the collector’s roll, as with municipal property taxes, an amount equal to the sum of twenty thousand dollars ($20,000.00) per dwelling unit for which a demolition permit is issued, and that such amount shall, until payment, be a lien or charge upon the land for which the Residential Demolition Permit is issued.

8. City Council authorize the appropriate City officials to take such actions as are necessary, including execution of the Section 111 Agreements and any other related agreements. 

The Toronto and East York Community Council held a statutory public meeting on September 19, 2023 and notice was given in accordance with the Planning Act.

This report reviews and recommends approval of the Zoning By-law Amendment application and the Rental Housing Demolition application to permit the demolition of an existing 11-storey apartment building containing 81 rental units and construction of a 159.0-metre (50 storeys, plus mechanical penthouse) mixed-use building, containing 624 dwelling units at 77 Roehampton Avenue.

The existing 81 rental dwelling units will be replaced off-site at 136 Broadway Avenue. The proposal also includes a Tenant Relocation and Assistance Plan that addresses the right for existing tenants to return to the off-site replacement rental dwelling units at similar rents and financial compensation to lessen hardship.

The Toronto and East York Community Council recommends that:

1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 429 Walmer Road substantially in accordance with the draft Zoning By-law Amendment included as Attachment 8 to the report (August 24, 2023) from Acting Director, Community Planning, Toronto and East York District.

2. City Council amend former City of York Zoning By-law 1-83 for the lands at 429 Walmer Road substantially in accordance with the draft Zoning By-law Amendment included as Attachment 9 to the report (August 24, 2023) from Acting Director, Community Planning, Toronto and East 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.

The Toronto and East York Community Council held a statutory public meeting on September 19, 2023 and notice was given in accordance with the Planning Act.

This report reviews and recommends approval of the application to amend the Zoning By-law to permit a 74-metre (19-storey including mechanical penthouse) mixed-use building at 429 Walmer Road. The proposed building would have a total gross floor area of 18,500 square metres, including 200 square metres of commercial space, and 98 residential dwelling units.

The Toronto and East York Community Council recommends that:

1. City Council amend City of Toronto Zoning By-law 569-2013, as amended, for the lands at 399-405 Yonge Street substantially in accordance with the draft Zoning By-law Amendment included as Attachment 2 to the report (August 31, 2023) from the Director, Community Planning, Toronto and East York District, as the draft Zoning By-law Amendment implements the proposal as set out in the settlement proposal that was accepted by City Council during its meeting of March 29, 30 and 31, 2021, with Section 4 in Attachment 2 amended by:

a.  deleting 1,620 square metres and inserting 1,550 square metres in Part (H)(ii) so that it now reads:

(ii) the required minimum gross floor area for the exclusive use of a “social housing program” is 1,550 square metres;

b.  adding the following provision:

“On the north side of the building or structure below a Canadian Geodetic height of 115.6 metres, no windows are permitted unless the building or structure is set back from the north lot line by 1 metre or more”

2.  City Council determine that no further notice is required to be given in respect of these changes under the Planning Act, RSO 1990.

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. City Council direct the City Solicitor to withhold the necessary Bills for enactment until the owner has, at its sole cost and expense, pursuant to section 453.1 of the City of Toronto Act, 2006, entered into an agreement with the owner of the lands and operator of the social housing program to secure the provision of a social housing program on the lands and register it in priority against title to the lands, with such terms and conditions satisfactory to the Executive Director, Housing Secretariat and the City Solicitor.

The Toronto and East York Community Council held a statutory public meeting on September 19, 2023 and notice was given in accordance with the Planning Act.

On June 14, 2022, a Zoning By-law Amendment application was submitted to permit a 75-storey mixed use building with 191.84 square metres of commercial space and 828 residential units at 399-405 Yonge Street.

The applicant appealed the application to the Ontario Land Tribunal on November 21, 2022, due to Council not making a decision within the time frame in the Planning Act.

At its February 7, 2023 meeting, City Council adopted recommendations that the City Solicitor and appropriate staff attend to the Ontario Land Tribunal in opposition to the application as proposed at the time and to continue discussion with the applicant in an attempt to resolve outstanding issues.  

City Council directed the Chief Planner and Executive Director, City Planning to bring forward a draft Zoning By-law Amendment permitting a 75-storey mixed-use building having a maximum height of 249.8 metres (252.3 metres inclusive of any mechanical projections), a minimum tall building setback of 5.5 metres from its east property line, and a social housing program after the applicant withdraws their appeal.

As directed, this report recommends the draft Zoning By-law Amendment which would permit a 75-storey building with 747 dwelling units including a social housing program at 399-405 Yonge Street.

The Toronto and East York Community Council recommends that:

1. City Council approve the Rental Housing Demolition Application File 20 232889 STE 14 RH in accordance with Chapter 667 of the Toronto Municipal Code and pursuant to Section 111 of the City of Toronto Act, 2006, to allow the demolition of six (6) existing rental dwelling units located at 17 and 19 Cosburn Avenue and 8 and 10 Gowan Avenue, subject to the following conditions:

a. the Owner shall provide and maintain seven (7) replacement rental dwelling units on the subject site for a period of at least 20 years beginning from the date that each replacement rental unit is first occupied; during such 20-year period, no application may be submitted to the City for condominium registration, or for any other conversion to a non-rental housing purpose, or for demolition without replacement; and the replacement rental dwelling units shall be comprised of two (2) one-bedroom units, three (3) two-bedroom units and two (2) three-bedroom units, as generally illustrated in the plans submitted to the City Planning Division dated June 16, 2023 and any revision to these plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning;

b. the Owner shall, as part of the seven (7) replacement rental dwelling units required in Recommendation 1.a. above, provide at least two (2) one-bedroom units, two (2) two-bedroom units and one (1) three-bedroom replacement rental dwelling units at affordable rents, defined as gross monthly rent no greater than one times the average City of Toronto rent by unit type, as reported annually by the Canada Mortgage and Housing Corporation, one (1) two-bedroom replacement rental dwelling units at mid-range rent, defined as gross monthly rent that exceeds Affordable Rent but is no greater than 1.5 times the average City of Toronto rent by unit type, as reported annually by the Canada Mortgage and Housing Corporation, and one (1) three-bedroom replacement rental dwelling unit at high-end rent, all for a period of at least ten (10) years beginning from the date of first occupancy of each unit;

