Agenda

This meeting of the North York Community Council will be conducted with members participating in person and remotely.

Members of Council, City Officials, and members of the public who register to speak will be provided with the video conference details closer to the meeting date.

To provide comments or make a presentation to the North York Community Council: The public may submit written comments or register to speak to the Committee on any item on the agenda. The public may speak to the Community Council in person or by video conference.

Written comments may be submitted by writing to nycc@toronto.ca

To speak to the Community Council, please register by email to nycc@toronto.ca or by phone at 416-392-4666. Registered speakers will be provided with instructions on connecting to the meeting.

Special Assistance for Members of the Public: City staff can arrange for special assistance with some advance notice. If you need special assistance, please call 416-392-4666, TTY 416-338-0889 or e-mail nycc@toronto.ca.

Closed Meeting Requirements: If the North York Community Council wants to meet in closed session (privately), a member of the community council must make a motion to do so and give the reason why the Committee has to meet privately. (City of Toronto Act, 2006)

Notice to people writing or making a presentation to the North York Community 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.

Many Committee, Board, and Advisory Body meetings are broadcast live over the internet for the public to view.  If you speak at the meeting you will appear in the video broadcast.  Video broadcasts are archived and continue to be publicly available.

If you want to learn more about why and how the City collects your information, write to the City Clerk's Office, City Hall, 100 Queen Street West, Toronto ON M5H 2N2 or call 416-392-4666.

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. 

  ____________

Declarations of Interest under the Municipal Conflict of Interest Act

Confirmation of Minutes - Meeting on May 8, 2024

Speakers/Presentations: The speakers list will be posted online at 8:30 a.m. on June 4 2024.

Introduction and Enactment of General Bills and Bill to Confirm the Proceedings of Community Council will be last items.

The District Manager, Municipal Licensing and Standards, East District recommends that:

1. North York Community Council refuse to grant the application for an exemption permit, by the owner(s) of 8 Valley Ridge Place to erect a 2.3 meter high wrought iron fence in the front yard that is within 2.4 meters of the front lot line additionally the proposed 2.3 meter high fence along the side and flankage yard.

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

The purpose of this report is to consider an application by the owner(s) of 8 Valley Ridge Place to erect a 2.3 meter high wrought iron fence in the front yard that is within 2.4 meters of the front lot line and additionally the proposed 2.3 meter high fence along the side and flankage yard.

This is contrary to the Toronto Municipal Code, Chapter 447-1.2 B (1).

There is no financial impact anticipated this report.

The District Manager, Municipal Licensing and Standards, East District recommends that:

1. North York Community Council refuse to grant the application for an exemption permit, by the owner(s) of 51 Tanbark Crescent to maintain a swimming pool enclosure in the rear yard of the property for an enclosure that fails to comply with the provisions of Toronto Municipal Code, Chapter 447, Fences and to direct staff to issue a notice to the property owner to bring the swimming pool enclosure into compliance.

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

The purpose of this report is to consider an application by the owner(s) of 51 Tanbark Cres to install the proposed pool enclosure in the rear yard. The west side of the enclosure has no fence to prevent access to the pool from the dwelling. The proposal includes a juliette style gate to prevent access from the dwelling to the enclosure. The proposed enclosure does not extend 1m out from the door on each side entering the enclosure.

This is contrary to the Toronto Municipal Code, Chapter 447-1.3 C (3) (e)

There is no financial impact anticipated this report.

The District Manager, Municipal Licensing and Standards, East District recommends that:

1. North York Community Council refuse to grant the application for an exemption permit, by the owner(s) of 214 Homewood Avenue to maintain a swimming pool enclosure in the rear yard of the property for an enclosure that fails to comply with the provisions of Toronto Municipal Code, Chapter 447, Fences and to direct staff to issue a notice to the property owner to bring the swimming pool enclosure into compliance.

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

The purpose of this report is to consider an application by the owner(s) of 214 Homewood Avenue to maintain an existing pool enclosure in the rear yard. The south side of the enclosure has a staircase from the deck just outside of the pool enclosure that has external conditions that may facilitate climbing.

This is contrary to the Toronto Municipal Code, Chapter 447-1.3.

There is no financial impact anticipated from this report.