c. the Owner shall provide an acceptable Tenant Relocation and Assistance Plan to all Eligible Tenants of the six (6) existing rental dwelling units proposed to be demolished, addressing the right to return to occupy one of the replacement rental dwelling units at similar rents, the provision of rent gap assistance, and other assistance to lessen hardship; the Tenant Relocation and Assistance Plan shall be developed in consultation with, and to the satisfaction of, the Chief Planner and Executive Director, City Planning;

d. the Owner shall provide tenants of all seven (7) replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed 24-storey residential building at no extra charge; access to, and use of, these amenities shall be on the same terms and conditions as any other resident of the building without the need to pre-book or pay a fee, unless specifically required as a customary practice for private bookings;

e. the Owner shall provide ensuite laundry and central air conditioning in each replacement rental dwelling unit at no extra charge;

f. the Owner shall provide and make available for rent at least three (3) vehicle parking spaces to tenants of the replacement rental dwelling units; such parking spaces shall be made available firstly to returning tenants who previously rented a vehicle parking space at similar monthly parking charges that such tenants previously paid, secondly to returning tenants who did not previously rent a vehicle parking space and thirdly to new tenants of the rental replacement dwelling units;

g. the Owner shall provide and make available for rent a minimum of two (2) storage lockers to tenants of the replacement rental dwelling units on terms and conditions that are to the satisfaction of the Chief Planner and Executive Director, City Planning;

h. the Owner shall provide tenants of the replacement rental dwelling units with access to bicycle and visitor parking on the same terms and conditions as any other resident of the proposed development, and in accordance with the Zoning By-law;

i. the replacement rental dwelling units required in Recommendations 1.a. and 1.b. above shall be made ready and available for occupancy no later than the date by which seventy percent (70%) of the new dwelling units in the proposed 24-storey residential building, exclusive of the replacement rental units, are made available and ready for occupancy; and

j. prior to issuance of the Notice of Approval Conditions for site plan approval by the Chief Planner and Executive Director, City Planning, or their designate, the Owner shall enter into, and register on title to the lands at 5, 7, 9, 11, 15 and 19 Cosburn Avenue and 8, 10, 12, 14, 16, 30, 32, 34, 36, 38 and 40 Gowan Avenue, an Agreement pursuant to Section 111 of the City of Toronto Act, 2006, to secure the conditions outlined in Recommendations 1.a through 1.i. above, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning.

2. City Council authorize the Chief Planner and Executive Director, City Planning to issue Preliminary Approval for the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006, for the demolition of all or any of the six (6) existing rental dwelling units at 17 and 19 Cosburn Avenue, and 8 and 10 Gowan Avenue after all of the following have occurred:

a. all conditions in Recommendation 1 above have been fully satisfied or secured;

b. the Zoning By-law Amendment has come into full force and effect;

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

d. the issuance of excavation and shoring permits (conditional or full permit) for the approved development on the site; and

e. the City's receipt of confirmation that all existing rental dwelling units to be demolished are vacant.

3. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 2 above.

4. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Residential Demolition Permit under Section 33 of the Planning Act and Chapter 363 of the Toronto Municipal Code for 5, 7, 9, 11, 15 and 19 Cosburn Avenue and 8, 10, 12, 14, 16, 30, 32, 34, 36, 38 and 40 Gowan Avenue after the Chief Planner and Executive Director, City Planning has issued the Preliminary Approval referred to in Recommendation 2 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to section 6.2 of Chapter 363, on condition that:

a. the Owner shall remove all debris and rubble from the site immediately after demolition;

b. the Owner shall erect solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building;

c. the Owner erects the proposed residential building containing the replacement rental dwelling units on the site no later than three (3) years from the date that the demolition of the existing buildings commenced, subject to the timeframe being extended to the discretion of the Chief Planner and Executive Director, City Planning; and

d. should the Owner fail to complete the proposed 24-storey building within the time specified in Recommendation 4.c. above, the City Clerk shall be entitled to enter on the collector’s roll, to be collected in a like manner as municipal taxes, an amount equal to the sum of twenty thousand dollars ($20,000.00) per 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 Residential Demolition Permit is issued.

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

The Toronto and East York Community Council held a statutory public meeting on September 19, 2023 and notice was given in accordance with the City of Toronto Act.

This Rental Housing Demolition application proposes to demolish 6 rental dwelling units at 5-19 Cosburn Avenue and 8-40 Gowan Avenue and replace them with 7 new rental units within the proposed redevelopment of a new 24-storey residential building comprising 425 new dwelling units.

The properties are also the subject of a Zoning By-law Amendment application (20 232879 STE 14 OZ), which was appealed to the Ontario Land Tribunal (Case Number OLT-21-001666) on the basis of City Council's failure to make a decision on the application within the statutory timeline under the Planning Act. City Council endorsed a settlement offer on March 29, 2023 and directed staff to bring forward a Decision Report on the Rental Housing Demolition application. The Ontario Land Tribunal approved the settlement in principle, subject to conditions, at a settlement hearing held on June 8, 2023.

This report recommends approval of the Rental Housing Demolition application under Chapter 667 of the Toronto Municipal Code and the residential demolition permit under Chapter 363 of the Toronto Municipal Code.  The recommended approval is based on  the owner: replacing the 6 existing rental units by their respective unit types and sizes and at similar rents to those in effect at the time of application; providing an acceptable Tenant Relocation and Assistance Plan to mitigate hardship for existing tenants; and securing other matters to the satisfaction of the Chief Planner and Executive Director, City Planning Division and Chief Building Official and Executive Director, Toronto Building Division.

The Toronto and East York Community Council recommends that:

1. City Council amend the Official Plan for the lands at 16, 32, 44 and 66 Walpole Avenue substantially in accordance with the draft Official Plan Amendment included as Attachment 5 to the report (August 31, 2023) from the Acting Director, Community Planning, Toronto and East York District.

2. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment as may be required.

3. City Council approve the Rental Housing Conversion Application (23 150069 STE 14 RH) under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006, to sever the residential rental property containing one hundred and twenty two (122) rental dwelling units at 16, 32, 44 and 66 Walpole Avenue into three separate properties, with 16 Walpole Avenue and 32 Walpole Avenue containing fewer than six (6) rental dwelling units, subject to the following conditions:

a.  the owner shall apply for, and obtain approval of, a Consent from the Committee of Adjustment or the Toronto Local Appeal Body, if applicable, to permit the severance of the lands at 16, 32, 44 and 66 Walpole Avenue into three separate properties for the purposes of conveying 16 Walpole Avenue and 32 Walpole Avenue to a qualified non-profit housing provider as part of the Tenants First Initiative;

b.  the owner of the lands at 16 Walpole Avenue shall continue to provide and maintain one (1) three-bedroom rental unit, as a social housing unit for a period of at least 99 years from the date of issuance of the Certificate of Official permitting the severance of the lands at 16, 32, 44 and 66 Walpole Avenue, subject to a social housing program described in Section 453.1 of the City of Toronto Act, 2006 ("social housing"); during such 99-year period, no social housing unit shall be registered as a condominium or any other form of ownership housing that provides a right to exclusive possession of a dwelling unit, including life-lease or co-ownership, and no application shall be made to demolish or convert any social housing unit to a non-residential rental purpose without replacement of the same;

c.  the owner of the lands at 16 Walpole Avenue shall continue to provide the one (1) social housing unit required in Recommendation 3.b. above at rents-geared-to-income for a period of at least 25 years from the date of issuance of the Certificate of Official permitting the severance of the lands at 16, 32, 44 and 66 Walpole Avenue, subject to the continued provision of funding from federal, provincial and/or municipal government programs;

d.  the owner of the lands at 32 Walpole Avenue shall continue to provide and maintain one (1) three-bedroom rental unit, as a social housing unit for a period of at least 99 years from the date of issuance of the Certificate of Official permitting the severance of the lands at 16, 32, 44 and 66 Walpole Avenue, subject to a social housing program described in Section 453.1 of the City of Toronto Act, 2006 ("social housing"); during such 99-year period, no social housing unit shall be registered as a condominium or any other form of ownership housing that provides a right to exclusive possession of a dwelling unit, including life-lease or co-ownership, and no application shall be made to demolish or convert any social housing unit to a non-residential rental purpose without replacement of same;

e.  the owner of the lands at 32 Walpole Avenue shall continue to provide the one (1) social housing unit required in Recommendation 3.b. above at rents-geared-to-income for a period of at least 25 years from the date of issuance of the Certificate of Official permitting the severance of the lands at 16, 32, 44 and 66 Walpole Avenue, subject to the continued provision of funding from federal, provincial and/or municipal government programs;

f.  the owner of the lands at 44 and 66 Walpole Avenue shall continue to provide and maintain one hundred and twenty (120) rental dwelling units, including twenty-nine (29) one-bedroom units, seventy-four (74) two-bedroom units and seventeen (17) three bedroom units as social housing units for a period of at least 99 years from the date of issuance of the Certificate of Official permitting the severance of the lands at 16, 32, 44 and 66 Walpole Avenue, subject to a social housing program described in Section 453.1 of the City of Toronto Act, 2006 ("social housing"); during such 99-year period, no social housing unit shall be registered as a condominium or any other form of ownership housing that provides a right to exclusive possession of a dwelling unit, including life-lease or co-ownership, and no application shall be made to demolish or convert any social housing unit to a non-residential rental purpose without replacement of same;

g.  the owner of the lands at 44 and 66 Walpole Avenue shall continue to provide the 120 rental dwelling units required in Recommendation 3.f. above at rents-geared-to-income for a period of at least 25 years from the date of issuance of the Certificate of Official permitting the severance of the lands at 16, 32, 44 and 66 Walpole Avenue is final and binding, subject to the continued provision of funding from federal, provincial and/or municipal government programs; and

h.  the owner shall enter into, and register on title to the lands at 16, 32, 44 and 66 Walpole Avenue, an Agreement pursuant to Section 111 and 453.1 of the City of Toronto Act, 2006, to secure the conditions outlined in Recommendations 3.b. to 3.e. above, to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning.

4. City Council authorize the Chief Planner and Executive Director, City Planning to issue Preliminary Approval of the application under Chapter 667 of the Toronto Municipal Code for the severance of the residential rental property at 16, 32, 44 and 66 Walpole Avenue after all of the following have occurred:

a.  the conditions in Recommendation 3 above have been fully satisfied and secured;

b. the severance is final and binding; and

c.  the execution and registration on title of Agreements pursuant to Sections 111 and 453.1 of the City of Toronto Act, 2006, for 16, 32, 44 and 66 Walpole Avenue respectively, securing the conditions in Recommendation 3 above.

The Toronto and East York Community Council held a statutory public meeting on September 19, 2023 and notice was given in accordance with the Planning Act.

The Toronto Community Housing Corporation (TCHC) is applying to amend the Official Plan and seek approval under Chapter 667 of the Toronto Municipal Code to facilitate the severance of the parcels at 16 and 32 Walpole Avenue from 44 and 66 Walpole Avenue to facilitate the transfer of ownership of 16 and 32 Walpole Avenue from Toronto Community Housing Corporation to Circle Community Land Trust (“CCL”), a non-profit housing operator. Toronto Community Housing Corporation will retain ownership of 44 and 66 Walpole Avenue. The applications are in support of the Tenants First initiative.

This proposal does not make any changes to physical forms or functions on site and all 122 rental housing units will remain intact in their existing buildings, with no impacts to existing tenants and rents. The City of Toronto and Circle Community Land Trust have already entered into a Social Housing Agreement, which will be registered on 16 and 32 Walpole Avenue upon transfer of title. This agreement will ensure that 16 and 32 Walpole Avenue will continue to be provided and maintained by future owners as social housing with rents-geared-to-income. There will be no changes to the existing tenancies, and tenants will continue to reserve their existing rights under the Residential Tenancies Act, 2006.

The proposal is consistent with the Provincial Policy Statement and conforms with A Place to Grow: Growth Plan for the Greater Golden Horseshoe. This report reviews and recommends approval of the application to amend the Official Plan and the Rental Housing Conversion application under Chapter 667 of the Toronto Municipal Code in order to implement the City's Tenants First Initiative.

The Toronto and East York Community Council recommends that:

1. City Council amend the Official Plan for the lands at 264 Kenilworth Avenue and 50 Norway Avenue substantially in accordance with the draft Official Plan Amendment included as Attachment 5 to the report (August 30, 2023) from the Acting Director, Community Planning, Toronto and East York District.

2. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment as may be required.

3. City Council approve the Rental Housing Conversion Application (23 150063 STE 19 RH) under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006, to sever the residential rental property containing forty-four (44) rental dwelling units at 264 Kenilworth Avenue and 50 Norway Avenue into two separate properties, with 264 Kenilworth Avenue containing fewer than six (6) rental dwelling units, subject to the following conditions:

a.  the owner shall apply for, and obtain approval of, a Consent from the Committee of Adjustment or the Toronto Local Appeal Body, if applicable, to permit the severance of the lands at 264 Kenilworth Avenue and 50 Norway Avenue into two separate properties for the purposes of conveying 264 Kenilworth Avenue to a qualified non-profit housing provider as part of the Tenants First Initiative;

b. the owner of the lands at 264 Kenilworth shall continue to provide and maintain one (1) three-bedroom rental unit, as a social housing unit for a period of at least 99 years from the date of issuance of the Certificate of Official permitting the severance of the lands at 264 Kenilworth Avenue and 50 Norway Avenue, subject to a social housing program described in Section 453.1 of the City of Toronto Act, 2006 ("social housing"); during such 99-year period, no social housing unit shall be registered as a condominium or any other form of ownership housing that provides a right to exclusive possession of a dwelling unit, including life-lease or co-ownership, and no application shall be made to demolish or convert any social housing unit to a non-residential rental purpose without replacement of same;

c. the owner of the lands at 264 Kenilworth Avenue shall continue to provide the one (1) social housing unit required in Recommendation 3.b. above at rents-geared-to-income for a period of at least 25 years from the date of issuance of the Certificate of Official permitting the severance of the lands at 264 Kenilworth Avenue and 50 Norway Avenue, subject to the continued provision of funding from federal, provincial and/or municipal government programs; and       

d. the owner shall enter into, and register on title to the lands at 264 Kenilworth Avenue and 50 Norway Avenue, an Agreement pursuant to Section 111 and 453.1 of the City of Toronto Act, 2006, to secure the conditions outlined in Recommendations 3.b. and 3.c. above, to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning.

4. City Council authorize the Chief Planner and Executive Director, City Planning to issue Preliminary Approval of the application under Chapter 667 of the Toronto Municipal Code for the severance of the residential rental property at 264 Kenilworth Avenue and 50 Norway Avenue after all of the following have occurred:

a. the conditions in Recommendation 3 above have been fully satisfied and secured;

b. the severance is final and binding; and

c. the execution and registration on title of Agreements pursuant to Sections 111 and 453.1 of the City of Toronto Act, 2006, for 264 Kenilworth Avenue respectively, securing the conditions in Recommendation 3 above.

The Toronto and East York Community Council held a statutory public meeting on September 19, 2023 and notice was given in accordance with the Planning Act.

The Toronto Community Housing Corporation (TCHC) is applying to amend the Official Plan and seek approval under Chapter 667 of the Toronto Municipal Code to facilitate the severance of the parcels at 264 Kenilworth Avenue and 50 Norway Avenue to allow for the transfer of ownership of 264 Kenilworth Avenue from TCHC to Circle Community LandTrust (“CCL”), a non-profit housing operator. TCHC will retain ownership of 50 Norway Avenue. The applications are in support of the Tenants First initiative.

This proposal does not make any physical changes to the site and all 44 rental housing units will remain intact in their existing buildings, with no impacts to existing tenants and rents. The City of Toronto and CCL have already entered into a Social Housing Agreement, which will be registered on 264 Kenilworth Avenue upon transfer of title. This agreement will ensure that the rental unit at 264 Kenilworth Avenue will continue to be provided and maintained by future owners as social housing with rents-geared-to-income. There will be no changes to the existing tenancies, and tenants will continue to reserve their existing rights under the Residential Tenancies Act, 2006

The proposal is consistent with the Provincial Policy Statement and conforms with A Place to Grow: Growth Plan for the Greater Golden Horseshoe. This report reviews and recommends approval of the application to amend the Official Plan and the Rental Housing Conversion application under Chapter 667 of the Toronto Municipal Code in order to implement the City's Tenants First Initiative.

The Toronto and East York Community Council recommends that:

1. City Council direct the City Solicitor and appropriate City staff to attend the Ontario Land Tribunal in opposition to the current applications regarding the Official Plan and Zoning By-law Amendment appeal for the lands at 307 Lake Shore Boulevard East and to continue discussions with the applicant in an attempt to resolve outstanding matters.

2. In the event that the Ontario Land Tribunal allows the appeals in whole or in part, and approves the Official Plan Amendment and Zoning By-law Amendment, City Council authorize the City Solicitor to request that the issuance of any final Orders be withheld until such time as the City Solicitor advises that:

a. the final form and content of the draft Official Plan Amendment is to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning;

b. the final form and content of the draft Zoning By-law is to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning, inclusive of any appropriate holding (H) provisions;

c. the plans and studies be revised to the satisfaction of the Chief Planner and Executive Director, City Planning, the Chief Engineer and Executive Director, Engineering and Construction Services, the General Manager, Transportation Services, the General Manager, Solid Waste Management Services and the General Manager, Parks, Forestry and Recreation;

d. the Owner has made satisfactory arrangements with the City and has entered into the appropriate agreement(s) for the design and construction of any improvements to municipal infrastructure, should it be determined that upgrades and/or road improvements are required to the infrastructure to support the development, according to the accepted Engineering Reports and Traffic Impact Study accepted by the Chief Engineer and Executive Director, Engineering and Construction Services, and the General Manager, Transportation Services;

e. the appropriate environmental reports and architectural plans have been peer reviewed to ensure that appropriate noise and vibration mitigation measures are implemented and reflected in the final form of the amending Official Plan policies and Zoning By-law Amendment, to the satisfaction of the Chief Planner and Executive Director, City Planning; and

f. the Owner has provided a revised Pedestrian Level Wind Study with recommendations implemented as part of the amending Official Plan policies and Zoning By-law Amendment and the City has advised that any building envelope changes to address the findings of the wind study have been made, to the satisfaction of the Chief Planner and Executive Director, City Planning and any mitigation measures secured in a development agreement, to the satisfaction of the Chief Planner and Executive Director, City Planning.