The District Manager, Municipal Licensing and Standards, East District recommends that:

1. North York Community Council refuse to grant the application for an exemption permit, by the owner(s) of 335 Burnett Avenue to permit a swimming pool enclosure in the rear yard of the property for an enclosure that fails to comply with the provisions of Toronto Municipal Code, Chapter 447, Fences and to direct staff to issue a notice to the property owner to bring the swimming pool enclosure into compliance.

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

The purpose of this report is to consider an application by the owner(s) of 335 Burnett Avenue to permit a proposed exemption to various section of the pool enclosure section of the Fence By law 447.

This is contrary to the Toronto Municipal Code, Chapter 447-1.3.

There is no financial impact anticipated this report.

The Director, Community Planning North York District recommends that:

1. City Council amend the Official Plan, for the lands at 12 - 14, 18 and 20 Bentworth Avenue substantially in accordance with the draft Official Plan Amendment attached as Attachment 5 to this report.

2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 12 - 14, 18, and 20 Bentworth Avenue substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 6 to this report. The Zoning By-law will contain a Holding (H) symbol in order to address outstanding matters.

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

4. City Council require the owner to provide and implement an acceptable Tenant Relocation and Assistance Plan, to the satisfaction of the Chief Planner and Executive Director, City Planning Division, for Eligible Tenants of the existing 3 rental dwelling units proposed to be demolished, addressing financial compensation and other assistance to lessen hardship, including the provision of rent gap payments.

5. City Council require the owner to enter into an agreement or legal undertaking with the City, to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning, securing the implementation of the Tenant Relocation and Assistance Plan required by Recommendation Number 4 above prior to 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.

This application proposes to demolish the existing buildings at 12 - 14, 18, and 20 Bentworth Avenue in order to permit a 9-storey residential building comprised of up to 136 residential dwelling units.

The proposed development is consistent with the Provincial Policy Statement (2020) and conforms to A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2020). The proposed development also conforms to the City's Official Plan, subject to addressing the issues that are the subject to the Holding (H) provision further described in this report.

This report reviews and recommends approval of the application to amend the Official Plan and Zoning By-law with a holding provision. The holding provision is proposed on the site until such time as engineering and infrastructure matters and technical reports have been finalized for the site, to address servicing, transportation, noise and air quality. The proposed development represents an appropriate level of intensification on the site given its neighbouring context as well as location within the Council-adopted Yorkdale MTSA Protected Major Transit Station Area (PMTSA). The proposed development is massed to fit within its existing context while providing appropriate transitions to the adjacent low-rise neighbourhood.

The City Planning Division confirms that there are no financial implications resulting from the recommendations included in this report in the current budget year or in future years. If City Council does not make a decision on this Report, there may be financial implications to the City to the current budget year and in future years.

The Director, Community Planning, North York District  recommends that:

1. City Council refuse the application for an Official Plan Amendment (Application Number 24 120678 NNY 15 OZ) at 1802 Bayview Avenue for the reasons identified in this Report.

2. City Council direct the City Solicitor to request that, in the event of an appeal to the Ontario Land Tribunal, the Tribunal withhold its final order, until the following conditions are met:

a. the final form and content of the draft Official Plan Amendment 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 August 16, 2023, or as may be updated, all to the satisfaction of the Chief Engineer and Executive Director;
 

c. the owner has satisfactorily addressed Transportation Services matters in the Transportation Services memo dated January 19, 2024, 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; and
 

d. 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.
 

3. City Council authorize the City Solicitor and other appropriate staff to take any necessary steps to implement City Council's decision.

This application proposes to amend Map 21-3 of the Yonge-Eglinton Secondary Plan (Official Plan Amendment 405) to remove the lands from the Secondary Zone of the Transit Nodes and add them instead to the Station Area Core. By doing so, this will help to facilitate a proposal for a 46-storey (148.6 metres, plus 8 metres mechanical penthouse for a total of 156.6 metres) residential building with 28,576 square metres of residential gross floor area representing 419 residential units, and 384 square metres of ground floor retail fronting onto Bayview Avenue, as the Station Area Core is intended to provide for more intensified development than the Secondary Zone. The development proposes a total gross floor area of 28,960 square metres with a floor space index of 20.5.

This report recommends refusal of the amendment as it would facilitate a greater level of intensification than what has been envisioned through the Plan’s policies and through the identification of specific transit nodes, which has area specific considerations.