3. City Council authorize the City Solicitor and City staff to take any necessary steps to implement City Council's decision.

On April 29, 2022 an Official Plan and Zoning By-law Amendment application was submitted to permit the construction of a 49-storey mixed use tower containing 430 residential units. A Site Plan Control application was submitted on the same date to address detailed site design and organization.

On April 24, 2023, the applicant appealed the applications to the Ontario Land Tribunal due to Council not making a decision within the time frame prescribed in the Planning Act.

This report recommends that the City Solicitor and appropriate City staff attend the Ontario Land Tribunal hearing to oppose the applications in their current form and continue discussions with the applicant in an attempt to resolve outstanding issues.

The Toronto and East York Community Council recommends that:

1. City Council direct the City Solicitor and appropriate City Staff to attend the Ontario Land Tribunal in opposition to the current applications regarding the Zoning By-law Amendment and Site Plan Control appeals for the lands at 38 Walmer Road and 188 Lowther Avenue and to continue discussions with the applicant in an attempt to resolve outstanding issues.

2. In the event that the Ontario Land Tribunal allows the appeals in whole or in part, City Council authorize the City Solicitor to request that the issuance of any final Orders be withheld until such time as the City Solicitor advises that:

a. the final form and content of the draft Zoning By-laws are to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning;

b. the applicant has provided confirmation of water, sanitary and stormwater capacity to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services, or the Chief Engineer and Executive Director, Engineering and Construction Services has determined that holding provisions are required in the Zoning By-law amendment;

c. the applicant has addressed all outstanding issues raised by Urban Forestry, Tree Protection and Plan Review as they relate to the Zoning By-law Amendment application, to the satisfaction of the Supervisor, Tree Protection and Plan Review;

d. the owner has submitted a Revised Heritage Impact Assessment that includes a conservation strategy for the on-site significant heritage resources, to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning;

e. the owner has entered into a Heritage Easement Agreement with the City for the property at 38 Walmer Road and 188 Lowther Avenue, substantially in accordance with the Revised Heritage Impact Assessment required in Recommendation 2.d. above, subject to and in accordance with the approved Conservation Plan required in Recommendation 2.f. below, all to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning, including execution and registration of such Agreement to the satisfaction of the City Solicitor;

f. the owner provides a detailed Conservation Plan, prepared by a qualified heritage consultant, that is substantially in accordance with the conservation strategy set out in the Revised Heritage Impact Assessment required by Recommendation 2.d. above, to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning; and

g. the owner has submitted an application and gained the required approval in writing under Sections 33 and 34 of the Ontario Heritage Act for the proposed demolition and alterations to the heritage property at 38 Walmer Road and 188 Lowther Avenue.

3. City Council authorize the City Solicitor and City staff to take any necessary steps to implement City Council's decision.

On August 4, 2022, Zoning By-law Amendment and Site Plan Control applications were submitted to permit an 80-metre (20-storey excluding mechanical penthouse) mixed-use building, containing 162 dwelling units and 1,950 square metres of non-residential gross floor area. The application proposes the alteration of the Walmer Road Baptist Church at 38 Walmer Road and the demolition of the Sunday School building at 188 Lowther Avenue.

On May 31, 2023, the applicant appealed the Zoning By-law Amendment application and referred the Site Plan Control application to the Ontario Land Tribunal due to Council not making a decision within the time frame in the Planning Act.

The report recommends that the City Solicitor with the appropriate City staff attend the Ontario Land Tribunal hearing to oppose the applications in their current form and to continue discussions with the applicant to resolve outstanding issues.

The Toronto and East York Community Council recommends that:

1. City Council direct the City Solicitor and appropriate City staff to attend the Ontario Land Tribunal in opposition to the current applications regarding the Zoning By-law Amendment and Site Plan Control appeals for the lands at 1196-1210 Yonge Street and 2-8 Birch Avenue, and to continue discussions with the applicant in an attempt to resolve outstanding issues.

2. In the event that the Ontario Land Tribunal allows the appeals in whole or in part, City Council authorize the City Solicitor to request that the issuance of any final Orders be withheld until such time as the City Solicitor advises that:

a. the final form and content of the draft Zoning By-law is to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning;

b. the applicant has provided confirmation of water, sanitary and stormwater capacity to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services, or the Chief Engineer and Executive Director, Engineering and Construction Services has determined that holding provisions are required in the Zoning By-law Amendment;

c. the applicant has addressed all outstanding issues raised by Urban Forestry, Tree Protection and Plan Review as they relate to the Zoning by-law Amendment application, to the satisfaction of the Supervisor, Tree Protection and Plan Review;

d. the owner has submitted a Revised Heritage Impact Assessment that includes a conservation strategy for the on-site significant heritage resource, to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning;

e. the owner has entered into a Heritage Easement Agreement with the City for the properties at 1196-1204 and 1206-1210 Yonge Street, substantially in accordance with the Revised Heritage Impact Assessment required in Recommendation 2.d. above, subject to and in accordance with the approved Conservation Plan required in Recommendation 2.f. below, all to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning, including execution and registration of such Agreement to the satisfaction of the City Solicitor;

f. the owner provides a detailed Conservation Plan, prepared by a qualified heritage consultant, that is substantially in accordance with the conservation strategy set out in the Revised Heritage Impact Assessment required by Recommendation 2.d. above, to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning;

g. the owner has submitted an application and gained approval in writing under Section 33 of the Ontario Heritage Act for the proposed alterations to the heritage properties at 1196-1204 and 1206-1210 Yonge Street; and

h. City Council has dealt with the Rental Housing Demolition Application 21 239181 STE 12 RH under Chapter 667 of the Toronto Municipal Code to demolish eight (8) existing residential rental dwelling units at 1196-1210 Yonge Street and 2-8 Birch Avenue.

3. City Council authorize the City Solicitor and City staff to take any necessary steps to implement City Council's decision.

On November 18, 2021, Zoning By-law Amendment and Rental Housing Demolition Applications were submitted to demolish 8 rental dwelling units and allow for the construction of a 15-storey (55-metre excluding mechanical penthouse) mixed-use building containing 67 dwelling units (including 8 rental replacement units) and 201 square metres of grade-related retail space. A Site Plan Control application was also submitted on April 25, 2022.

On February 23, 2023, the applicant appealed the Zoning By-law Amendment application and referred the Site Plan Control application to the Ontario Land Tribunal due to Council not making a decision within the time frame in the Planning Act (Ontario Land Tribunal case numbers OLT-23-000155 and OLT-23-000156).

The related Rental Housing Demolition Application is not appealable to the Ontario Land Tribunal and is still being reviewed by City Staff. 8 replacement rental units are proposed, and Staff will continue to work with the applicant on ensuring a tenant relocation plan is secured.

The report recommends that the City Solicitor with the appropriate City staff attend the Ontario Land Tribunal hearing to oppose the applications in their current form and to continue discussions with the applicant to resolve outstanding issues.

The Toronto and East York Community Council recommends that:

1. City Council direct the City Solicitor and appropriate City staff to attend the Ontario Land Tribunal in opposition to the current applications regarding the Official Plan Amendment and Zoning By-law Amendment application appeal for the lands at 561 Jarvis Street and 102-120 Earl Place and to continue discussions with the applicant in an attempt to resolve outstanding issues.

2. In the event that the Ontario Land Tribunal allows the appeals in whole or in part, City Council authorize the City Solicitor to request that the issuance of any final Orders be withheld until such time as the City Solicitor advises that:

a. the final form and content of the draft Official Plan and Zoning By-laws are to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning;

b. the owner has provided confirmation of water, sanitary and stormwater, and traffic capacity to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services, or the determination of whether holding provisions are required in the Zoning By-law Amendment;

c. the owner has secured replacement of the existing rental housing, including the same number of units, bedroom type and size and with similar rents;

d. the owner has secured an acceptable Tenant Relocation and Assistance Plan addressing the right for existing and former tenants to return to a replacement rental unit on the lands at similar rents, the provision of alternative accommodation at similar rents, and other assistance to mitigate hardship, all to the satisfaction of the Chief Planner and Executive Director, City Planning; and

e. City Council has approved the Rental Housing Demolition Application 22 199096 STE 13 RH under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006, to permit the demolition of the existing rental dwelling units and the owner has entered into, and registered on title to the lands, one or more agreements with the City, to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor, securing all rental housing-related matters necessary to implement City Council's decision.

3. City Council authorize the City Solicitor and City staff to take any necessary steps to implement City Council's decision.

On August 4, 2022, an Official Plan and Zoning By-law Amendment application was submitted to permit a 58-storey mixed-use building, containing 690 dwelling units, including 659 new units and 31 rental replacement units, and 200 square metres of non-residential gross floor area.

The site currently contains 10, two-storey house-form buildings containing two rental dwelling units and eight owner-occupied units, and a three-storey walk-up apartment building containing 29 rental dwelling units all of which are proposed to be demolished.

On August 4, 2022 the applicant submitted a Rental Housing Conversion and Demolition application to demolish and replace the 31 existing rental dwelling units. The proposed rental replacement and tenant relocation and assistance are being reviewed concurrently by Housing Staff.

On March 22, 2023 revised Official Plan and Zoning By-law Amendment applications were submitted seeking to permit a 58-storey mixed-use building containing 680 dwelling units, including 649 new units and 31 rental replacement units, and 327 square metres of non-residential gross floor area.

On March 31, 2023, the applicant appealed the Official Plan and Zoning By-law Amendment application to the Ontario Land Tribunal due to Council not making a decision within the time frame in the Planning Act.

This report recommends that the City Solicitor with the appropriate City staff attend the Ontario Land Tribunal hearing to oppose the Official Plan and Zoning By-law Amendment application in its current form and to continue discussions with the applicant to resolve outstanding issues.

The Toronto and East York Community Council recommends that:

1. City Council direct the City Solicitor and appropriate City staff to attend the Ontario Land Tribunal in opposition to the current application regarding the Zoning By-law Amendment appeal for the lands at 175-185 King Street East and to continue discussions with the applicant in an attempt to resolve outstanding issues.

2. In the event that the Ontario Land Tribunal allows the appeals in whole or in part, City Council authorize the City Solicitor to request that the issuance of any final Orders be withheld until such time as the City Solicitor advises that:

a. the final form and content of the draft Zoning By-laws are to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning;

b. the owner has provided confirmation of water, sanitary and stormwater, and traffic capacity to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services, or the determination of whether holding provisions are required in the Zoning By-law amendment;

c. the owner has submitted a revised Heritage Impact Assessment that includes an appropriate conservation strategy for the on-site heritage resources, to the satisfaction of the Chief Planner and Executive Director, City Planning; and

d. the owner has provided a detailed Conservation Plan, prepared by a qualified heritage consultant that is substantially in accordance with a conservation strategy set out in an acceptable Heritage Impact Assessment, both of which are to the satisfaction of the Chief Planner and Executive Director, City Planning.

3. City Council authorize the City Solicitor and City staff to take any necessary steps to implement City Council's decision.

On August 18, 2022, a Zoning By-law Amendment application for 179-185 King Street East was submitted to permit a 33-storey mixed-use building with 7,600 square metres of non-residential gross floor area and 190 dwelling units above. Portions of the facades of the existing designated heritage buildings were proposed to be integrated into the development.