The City Planning Division confirms that there are no financial implications resulting from the recommendations included in this report in the current budget year or in future years. If City Council does not adopt the Recommendations contained in this Report, there may be financial implications as a result of planning application fee refund to the City in the current budget year or in future years.

The City Planning Division recommends that:

1. City Council amend the Official Plan for the lands at 19 Poyntz Avenue substantially in accordance with the draft Official Plan Amendment attached as Attachment 5 to this report.

2. City Council amend former City of North York Zoning By-law 7625 for the lands at 19 Poyntz Avenue substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 6 to this report.

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

This application proposes to permit a three-storey (11.43 metres) residential building with eight dwelling units at 19 Poyntz Avenue. The building would have a gross floor area of 839.12 square metres and a density of 1.64 times the lot area.  

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 proposed building represents an appropriate level of intensification, providing missing middle rental housing options near an existing subway station.

The City Planning Division confirms that there are no financial implications resulting from the recommendations included in this report in the current budget year or in future years.

The City Planning Division 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 77 Erskine 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 Zoning By-law Amendment appeal 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:

a. 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;

b. the owner 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;

c. the owner has provided a revised Transportation Impact Study (TIS), including acceptable Travel Demand Management (TDM) measures, to the satisfaction of the General Manager, Transportation Services, and the Chief Planner and Executive Director, City Planning Division;

d. the owner has addressed all outstanding issues raised by Engineering and Construction Services, including a revised Functional Servicing Report and Stormwater Management Report, to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services, and the General Manager, Toronto Water;

e. 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 Transportation Impact Study accepted by the Chief Engineer and Executive Director, Engineering and Construction Services and the General Manager, Transportation Services; and

f. City Council has approved the Rental Housing Demolition Application Number 22 233227 NNY 15 RH in accordance with Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006 to permit the demolition of the thirty seven (37) existing rental dwelling units at 77 Erskine 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 including:

a. replacement of the existing 37 rental housing units, including the same number of units, bedroom type and size and with similar rents; and

b. an acceptable Tenant Relocation and Assistance Plan addressing the right for existing tenants to return to a replacement rental unit.

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 September 20, 2022, a Zoning By-law Amendment application was submitted to permit the development of a 35-storey (112.95 metres, plus 6 metres for a mechanical penthouse) residential building containing 377 residential units (inclusive of 37 replacement rental dwelling units). The proposal consists of 23,973 square metres of residential gross floor area, resulting in a Floor Space Index of 13.8. A Rental Housing Demolition and Conversion Application proposing to demolish and replace 37 rental housing units was also submitted and is currently under review.

On February 26, 2024, the Applicant appealed the application to the Ontario Land Tribunal ("OLT") due to Council not making a decision within the time frame prescribed in the Planning Act. A Case Management Conference is scheduled on May 8, 2024.

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 City Planning Division confirms that there are no financial implications resulting from the recommendations included in this report in the current budget year or in future years.

The City Planning Division 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 and Zoning By-law Amendment appeal for the lands at 8-10 Hyde Park Circle 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 Official Plan Amendment and / or Zoning By-law Amendment appeal 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:

a. the final form and content of the draft Official Plan Amendment and Zoning By-law amendments 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 Urban Forestry, Tree Protection and Plan Review as they relate to the application, to the satisfaction of the Supervisor, Tree Protection and Plan Review.

c. the owner has provided a revised Traffic Impact Study, including acceptable Transportation Demand Measures (TDM), to the satisfaction of the General Manager, Transportation Services, and the Chief Planner and Executive Director, City Planning Division;

d. the owner has addressed all outstanding issues raised by Engineering and Construction Services as they relate to the application, inclusive of sanitary sewer easement issues and storm overland easement issues, to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services and the General Manager, Toronto Water; and,

e. 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.

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 authorize the City Solicitor and City staff to take any necessary steps to implement City Council's decision.

On May 23, 2023, an application to amend the Official Plan and Zoning By-law was submitted to permit the development of a 4-storey (15.9 metre plus 4.6 metres to mechanical penthouse) residential building containing 55 residential dwelling units with a gross floor area of 10,202 square metres (Floor Space Index of 1.4) on the lands known as 8 and 10 Hyde Park Circle. The development is proposed to have vehicular access off Post Road and loading access off Bayview Avenue.

On February 21, 2024, the Applicant appealed the application to the Ontario Land Tribunal ("OLT") due to Council not making a decision within the time frame prescribed in the Planning Act. A Case Management Conference was scheduled on May 2, 2024.

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 City Planning Division confirms that there are no financial implications resulting from the recommendations included in this report in the current budget year or in future years.

The Director, Community Planning North York District recommends that:

1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands 172-202 Drewry Avenue substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 5 to this report.

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 approve that in accordance with Section 42 of the Planning Act prior to the first above grade building permit, the Owner shall convey to the City, an on-site parkland dedication, having a minimum size of 617 square metres, to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor.

4.  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; 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.

5. 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, 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.

6. City Council authorize that the remaining 133 square metres of the parkland dedication requirement, pursuant to Section 42 of the Planning Act, shall be satisfied through a cash-in-lieu of parkland payment. The cash-in-lieu payment shall be made prior to the issuance of the first above grade building permit for the site.

This Zoning By-law Amendment application proposes to construct forty-five new townhouse units in six blocks at 172-202 Drewry Avenue. The proposed townhouse units are 3-storeys and vary in height from 11.5 metres to 12.6 metres. The application proposes a total gross floor area of 7,476 square metres and a Floor Space Index of 0.76 times the lot area. The application includes the provision of a new 617 square metre public park on the southeast corner of the site fronting Drewry Avenue. Access to the units will be from a two-way six metre wide private laneway off Drewry Avenue. Two at-grade vehicular parking spaces per unit are provided for residents. The existing Place of Worship on the site would be demolished.

City Planning staff have reviewed the proposal and are recommending approval in an amended form. Amendments to the original proposal include changes to building setbacks including an increased setback of 3.5 metres from Block 1 to the new public park, an increased front yard setback for Block 1 of 4 metres, and a reduced rear yard setback of 6.2 metres for Block 4 and 6.4 metres for Block 5.

The recommended zoning by-law amendment is consistent with the Provincial Policy Statement (2020) and conforms with A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2020). The zoning by-law amendment also conforms to the City's Official Plan.

This report reviews and recommends approval of the application to amend the Zoning By-law in an amended form. The recommended Zoning By-law includes a Holding (H) provision on the lands to ensure that preliminary infrastructure matters are identified and addressed.

The application proposes to redevelop the site with a 3-storey townhouse infill development that optimizes existing municipal infrastructure while providing an appropriate level of residential intensification within the neighbourhood.

The City Planning Division confirms that there are no financial implications resulting from the recommendations included in this report in the current budget year or in future years. If City Council does not make a decision on this Report, there may be financial implications to the City to the current budget year and in future years.

The Director, Community Planning, North York District recommends that:

1. City Council refuse the applications for an Official Plan Amendment and a Zoning By-law (Application Number 23 167527 NNY 18 OZ) in their current form, for the lands municipally known as 7, 9 , 11, 13 and 15 Steeles Avenue East.

2. City Council authorize the City Solicitor and other appropriate staff to take any necessary steps to implement City Council's decision.

3. City Council approve that in accordance with Section 42 of the Planning Act prior to the first Above Grade Building Permit, the Owner shall convey to the City, an off-site parkland dedication to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor.

4. City Council direct the City Solicitor to request that, in the event of an appeal to the Ontario Land Tribunal, the Tribunal withhold its final order, until the following conditions are met:

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

b. the owner has submitted revised architectural plans, and revised sun / shadow and wind studies reflecting the proposal as approved in whole or in part, to the satisfaction of the Chief Planner and Executive Director, City Planning;

c. the owner has submitted an updated and complete Toronto Green Standards Checklist and Statistics Template, to the satisfaction of the Chief Planner and Executive Director, City Planning;

d. the owner has addressed all outstanding issues raised in the Urban Forestry, Tree Protection and Plan Review Memorandum dated April 18, 2024, as they relate to the Official Plan and Zoning By-law Amendment application, to the satisfaction of the General Manager, Parks, Forestry and Recreation;

e. the owner has addressed all outstanding issues raised by Parks Development Memorandum dated April 11, 2024, as they relate to the Official Plan and Zoning By-law Amendment application, to the satisfaction of the General Manager, Parks, Forestry and Recreation;

f. the owner has satisfactorily addressed the matters in the Engineering and Construction Services Memorandum dated April 22, 2024, and any outstanding issues and requests arising from the ongoing 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 Chief Engineer and Executive Director, Engineering and Construction Services; and

g. the Owner has provided 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 required Tenant Relocation and Assistance Plan pertaining to the four existing rental dwelling units proposed to be demolished.

This application proposes to amend the Official Plan and Zoning By-law to permit a 50-storey (166.6 metres) mixed use building (the 'proposal') at 7 - 15 Steeles Avenue East (the 'subject lands'), as shown on Attachments 7 to 9B of this Report. The proposal contains 683 dwelling units, a residential gross floor area ('GFA') of 36,091 square metres and a non-residential Gross Floor Area of 171 square metres, for an overall density of 18.93 times the lot area.

The proposal is not consistent with the Provincial Policy Statement, 2020 and does not conform with A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2020. The proposal does not conform to the City's Official Plan, or the Council-adopted Yonge Street North Secondary Plan, which represents Council's vision for the area.

This Report reviews and recommends refusal of the Official Plan and Zoning By-law Amendment application, particularly as it relates to the height of the proposal; the proposed building massing and intensity; the proposed setbacks and step backs; the required road and laneway widening; and the impact of the proposal on adjacent properties in the existing and planned context which may prevent an orderly development of the block. The refusal is also based on inadequate soil volumes; unconfirmed servicing capacity; non-compliance with the Toronto Green Standard; and the necessary expropriation of the subject lands as part of the Yonge North Subway Extension identified by Metrolinx.

The above outstanding issues could not be resolved within the legislated 120 day timeframe for a decision. If City Council does not make a decision within the legislated timeframe, the City may be subject to a request to refund all or part of the application fees.  Further discussions with the applicant may take place to resolve these issues which may then lead to a positive outcome

The City Planning Division confirms that there are no financial implications resulting from the recommendations included in this report in the current budget year or in future years. If City Council does not make a decision on this Report, there may be financial implications to the City to the current budget year and in future years.

The Director and Deputy Chief Building Official, Toronto Building, North York District recommends that North York Community Council:

1. Refuse the applications to demolish the semi-detached houses at 323, 325, 327 and 329 Balliol Street because there is no permit application to replace the building on the site; or,

2. Approve the applications to demolish the semi-detached houses at 323, 325, 327 and 329 Balliol Street without any conditions; or

3. Approve the applications to demolish the semi-detached houses at 323, 325, 327 and 329 Balliol Street with the following conditions:

a. That a construction fence be erected in accordance with the provisions of the Municipal Code, Chapter 363, Article 7, if deemed appropriate by the Chief Building Official;

b. That all debris and rubble be removed immediately after demolition;

c. That sod be laid on the site and be maintained free of garbage and weeds, in accordance with the Municipal Code Chapter 629-10, paragraph B and 629-11; and

d. That any holes on the property are backfilled with clean fill.

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

In accordance with Section 33 of the Planning Act and the City of Toronto Municipal Code, Ch. 363, Article 6 "Demolition Control," the applications for the demolition of the existing semi-detached houses at 323 Balliol Street (application number 24-137486 DEM 00 DM), 325 Balliol Street (application number 24-137500 DEM 00 DM), 327 Balliol Street (application number 24-137505 DEM 00 DM) and 329 Balliol Street (application number 24-137510 DEM 00 DM) are being referred to the North York Community Council for consideration to refuse or grant the application, including any conditions, if any, to be attached to the permit application because a building permit application has not been submitted for a replacement building.

Future property tax may change due to a change in the property's classification.

The District Manager, Municipal Licensing and Standards, West District recommends that North York Community Council:

1. Refuse the application for property owner of 18 Burnaby Boulevard as the proposed fence would fail to comply with the provisions of Toronto Municipal Code, Chapter 447 Fences.

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

The purpose of this report is to advise Community Council concerning an application by the property owner of 18 Burnaby Blvd for a site-specific Fence Exemption, pursuant to Section 447- 1.5 (B) of the Toronto Municipal Code, Chapter 447 - Fences. The property owner is seeking Community Council's permission to increase the fence height by 0.61 metres (2 feet) in the rear east side yard of the property that will not comply with the standards stipulated by section 447-1.2(B)(1). The applicant is seeking permission to add an additional 0.61 metres (2 feet) to the height of the existing fence which is 1.95 metres in height and 13.4 metres in length.

There is no anticipated Financial Impact from this report.

The District Manager, Municipal Licensing and Standards, West District recommends that North York Community Council:

1. Refuse the application for property owner of 524 Melrose Avenue as the proposed fence would fail to comply with the provisions of Toronto Municipal Code, Chapter 447 Fences and to direct staff to issue a notice to the property owner to bring the swimming pool enclosure into compliance

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

The purpose of this report is to advise Community Council concerning an application by the property owner of 524 Melrose Avenue for a site-specific Fence Exemption, pursuant to Section 447- 1.5 (B) of the Toronto Municipal Code, Chapter 447 - Fences. The property owner is seeking Community Council's permission to keep the existing tempered glass fence which measures 1.05 metres in height. This fence is located along the perimeter of the rear deck which encloses the access points from the home to the pool area. This fence does not comply with the standards stipulated by section 447-1.3(D)(1). The applicant is seeking permission to keep the existing tempered glass fence which is 0.15 metres short of the required minimum height of 1.2 metres.

There is no anticipated Financial Impact from this report.

The Director of Urban Forestry, Parks, Forestry and Recreation recommends that:

1. North York Community Council deny the request for a permit to remove one privately owned tree located at 217 Hendon Avenue.

This report requests that North York Community Council deny the request for a permit to remove one privately owned tree located at 217 Hendon Avenue. The applicant indicates the reason for requesting removal of the tree is due to concerns over animals accessing the roof by utilizing the tree's branches and causing property damage, and damage to the foundation of the house possibly caused by the tree's roots.

The littleleaf linden tree (Tilia cordata) measures 56 centimetres in diameter. The City's Tree By-laws do not support the removal of this tree as it is healthy and maintainable. The permit was denied, and the applicant is appealing the decision. Community Council has delegated authority from City Council to make a final decision as to whether a permit may be issued when an applicant wishes to appeal the denial of a permit of a tree protected under the By-laws.

There are no financial implications resulting from the adoption of this report.

The Director, Traffic Management, Transportation Services, recommends that:

1. City Council designate the northerly westbound lane on Downsview Park Boulevard, between Keele Street and a point 30.5 metres east, for westbound right-turns only.

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

Transportation Services is recommending the designation of the northerly westbound lane on Downsview Park Boulevard, between Keele Street and a point 30.5 metres east, for westbound right-turns only. The lane designation will clearly define the traffic lane usage and eliminate confusion for motorists.

The estimated costs associated with the proposed amendment is $1,000.00. Funding is anticipated to be available within the Transportation Services 2024 Operating Budget.

The Director, Traffic Management, Transportation Services recommends that:

1. North York Community Council rescind the existing parking prohibition in effect from 8:00 a.m. to 4:00 p.m., Monday to Friday, on both sides of Celt Avenue, between Mulholland Avenue and Highland Hill.

2. North York Community Council prohibit parking from 8:00 a.m. to 4:00 p.m., Monday to Friday, on the north side of Celt Avenue, between a point 32 metres east of Mulholland Avenue and Highland Hill.

3. North York Community Council prohibit parking from 8:00 a.m. to 4:00 p.m., Monday to Friday, on the south side of Celt Avenue, Mulholland Avenue and Highland Hill.

4. North York Community Council amend the existing parking machine regulation in effect from 8:00 a.m. to 6:00 p.m., Monday to Saturday, for a maximum period of three hours at the rate of $2.75 per hour, on the north side of Celt Avenue, between Dufferin Street and Mulholland Avenue, to be in effect between Dufferin Street and a point 32 metres east of Mulholland Avenue.

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

Transportation Services is recommending that the existing parking prohibition in effect from 8:00 a.m. to 4:00 p.m., Monday to Friday, on the north side of Celt Avenue, between Mulholland Avenue and a point 32 metres east, be changed to pay and display parking, similar to Celt Avenue, between Dufferin Street and Mulholland Drive. The proposed amendment will provide an additional four parking spaces for customers of nearby businesses and have a negligible effect on traffic operations.

The signage costs associated with the proposed amendments are approximately $500. Funding is available within the Transportation Services 2024 Operating Budget.

The Director, Traffic Management, Transportation Services recommends that:

1. North York Community Council rescind the existing designated on-street accessible parking space, in effect at all times on the north side of Deloraine Avenue, from a point 20 metres west of Ridley Boulevard / Jedburgh Road and a point 5.5 metres further west

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

Transportation Services is requesting approval for the removal of an on-street accessible parking space on the north side of Deloraine Avenue.

The signage costs associated with the proposed removal of the accessible parking space is approximately $300. Funding is available within the Transportation Services 2024 Operating Budget.

The Director, Traffic Management, Transportation Services recommends that:

1. North York Community Council authorize the installation of speed humps on Fairlawn Avenue, between Falkirk Street and Ledbury Street.

2. North York Community Council direct the City Solicitor to prepare a by-law to alter the roadway for the installation of three (3) speed humps on Fairlawn Avenue, between Falkirk Street and Ledbury Street, generally as shown on Attachment 2, Drawing TC-287 dated May 2024, attached to the report entitled "Traffic Calming (Speed Humps) - Fairlawn Avenue, between Falkirk Street and Ledbury Street" from the Director, Traffic Management, Transportation Services.

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

Transportation Services is recommending the installation of speed humps on Fairlawn Avenue, between Falkirk Street and Ledbury Street.  Staff's assessment indicates the criteria as set out in the updated Traffic Calming Policy has been satisfied.  Therefore, speed humps should be installed on Fairlawn Avenue, between Falkirk Street and Ledbury Street.

The estimated cost for installing three (3) speed humps on Fairlawn Avenue, between Falkirk Street and Ledbury Street is $12,000. Funding is subject to availability and competing priorities within the Transportation Services 2024 Capital Budget.

The Director, Traffic Management, Transportation Services recommends that:

1. North York Community Council authorize the installation of speed humps on Montgomery Avenue, between Edith Drive and Duplex Avenue.

2. North York Community Council direct the City Solicitor to prepare a by-law to alter the roadway for the installation of three speed humps on Montgomery Avenue, between Edith Drive and Duplex Avenue, generally as shown on Attachment 2, Drawing TC-278 dated May 2024, attached to the report entitled "Traffic Calming (Speed Humps) - Montgomery Avenue" from the Director, Traffic Management, Transportation Services.

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

Transportation Services is recommending the installation of speed humps on Montgomery Avenue, between Edith Drive and Duplex Avenue.  Staff's assessment indicates the criteria as set out in the updated Traffic Calming Policy has been satisfied.  Therefore, speed humps should be installed on Montgomery Avenue.

The estimated cost for installing three speed humps on Montgomery Avenue is $12,000.  Funding is subject to availability and competing priorities within the Transportation Services 2024 Capital Budget.

The Director, Traffic Management, Transportation Services recommends that:

1. North York Community Council designate an on-street accessible parking space to operate on the west side of Rowley Avenue, between a point 72 metres north of Roehampton Avenue and a point 5.5 metres further north.

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

Transportation Services is requesting approval for the installation of an on-street accessible parking space on the west side of Rowley Avenue.

The signage costs associated with the proposed installation of the accessible parking space is approximately $600.00. Funding is available within the Transportation Services 2024 Operating Budget.

The Fire Chief and General Manager, Toronto Fire Services, recommends that:  

1. North York Community Council designate that part or those parts of the private road or roads shown on the site plans filed with the Fire Chief in respect of the municipal address set out below, as a fire route pursuant to Municipal Code Chapter 880 - Fire Routes - 5800 Yonge Street.

2. North York Community Council authorize the Fire Chief and City Solicitor to take the appropriate action to make a designated Fire Route.

To obtain North York Community Council approval for the amendment of the Fire Route By-law to designate certain locations as fire routes within the meaning of City of Toronto Municipal Code Chapter 880, as amended.

Fire Services uses designated fire routes as a key mechanism in regulating fire prevention, including the prevention of spreading of fires and the delivery of fire protection services.

There are no financial implications associated with this report.

The Director, Traffic Management, Transportation Services recommends that:

1. North York Community Council prohibit southbound and northbound U-turn movements at all times on Lillian Street, between Otonabee Avenue and Abitibi Avenue.

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

Transportation Services is requesting approval to prohibit southbound and northbound U-turn movements at all times on Lillian Street, between Otonabee Avenue and Abitibi Avenue.

The signage costs associated with the proposed amendments are approximately $1,000.00. Funding is anticipated to be available within the Transportation Services 2024 Operating Budget.

North York Community Council will introduce bills.