On March 24, 2023, the applicant appealed the application to the Ontario Land Tribunal due to Council not making a decision within the time frame in the Planning Act. Following the appeal, the applicant acquired 175 King Street East and submitted a revised Zoning By-law Amendment application on August 14, 2023. The revised application for 175-185 King Street East is for a 35-storey mixed-use building with 500 square metres of non-residential gross floor area and 394 dwelling units above.

This report recommends that the City Solicitor with the appropriate City staff attend the Ontario Land Tribunal hearing to oppose the application in its current form and to continue discussions with the applicant to resolve outstanding issues.

The Toronto and East York Community Council recommends that:

1. City Council direct the City Solicitor and appropriate City staff to attend the Ontario Land Tribunal to oppose the appeal made for current applications regarding the Official Plan Amendment and Zoning By-law Amendment respecting the lands at 237 Victoria Street and City Council authorize the City Solicitor and appropriate staff to continue discussions with the applicant in an attempt to resolve outstanding issues.

2. In the event that the Ontario Land Tribunal allows the appeals of the Official Plan Amendment and Zoning By-law Amendment in whole or in part, City Council direct the City Solicitor to request that the issuance of the final Order on the Official Plan Amendment and Zoning By-law Amendment be withheld until such time as the City Solicitor advises that:

a. the final form and content of the draft Official Plan and Zoning By-law Amendments are to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor; and

b. the owner has, at its sole cost and expense:

 i. submitted a revised Functional Servicing Report, Stormwater Management Report and Hydrogeological Review, including the Foundation Drainage Report or addendums ("Engineering Reports"), to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services, or the Chief Engineer and Executive Director, Engineering and Construction Services, in consultation with the General Manager, Toronto Water;

ii. secured the design and provision of financial securities for any upgrades or required improvements to the existing municipal infrastructure identified in the accepted engineering reports, to support the development, all to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services and the General Manager, Toronto Water, should it be determined that improvements or upgrades are required to support the development, according to the accepted engineering reports, accepted by the Chief Engineer and Executive Director, Engineering and Construction Services and the General Manager, Toronto Water; and

iii. ensured the implementation of the accepted Engineering Reports does not require changes to the proposed amending By-laws or any such required changes have been made to the proposed amending By-laws, to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor, including the use of a Holding ("H") By-law symbol regarding any new or upgrades to existing municipal servicing infrastructure as may be required.

3. City Council authorize the City Solicitor and City staff to take any necessary steps to implement City Council's decision.

On September 1, 2022, an Official Plan and Zoning By-law Amendment application for 237 Victoria Street was submitted to permit a 24-storey mixed-use building with 416 square metres of non-residential gross floor area on the first floor and 256 dwelling units above.

On June 19, 2023, the applicant appealed the application to the Ontario Land Tribunal (OLT) due to Council not making a decision within the time frame in the Planning Act.

This report reviews and recommends that the City Solicitor with the appropriate staff attend the OLT to oppose the application in its current form and to continue discussions with the Applicant to resolve outstanding issues.

The Toronto and East York Community Council recommends that:

1. City Council direct the City Solicitor and appropriate City staff to attend the Ontario Land Tribunal in opposition to the current applications regarding the Official Plan and Zoning By-law Amendment appeals for the lands at 21 and 35-53 Broadview Avenue, 344 Eastern Avenue and 18-34 and 40 Lewis Street and to continue discussions with the applicant in an attempt to resolve outstanding issues.

2. In the event that the Ontario Land Tribunal allows the appeal in whole or in part, City Council authorize the City Solicitor to request that the issuance of any Final Orders be withheld until such time as the City Solicitor advises that:

a. the final form and content of the draft Official Plan Amendment is to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning;

b. the final form and content of the draft Zoning By-law Amendment is to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning;

c. the required plans and studies, including a peer review of the Compatibility and Mitigation Study, Noise Study and Vibration Study, have been revised to the satisfaction of the Chief Planner and Executive Director, City Planning, the Chief Engineer and Executive Director, Engineering and Construction Services, the General Manager, Transportation Services, the General Manager, Solid Waste Management Services, the Director, Urban Forestry, Tree Protection and Plan Review, and the General Manager, Parks, Forestry and Recreation with revisions, as may be necessary, implemented as part of the amending Zoning By-law(s), to the satisfaction of the Chief Planner and Executive Director, City Planning; 

d. City Council has approved Rental Housing Demolition Application 21 210154 STE 14 RH under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006, to permit the demolition of the existing rental dwelling units on the lands and the Owner has entered into, and registered on title an Agreement pursuant to Section 111 of the City of Toronto Act, 2006, to secure all rental-housing related matters necessary to implement City Council’s decision, including replacement rental housing and an acceptable Tenant Relocation and Assistance Plan to address Official Plan Policies 3.2.1.6, as applicable; and

e. a Construction Management Plan is submitted to the satisfaction of the General Manager, Transportation Services and the Chief Planner and Executive Director, City Planning, prior to the commencement of any shoring or excavation work, which includes the requirement for the developer to undertake the following items in addition to the standard City Construction Management Plan:

1. establish a Construction Liaison Committee made up of local residents and businesses including a representative of the local Residents Associations to the satisfaction of the local Councillor; the Committee is to meet bi-weekly at the beginning of construction; and notes/action items from the meetings are to be shared with the members and the Councillor’s office in a timely way following each meeting;

2. sweep the construction site daily and nightly, or more frequently as needed to be cleared of any construction debris and made safe;

3. pressure wash the construction site and adjacent sidewalks, laneways and roadways weekly, or more frequently as needed to be cleared of any construction debris and made safe;

4.  ensure that the existing sidewalks and all pedestrian walkways have proper lighting to ensure safety and visibility at all times of the day and night;

5. consult and communicate all construction, parking and road occupancy impacts with local businesses and residents in advance of any physical road modifications;

6i. install appropriate signage and converging mirrors where necessary to ensure that pedestrians’, cyclists’ and motorists’ safety is considered at all times;

7. post a 24 hours a day/7 days a week contact number for the site superintendent on the construction hoarding;

8. create a publicly accessible website with regular construction updates and post the website address on the subject site; and

9. include a minimum of 75 percent of advertisement surface area on the construction hoarding to be allocated to artwork at their sole cost; design is to be reviewed and approved by the Ward Councillor.

3. City Council request the City Solicitor to make the inclusion of affordable housing as a priority in their negotiations with the applicant.

4. City Council direct Transportation Services to report back to the Toronto and East York Community Council on excluding the development at 21 and 35-53 Broadview Avenue, 344 Eastern Avenue and 18-34 and 40 Lewis Street, and any other addresses for the development at 21 and 35-53 Broadview Avenue, 344 Eastern Avenue and 18-34 and 40 Lewis Street from the on-street permit parking program.

5. City Council authorize the City Solicitor and City staff to take any necessary steps to implement City Council's decision.

On September 16, 2021, Official Plan Amendment and Zoning By-law Amendment applications were submitted seeking to permit a 12-storey mixed-use building with an interior block of 15 three-storey townhouse units. A Site Plan Control application was submitted on July 5, 2022. A Rental Housing Demolition application was also submitted to permit the demolition of existing rental dwelling units on the site.

On March 29, 2023, the Applicant appealed the Official Plan Amendment and Zoning By-law Amendment applications to the Ontario Land Tribunal ("OLT") because of City Council not making a decision on the application within the timeframe legislated by the Planning Act.

This report recommends that the City Solicitor and appropriate City staff attend the OLT hearing to oppose the applications in their current form and continue discussions with the applicant in an attempt to resolve outstanding issues.

The Toronto and East York Community Council recommends that:

1. City Council direct the City Solicitor and appropriate City staff to attend the Ontario Land Tribunal in opposition to the current application regarding the Zoning By-law Amendment appeal, for the lands at 654-668 Danforth Avenue and to continue discussions with the applicant to resolve outstanding issues.

2. In the event that the Ontario Land Tribunal allows the appeals in whole or in part, City Council authorize the City Solicitor to request that the issuance of any final Orders be withheld until such time as the City Solicitor advises that:

a. the final form and content of the draft Zoning By-law is to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning;

b. the owner has addressed outstanding issues in relation to site servicing and has submitted revised Functional Servicing, Stormwater Management and Hydrogeological Reports providing confirmation of water, sanitary and stormwater capacity, to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services, and entered into and registered a financially secured agreement satisfactory to the Chief Engineer and Executive Director, Engineering and Construction Services to construct, provide, make operational, and warrant any necessary upgrades to existing services and facilities or new services and facilities;

c. the final draft Zoning By-law includes appropriate holding provisions to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning;

d. the owner has addressed outstanding issues in relation to the requirements of Transportation Services and Solid Waste Management Services as set out in the memo from Development Engineering to City Planning dated April 28, 2023, to the satisfaction of the General Manager, Transportation Services and the General Manager, Solid Waste Management Services;

e. the owner has provided the City with a withdrawal letter for the appeal of Official Plan Amendment 573 (The Danforth Avenue Planning Study – Segment 2 – Don Valley to Coxwell) to be held in escrow until the Zoning By-law Amendment is in full force and effect; and

f. a Construction Management Plan is submitted to the satisfaction of the General Manager, Transportation Services and the Chief Planner and Executive Director, City Planning, prior to the commencement of any shoring or excavation work, which includes the requirement for the developer to undertake the following items in addition to the standard City Construction Management Plan:

1. establish a Construction Liaison Committee made up of local residents and businesses including a representative of the local Residents Associations to the satisfaction of the local Councillor; the Committee is to meet bi-weekly at the beginning of construction; and notes/action items from the meetings are to be shared with the members and the Councillor’s office in a timely way following each meeting;

2. sweep the construction site daily and nightly, or more frequently as needed to be cleared of any construction debris and made safe;

3. pressure wash the construction site and adjacent sidewalks, laneways and roadways weekly, or more frequently as needed to be cleared of any construction debris and made safe;

4.  ensure that the existing sidewalks and all pedestrian walkways have proper lighting to ensure safety and visibility at all times of the day and night;

5. consult and communicate all construction, parking and road occupancy impacts with local businesses and residents in advance of any physical road modifications;

6. install appropriate signage and converging mirrors where necessary to ensure that pedestrians’, cyclists’ and motorists’ safety is considered at all times;

7. post a 24 hours a day/7 days a week contact number for the site superintendent on the construction hoarding;

8. create a publicly accessible website with regular construction updates and post the website address on the subject site; and

9. include a minimum of 75 percent of advertisement surface area on the construction hoarding to be allocated to artwork at their sole cost; design is to be reviewed and approved by the Ward Councillor. 

3. City Council request the City Solicitor to make the inclusion of affordable housing as a priority in their negotiations with the applicant.

4. City Council direct Transportation Services to report back to the Toronto and East York Community Council on excluding the development at 654-658 Danforth Avenue and any other addresses for the development at 654-658 Danforth Avenue from the on-street permit parking program.

5. City Council authorize the City Solicitor and City staff to take any necessary steps to implement City Council's decision.

On August 17, 2022 the City received a Zoning By-law Amendment application seeking permission for a 49-storey mixed-use building on the site at the northeast corner of Pape and Danforth Avenues. The ground level includes a shared residential and office lobby, as well as retail and commercial uses fronting onto Danforth Avenue and a portion of Pape Avenue. Office uses are proposed from the third to fifth floors with the residential use proposed from the sixth to 49th floors. The proposal includes a total of 496 dwelling units, 29,756 square metres of residential gross floor area, 4,743 square metres of non-residential gross floor area, and three levels of underground parking.

On May 12, 2023 the applicant appealed this application to the Ontario Land Tribunal due to Council's failure to make a decision within the time frame prescribed by the Planning Act. A first Case Management Conference has been scheduled by the Ontario Land Tribunal for October 2, 2023.

This report recommends that the City Solicitor and appropriate City staff attend the Ontario Land Tribunal hearing to oppose the application in its current form and continue discussions with the applicant in an attempt to resolve outstanding issues.

The Toronto and East York Community Council recommends that: