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

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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. 

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Declarations of Interest under the Municipal Conflict of Interest Act

Confirmation of Minutes - Meeting on June 4, 2024

Speakers/Presentations: The speakers list will be posted online at 8:30 a.m. on July 9, 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, by the property owner(s) of 79 Yorkview Drive for a fence that fails to comply with the provisions of Toronto Municipal Code, Chapter 447, Fences and to direct the issuance of a second notice to the property owner(s) to bring the fence 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 79 Yorkview Drive to maintain existing fencing at the property. 

The wooden fencing (East property line) measures a maximum height of 2.3 meters in height.

The wooden fencing (West property line) measures a maximum height of 2.3 meters in height.

The wooden fencing (South property line) measures a maximum height of 2.3 meters in height.

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

There is no financial impact anticipated in 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 Director, Community Planning North York District recommends that:

1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 155 Antibes Drive substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 5 to this report.

2. City Council authorizes 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 to convey to the City a 6.1-metre wide strip of land for a Multi-Use Pathway to the satisfaction of the Chief Planner and Executive Director, City Planning, as an in-kind contribution pursuant to subsection 37(6) of the Planning Act, in accordance with the following terms:

a. The Multi-Use Pathway will be comprised of a 6.1-metre wide strip of land with an area of approximately 1,050 square metres and located along the northern boundary of the site;

b. the Multi-Use Pathway will be provided in accordance with the terms to be set out in the In-Kind Contribution Agreement identified in Recommendation 4 below to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor.

4. 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, and the City Solicitor, including that:

a. the owner will provide a letter of credit in an amount sufficient to guarantee 120 percent of the estimated cost of the land, to the satisfaction of the Chief Financial Officer and Treasurer, and will be provided to the City prior to the issuance of the first above grade building permit for the development, to secure the Multi-Use Pathway; upon handover of the land to the City, the letter of credit shall be returned to the owner of 155 Antibes Drive; 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.

5. 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 563 square metres, to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor.

6. City Council approve the acceptance of 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; and,

7. 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. 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.

8. City Council recommend to the Chief Planner and Executive Director, City Planning that the following be secured through the Site Plan Control approval for the proposed development, pursuant to Section 114 of the City of Toronto Act, 2006, and secured in a Site Plan Agreement with the City as follows:

a. The owner shall continue to provide and maintain the existing 259 rental units at 155 Antibes Drive as rental housing for a period of at least 20 years commencing from the date the Zoning By-law Amendment comes into force and effect, with no application for demolition or conversion to condominium ownership or from residential rental use during the 20-year period, all to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor;

b.  The owner shall undertake improvements to the existing rental apartment building at 155 Antibes Drive, at its sole expense and at no cost to the tenants, and to be finalized at Site Plan Control review as follows:

1.  A dedicated, enclosed loading space with indoor access to the existing rental apartment building;

2.  An east facing entrance lobby;

3.  Barrier-free accessibility for the existing west facing lobby entrance;

4.  Upgrades to, and expansion of the existing locker rooms;

5.  A dedicated bicycle parking area with maintenance station and outdoor access;

6.  A minimum of 139 square metres of dedicated indoor amenity area with outdoor access;

7.  Upgrades to, and expansion of the mail room, including a new parcel storage room;

8.  Upgrades to, and expansion of the laundry room;

9.  Barrier-free accessibility for the newly renovated residential common areas;

10.  Outdoor children’s play area and community garden;

11.  Improved outdoor lighting and security features; and

12.  Upgrades to existing residential terraces at grade.

9. Prior to the Statement of Approval for Site Plan Control, City Council require the owner to:

a.  Submit a construction mitigation and Tenant Communication Plan, including an interim parking plan to mitigate the impacts of construction of the development on the tenants of the existing rental apartment building, all to the satisfaction of the Chief Planner and Executive Director, City Planning;

b.  Submit a Parking Plan that provides at least 1 parking space on-site for each tenant of 155 Antibes Drive who had a parking space at the time of the first tenant notice for the rezoning application, dated October 27, 2021 and indicates the access to, and location of the parking spaces, all to the satisfaction of the Chief Planner and Executive Director, City Planning.

c.  Enter into a financially secured Development Agreement for the construction of the required improvements to the municipal infrastructure required to support this development as outlined in the Functional Servicing and Stormwater Management Report, accepted by the Chief Engineer and Executive Director of Engineering and Construction Services.

This application proposes to rezone the subject lands located at 155 Antibes Drive to permit an infill development with an 8-storey (33.3 metre) building, a 32-storey (101.3 metre) building, and a 36 storey (113.1 metre) building in addition to the existing 16 storey building on the property.

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 Zoning By-law. The proposed buildings represent an appropriate level of intensification on the site and provides for new and improved amenities while providing the majority of the future multi-use path connection which will benefit residents of the site and the surrounding community.

This report requests Council approval of a Community Benefits Charge in-kind contribution for a Multi-Use Pathway in 2024. The Community Benefits Charge in-kind contribution, if approved, will provide a 6.1-metre wide strip of land with an area of approximately 1,050 square metres for a Multi-Use Pathway to the City. The estimated value of the Community Benefits Charge in-kind proposed is 100 percent of the 4 percent of the value of the land that is the subject of the development or redevelopment in accordance with the Community Benefits Charge By-Law. The percentage ascribed to the in-kind contribution will not be a direct Community Benefits Charge payment to the City.

The Chief Financial Officer and Treasurer has reviewed this report and agrees with the information as presented in the Financial Impact Section.

The Director, Community Planning North District recommends that:

1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 1875 Steeles Avenue West 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 classify 1875 Steeles Avenue West as a Class 4 Noise Area pursuant to Publication NPC-300 (Environmental Noise Guideline - Stationary and Transportation Sources - Approval and Planning).

4. City Council approve the Rental Housing Demolition Application 20 213395 NNY 06 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 120 existing rental dwelling units located at 1875 Steeles Avenue West, subject to the following conditions:

a. The owner shall provide and maintain at least 132 replacement rental dwelling units, including 12 new affordable replacement rental units, on the subject site for a period of at least 20 years beginning from the date that each replacement rental dwelling 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 replacement rental dwelling units shall collectively have a total gross floor area of at least 10,227 square metres (110,090 square feet) and be comprised of at least 1 studio, 30 one-bedroom units, 66 two-bedroom units, and 35 three-bedroom units as generally illustrated in the plans submitted to the City Planning Division dated March 22, 2024. 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 132 replacement rental dwelling units required in Recommendation 4.a above, provide at least 1 studio, 28 one-bedroom, 53 two-bedroom, and 28 three-bedroom 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, and 2 one-bedroom, 13 two-bedroom, and 7 three-bedroom units at mid-range rents, 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, all for a period of at least 10 years beginning from the date of first occupancy of each unit. Rents shall not include additional charges for laundry or air conditioning;

c. The owner shall provide an acceptable Tenant Relocation and Assistance Plan to all eligible tenants of the 120 existing rental dwelling units proposed to be demolished at 1875 Steeles Avenue West, addressing the right to return to occupy one of the replacement rental dwelling units at similar rents, the provision of rent gap assistance indexed to the end of the notice period, 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 tenant relocation and assistance to all Post Application Tenants, all to the satisfaction of the Chief Planner and Executive Director, City Planning Division;

e. The owner shall provide tenants of all 132 replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed 14-storey building (Building C) 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 proposed building without the need to pre-book or pay a fee, unless specifically required as a customary practice for private bookings;

f. The owner shall provide ensuite laundry in each replacement rental dwelling unit;

g. The owner shall provide central air conditioning in each replacement rental dwelling unit;

h. The owner shall provide all 132 replacement rental dwelling units with balconies or terraces for private and exclusive access by the tenants of such units;

i. The owner shall provide and make available for rent at least 58 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, and at similar monthly parking charges that such tenants previously paid. Any remaining 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;

j. The owner shall provide tenants of all 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;

k. The owner shall provide and make available for rent at least 11 storage lockers to tenants of the replacement rental dwelling units. Such storage lockers shall be made available firstly to returning tenants who previously rented a storage locker, and at similar monthly charges that such tenants previously paid. The remaining storage lockers shall be made available to tenants of the replacement rental units to the satisfaction of the Chief Planner and Executive Director, City Planning Division;

l. The 132 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 70 percent of the new dwelling units in the proposed development (Buildings A and B), exclusive of the replacement rental dwelling units, are made available and ready for occupancy, subject to any revisions to the satisfaction of the Chief Planner and Executive Director, City Planning; and

m. The owner shall enter into, and register on title to the lands at 1875 Steeles Avenue West an agreement pursuant to Section 111 of the City of Toronto Act, 2006 to secure the conditions outlined in Recommendations 4.a. through 4.l. above, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning Division.

5. 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 that includes improvements to the G. Ross Lord Park trailhead on Steeles Avenue West to the east of the site, and to report back to City Council for further instruction on any offer of in-kind community benefits made by the applicant.

6. City Council approve that in accordance with Section 42 of the Planning Act, prior to the earlier of the registration of the draft Plan or Subdivision or the issuance of the first above grade building permit, the Owner shall convey to the City an on-site parkland dedication, having a minimum size of 1,050 square metres, to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor.

7. City Council approve the acceptance of 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.

8. 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. 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.

9. City Council request the Interim Chief Planner and Executive Director, City Planning to secure the following on the plans and drawings as part of the site plan control application and as part of the site plan agreement to the satisfaction of Interim Chief Planner and Executive Director, City Planning:

a. the privately owned publicly-accessible space, having an approximate area of 520 square metres, with the specific design of the privately-owned publicly accessible space and any associated easements, at no cost or expense to the City, to provide public access (where appropriate) to be determined as part of the Site Plan Approval process for this site, to the satisfaction of the Interim Chief Planner and Executive Director, City Planning; and,

b. any required revisions to the site plan drawings and/or conditions of approval to address the findings of the updated Natural Heritage Impact Study including a Species at Risk Assessment.

This Zoning By-law Amendment application proposes to permit 39-storey (133.0 metre), 33-storey (115 metre) and 14-storey (53 metre) buildings on top of a shared 5-storey (21.5 metre) base building with a 6-storey (27 metre) component of the base building along Steeles Avenue West. The application proposes a total of 960 dwelling units, including the replacement of 120 existing rental units on-site at 1875 Steeles Avenue West.

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). The proposed development also conforms to the City's Official Plan.

This report reviews and recommends approval of the application to amend the Zoning By-law, with a holding provision. The application proposes an appropriate level of infill for a site designated Mixed Use Areas where it is separated from lower height Neighbourhoods by a combination of employment lands and ravine lands. The application proposes to replace all the existing rental units on-site, and provide additional rental units to make up the floor area of the existing development, along with a portion of a new public street and an on-site parkland dedication which is proposed to be combined with lands from the adjacent site at 1881 Steeles Avenue West to complete the street and create a larger park for the future residents of the development.

This report reviews and recommends approval of the Rental Housing Demolition Application filed under Chapter 667 of the City of Toronto Municipal Code. The proposal includes 132 replacement rental units and a Tenant Relocation and Assistance Plan that addresses the right of existing eligible tenants to return to replacement rental units at similar rents and financial compensation to mitigate hardship.

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 the Official Plan, for the lands at 665, 667, 669 and 671 Sheppard Avenue West 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 665, 667, 669 and 667 Sheppard Avenue West substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 6 to this report.

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

This application proposes to amend the Official Plan and Zoning By-law 569-2013 to permit an 11-storey mixed-use building (37.5 metres excluding a 5.0 metre mechanical penthouse) with 256 dwelling units and 209 underground parking spaces on three levels at 665, 667, 669 and 671 Sheppard Avenue West. The application proposes a total gross floor area of 16,980 square metres, including 154 square metres of retail GFA, resulting in a density of 6.0 times the lot area.

The redevelopment proposal is in keeping with the objectives of the Sheppard  West / Dublin Secondary Plan to encourage a diversity of commercial and residential uses along Sheppard Avenue West, while protecting the abutting lower density residential uses and improving the streetscape.

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 with a Holding (H) provision on the lands to ensure servicing infrastructure matters are adequately addressed. The proposed building is an appropriate scale for the site, will provide an appropriate transition to the abutting lower density neighbourhood to the south, and improves the Sheppard Avenue West streetscape.   

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 approve the Rental Housing Demolition application File No. 21 219452 NNY 06 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 61 existing rental dwelling units located at 1265 Wilson Avenue, subject to the following conditions:

a. The owner shall provide and maintain 61 replacement rental dwelling units on the subject site for a period of at least 20 years beginning from the date that each replacement rental dwelling 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 replacement rental dwelling units shall collectively have a total gross floor area of at least 4,640 square metres and be comprised of 1 studio unit, 30 one-bedroom units and 30 two-bedroom units, as generally illustrated in the plans dated January 24, 2024 and submitted to the City Planning Division on January 30, 2024. 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 61 replacement rental dwelling units required in Recommendation 1.a above, provide at least 1 studio unit, 25 one-bedroom units, and 24 two-bedroom units 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 and 5 one-bedroom units,  and 6 two-bedroom units at mid-range rents, 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, all for a period of at least 10 years beginning from the date of first occupancy of each unit; and rents shall not include additional charges for ensuite laundry or central air conditioning;

c. The owner shall provide an access plan addressing how replacement rental dwelling units will be occupied, including the use of the City's Centralized Affordable Rental Housing Access System or, where the system is not yet in place, to tenants who have demonstrated that they are in need of affordable rental housing through a fair and transparent process developed in consultation and to the satisfaction of the Chief Planner and Executive Director, City Planning and Executive Director, Housing Secretariat;

d. The owner shall provide tenants of all 61 replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed 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 in each replacement rental dwelling unit;

f. The owner shall provide central air conditioning in each replacement rental dwelling unit within the proposed building;

g. The owner shall provide and make available for rent at least 44 vehicle parking spaces to tenants of the replacement rental dwelling units on the same terms and conditions as any other resident of the proposed residential building;

h. The owner shall provide tenants of all replacement rental dwelling units with access to bicycle and visitor parking on the same terms and conditions as any other resident of the proposed residential building;

i. The owner shall provide an acceptable Tenant Relocation and Assistance Plan for all Eligible Tenants of the number 61 existing rental dwelling units proposed to be demolished at 1265 Wilson 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;

j. The owner shall provide tenant relocation and assistance to all Post Application Tenants, all to the satisfaction of the Chief Planner and Executive Director, City Planning Division

k. 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 70 percent of the new dwelling units in the proposed development, exclusive of the replacement rental dwelling units, are made available and ready for occupancy, subject to any revisions to the satisfaction of the Chief Planner and Executive Director, City Planning; and,

l. The owner shall enter into, and register on title to the lands at 1265 Wilson 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.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 61 existing rental dwelling units located at 1265 Wilson 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 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 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 permit) 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 Division 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 1265 Wilson 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;

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 Rental Housing Demolition application proposes to demolish a total of 61 existing rental dwelling units at 1265 Wilson Avenue, provide a tenant relocation and assistance plan and replace them with 61 new rental units with the same unit types, similar sizes, and at similar rents to those in effect at the time of the application.

The properties are also the subject of  a Zoning By-law Amendment applications (21 219425 NNY 06 OZ) which were appealed to the Ontario Land Tribunal (OLT). The Ontario Land Tribunal issued a written decision on April 8, 2024, approving the Zoning By-law Amendment in principle, with the final Order being withheld until all outstanding matters, including the rental housing matters and necessary agreements with the City, are secured.

This report reviews and 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 conditions to replace the existing rental housing.

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 Zoning By-law 569-2013 for the lands at 515, 519 and 521 Coldstream 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.

This application proposes to construct a 2-storey (10.92 metres including mechanical parapet) institutional building containing a post-secondary institution and place of worship at 515, 519 and 521 Coldstream Avenue. The building proposes 1547.83 square metres of total gross floor area, resulting in a density of 0.68 times the area of the site. Vehicular access to the site would be provided by a driveway via Coldstream Avenue and parking is proposed at grade with 33 vehicular parking spaces and 8 short term bicycle parking spaces.

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). The proposed development also conforms to the City's Official Plan.

This report reviews and recommends approval of the application to amend the Zoning By-law; the application proposes a redevelopment of the site to provide an institutional development that utilizes existing infrastructure.

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 refuse the application for the Official Plan Amendment and Zoning By-law Amendment (Application No. 24 135591 NNY 08 OZ) for 50-90 Eglinton Avenue West and 17-19 Henning Avenue in its current form for the reasons identified in this Report.

2. City Council authorize the City Solicitor, together with appropriate staff, to appear before the Ontario Land Tribunal in support of City Council’s decision to refuse the application, in the event that the application is appealed to the Ontario Land Tribunal.

The application proposes to increase the permitted height and density from the approved heights of 35 and 37- storeys as per By-law 1263-2022 (Ontario Land Tribunal), to 46 and 58-storeys. This height increase would result in a total gross floor area of 73,305 m2, comprised of 71,992 m2 of residential gross floor area and 1,313 m2 of non-residential gross floor area at-grade. A total of 1,206 residential units are proposed, including 553 units in the west tower and 653 in the east tower. Vehicular and loading access to the development continues to be proposed from the future east-west private laneway along the north boundary of the site, connecting Henning Avenue and Duplex Avenue. Three (3) levels of underground parking are proposed, containing a total of 156 residential parking spaces and 14 visitor parking spaces. The revised buildings maintain the setbacks, stepbacks, commercial uses, and heritage retention of the previous approval. 

This report reviews and recommends refusal of the application to amend the Official Plan and Zoning By-law because the outstanding issues could not be resolved within the legislated timeline for a decision of 120 days.  Staff will continue discussions with the applicant in order 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 enact a Part Lot Control Exemption By-law with respect to the subject lands at 2-56 Cather Crescent substantially in accordance with the Draft Part-Lot Control Exemption By-law attached as Attachment 6, and as generally illustrated on the Part-Lot Control Exemption Plan on Attachment 3, to be prepared to the satisfaction of the City Solicitor and to expire two (2) years following enactment by City Council.

2. Prior to the introduction of the Part Lot Control Exemption By-law, 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. register, to the satisfaction of the City Solicitor, a Section 118 Restriction under the Land Titles Act agreeing not to transfer or charge any part of the subject lands described in Schedule “A” to this report, without prior written consent of the Chief Planner or his/her designate to the satisfaction of the City Solicitor.

3. City Council authorize the City Solicitor to take the necessary steps to release the Section 118 Restriction from all or any portion of the lands in the City Solicitor's sole discretion after consulting with the Chief Planner and Executive Director, City Planning at such a time as confirmation is received that the Common Elements Condominium has been registered.

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

5. 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 2-56 Cather Crescent, also known as Phase 1Fa of the Lawrence Heights Revitalization Project (Attachment 4) (related Site Plan Application No: 17 277713 NNY 15 SA).

The exemption request is to facilitate the creation of 32 parcels, of which 26 conveyable parcels are intended to become future Parcels of Tied Land (POTLs) for 26 market townhouses and the other parts are to support a future Common Elements Condominium tenure through the approval of the Common Elements Condominium (23 131471 NNY 08 CD) application, and to facilitate the creation of various easements.

The proposed development 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.

A related Common Elements Condominium application has been submitted to create a common element condominium tenure over the lands consisting of a private rear lane driveway, pedestrian walkways, underground services, site furnishings and landscaping. The laneway and walkway will provide access to the garages and other common elements, being Parts 27 to 32 on the draft Reference Plan.

The recommendations in this report have no financial impact.

The Director, Community Planning North York District recommends that:

1. City Council approve the Rental Housing Demolition application File No. 22 224403 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 ten (10) existing rental dwelling units located at 1779-1787 Bayview Avenue, subject to the following conditions:

a. The owner shall provide and maintain 12 replacement rental dwelling units on the subject site for a period of at least 20 years beginning from the date that each replacement rental dwelling 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 replacement rental dwelling units shall collectively have a total gross floor area of a minimum of 858 square metres and be comprised of 2 one-bedroom units and 10 two-bedroom units, as generally illustrated in the settlement plans dated February 16, 2024 and submitted to the City Planning Division on April 11, 2024, as well as the replacement rental unit layouts dated March 12, 2024 and submitted to the City Planning Division on April 10, 2024. 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 12 replacement rental dwelling units required in Recommendation 1.a above, provide at least 2 one-bedroom and 10 two-bedroom replacement rental dwelling units at affordable rents, as currently defined in the City's Official Plan, all for a period of at least 10 years beginning from the date of first occupancy of each unit. Rents shall not include additional charges for ensuite laundry or central air conditioning;

c. The owner shall provide an access plan at least six months prior to the replacement rental units being ready for occupancy which addresses how replacement rental dwelling units will be occupied, including the use of the City's Centralized Affordable Rental Housing Access System or, where the system is not yet in place, to tenants who have demonstrated that they are in need of affordable rental housing through a fair and transparent process developed in consultation and to the satisfaction of the Chief Planner and Executive Director, City Planning and Executive Director, Housing Secretariat;

d. The owner shall provide tenants of all 12 replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed 35-storey 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 in each replacement rental dwelling unit;

f. The owner shall provide central air conditioning in each replacement rental dwelling unit;

g. The owner shall provide and make available for rent at least 4 vehicle parking spaces to tenants of the replacement rental dwelling units on the same terms and conditions as any other resident of the proposed residential building;

h. The owner shall provide tenants of all replacement rental dwelling units with access to bicycle and visitor parking on the same terms and conditions as any other resident of the proposed residential building;

i. 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 70% of the new dwelling units in the proposed development, exclusive of the replacement rental dwelling units, are made available and ready for occupancy, subject to any revisions to the satisfaction of the Chief Planner and Executive Director, City Planning; and,

j. The owner shall enter into, and register on title to the lands at 1779-1787 Bayview, 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 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 ten (10) existing rental dwelling units located at 1779-1787 Bayview Avenue after all the following have occurred:

a. All conditions in Recommendation 1 above have been fully satisfied and secured;

b. The Official Plan and Zoning By-law Amendments 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 permit) 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 Division 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 1779-1787 Bayview 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;

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 Rental Housing Demolition application proposes to demolish a total of ten existing vacant rental dwelling units at 1779-1787 Bayview Avenue and replace them with twelve (12) new replacement rental units with the same unit types, similar sizes, and at similar rents to those in effect at the time of the application.

The properties are also the subject of an Official Plan and Zoning By-law Amendment application (22 221903 NNY 15 OZ) which was appealed to the Ontario Land Tribunal (OLT). A settlement has been reached between the applicant and the City. The Ontario Land Tribunal issued an interim order on May 1, 2024 approving the Official Plan and Zoning By-law Amendments in principle, with the Final Order being withheld until all outstanding matters, including rental housing matters and necessary agreements with the City, are secured.

This report reviews and recommends approval of the Rental Housing Demolition application under Chapter 667 of the Toronto Municipal Code, the Residential Demolition Permit under Chapter 363 of the Toronto Municipal Code and pursuant to Section 111 of the City of Toronto Act, 2006, subject to conditions to replace the existing rental housing.

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 amend City of Toronto Zoning By-law 569-2013 for the lands at 1 Sandfield Road 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.

This application proposes to amend the Official Plan  and Zoning By-law 569-2013 to permit a seven-unit townhouse block fronting onto York Mills Road at 1 Sandfield Road. The proposed townhouse block would be three-storey (12.6 metres) in height with a total Gross Floor Area ("GFA") of 2,629 square metres resulting in a Floor Space Index ("FSI") of 1.57. Vehicular access would be provided from Sandfield Road. The existing detached dwelling fronting Sandfield Road would be demolished.

To facilitate the proposed development, the applicant requested an amendment to the Neighbourhoods designation of the Official Plan. Through the review of the application, it was determined that an Official Plan Amendment is not required as townhouse built form occurs frequently along this stretch of York Mills Road. A Zoning By-law Amendment is still required in order to permit the proposed density on the lands and to establish appropriate performance standards to facilitate this development.

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). The proposed development represents appropriate infill development that expands housing choices on a major street.

This report reviews and recommends approval of the application to amend the Zoning By-law. The recommend Zoning By-law includes a Holding (H) provision on the subject site to ensure that the infrastructure matters are identified and addressed. The proposed townhouse block represents an appropriate level of intensification on the site.

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 City Planning North York 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 49-59 Lawrence Avenue East and to continue discussions with the applicant 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 and Zoning By-law Amendment are to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning;

b.  the owner has submitted a Computational Fluid Dynamics Phase 2 Pedestrian Level Wind Study as per the City of Toronto Terms of Reference, to the satisfaction of the Chief Planner and Executive Director, City Planning;

c.  the owner has satisfactorily addressed the Engineering and Construction Services matters in the Engineering and Construction Services Memorandum dated February 15, 2024, or as may be updated, including a revised Functional Servicing Report, Stormwater Management Report and Hydrogeological Report accompanied by a coordinated Hydrological Review Summary Form and Servicing Report Groundwater Summary Form, all to the satisfaction of the Chief Engineer & Executive Director, Engineering Construction Services;

d.  the owner has submitted a revised Transportation Impact Study, including acceptable Travel Demand Management, addressing outstanding issues in the Transportation Services memo dated February 15, 2024, or as may be updated in response to further submissions filed by the Owner, all to the satisfaction of Chief Planner and Executive Director, City Planning and the General Manager, Transportation Services and that such matters arising from such Plan be secured as required; and

e.  the owner has submitted a revised Heritage Impact Assessment 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.

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, the 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, 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 to amend the Official Plan and Zoning By-law to permit a 9-storey (31.92 metres, plus 3.3 metres for the mechanical penthouse) residential building at 49-59 Lawrence Avenue East ( “subject site”). The proposal consists of 40 residential dwelling units with a residential gross floor area (“GFA”) of 5,755 square metres. The proposed vehicular and loading access would be provided off Lawrence Avenue East.

On April 23, 2024, the applicant appealed the Official Plan and Zoning By-law Amendment 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 has not yet been scheduled.

This report recommends that the City Solicitor with the appropriate City staff 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.

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 the Official Plan, for the lands at 75 and 63 Ethennonnhawahstihnen' Lane (formerly municipally known as 1001 Sheppard Avenue East)) (Block 9 and Block 18 on REG PLAN 66M-2518) 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

75 and 63 Ethennonnhawahstihnen' Lane (formerly municipally known as 1001 Sheppard Avenue East)) (Block 9 and Block 18 on REG PLAN 66M-2518) substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 6 to this report.

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 direct that before introducing the necessary Bills to City Council for enactment, the applicant be required to:

a. Submit a revised Functional Servicing and Stormwater Management Report for review and acceptance to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services.

b. Submit a revised Transportation Impact Study for review and acceptance to the satisfaction of the General Manager, Transportation Services.

 This application proposes to amend the City of Toronto Official Plan and Zoning By-law to permit a 44 - (144.3 metres) and 39 (129.3 metres) - storey mixed use development at 75 and 63 Ethennonnhawahstihnen' Lane (formerly municipally known as 1001 Sheppard Avenue East)) (Block 9  and Block 18 on REG PLAN 66M-2518). The development proposes to incorporate an elementary school for the Toronto Catholic District School (TCDSB) into the first 2-storeys of the base building (Block 9) and a new school yard (Block 18). The proposed development would consist of 867 residential dwelling units and have a gross floor area of approximately 60,809.5 square metres, including 4,618 square metres dedicated to the Toronto Catholic District School.  A total of 480 square metres of retail space is proposed at street-level.

This report reviews and recommends approval of the application to amend the Official Plan and Zoning By-law. The proposed Official Plan Amendment and 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 proposed Official Plan Amendment and Zoning By-law amendment also conforms to the City's Official Plan.

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 receive this report for information.

This report responds to a motion passed at North York Community Council meeting on February 22, 2024, regarding a Decision Report - Refusal for the proposed Official Plan and Zoning By-law Amendment applications at 1800 Sheppard Avenue East. The motion referred the item back to the Director, Community Planning, North York District to enable the applicant to work with City staff to address comprehensive planning issues for the overall site and report back to the July 9, 2024 North York Community Council meeting.

The Official Plan Amendment (OPA) proposes a multi-phased redevelopment of the existing 18.8 hectare site which conceptually envisions the site to redevelop with a total of 12 new buildings, with heights ranging from 18 to 52 storeys, 7,830 square metres of parkland dedication, a multi-use trail, new public and private streets, and a total of approximately 4,500 residential dwelling units at 1800 Sheppard Avenue East. A total of 309,000 square metres of residential gross floor area and 34,000 square metres of non-residential gross floor area are proposed for an overall total site density of approximately 2.44 times the area of the lot. The existing Fairview Mall will be retained. The proposed development is intended to occur in a phased manner (Phases 1-4) over a long planning horizon.

A Zoning By-law Amendment (ZBA) application was also submitted as part of the Official Plan Amendment but only includes the lands identified for Phase 1. This application includes three mixed-use towers with heights of 38 storeys, 45 storeys and 52 storeys. The proposed 45- and 38-storey towers are proposed to be exclusively residential and would be located along the Sheppard Avenue East frontage.  Phases 2 and 3 include the lands along the north side of the mall, south of Fairview Mall Drive. Phase 4 includes those lands that front onto Sheppard Avenue East, east of Parkway Forest Drive. These remaining phases are not subject to Zoning By-law Amendment applications at this time.

Discussions with the applicant are advancing and staff continue to work with the applicant to resolve outstanding staff comments following which staff propose to report back to Community Council with updated recommendations.

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 amend City of Toronto Zoning By-law 569-2013 for the lands at 6035 Bathurst Street substantially in accordance with the draft Zoning By-law Amendment attached as Attachment No. 6 to this report.

2. City Council amend former City of North York By-law No. 7625 for the lands at 6035 Bathurst Street substantially in accordance with the draft Zoning By-law Amendment attached as Attachment No. 7 to this report.

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

This application proposes to amend the Zoning By-laws to permit a 12-storey (39.05 metres exclusive of mechanical) residential building at 6035 Bathurst Street with 205 dwelling units. The proposed building has a gross floor area (“GFA”) of 13,412 square metres, for a Floor Space Index (“FSI”) of 6.18.

The proposed development is consistent with the Provincial Policy Statement (2020), conforms with A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2020) and conforms with the City of Toronto Official Plan.

This report reviews and recommends approval of the application to amend the Zoning By-law. The proposed building is an appropriate scale for the site given the surrounding mid-rise and tall building context, as well as its location separated from Neighbourhoods lands by the Bathurst Lawn Memorial Park cemetery.

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 refuse the Official Plan Amendment and Zoning By-law Amendment (File No. 23 232536 NNY 18 OZ) in their current form, for the lands municipally known as 7 - 17 Nipigon Avenue.

2. In the event the applications are appealed to the Ontario Land Tribunal, City Council, pursuant to subsections 22(8.1) and 34(11.0.0.1) of the Planning Act, use mediation, conciliation or other dispute resolution techniques in an attempt to resolve the Official Plan Amendment and Zoning By-law Amendment applications, to the satisfaction of the Chief Planner and Executive Director, City Planning and City Solicitor.

3. City Council direct the City Clerk, should an appeal be filed, to notify all persons or public bodies who may have filed an appeal to this decision of City Council’s intention to rely on subsections 22(8.1) and 34(11.0.0.1) of the Planning Act and the City Clerk shall provide notice to all prescribed persons or public bodies under subsections 22(8.2) and 34(11.0.0.2) of the Planning Act. 

4. City Council direct the City Clerk, should an appeal be filed, to notify the Ontario Land Tribunal of City Council’s intention pursuant to subsections 22(8.1) and 34(11.0.0.1) of the Planning Act, and that the Ontario Land Tribunal shall receive the record, the notice of appeal and other prescribed documents and materials seventy-five (75) days after the last day for filing a notice of appeal for these matters.

5. Should the Official Plan Amendment and Zoning By-law Amendment application be resolved, and there is no appeal to the Ontario Land Tribunal or the appeal to the Ontario Land Tribunal has been withdrawn, City Council direct the Director, North York District, Community Planning to bring forward an Approval Report to North York Community Council for a statutory public meeting as required under the Planning Act.

6. 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 the Official Plan and Zoning By-law to permit a 50-storey (170.15 metres) residential building (the "proposal") at 7-17 Nipigon Avenue (the "subject lands"), as shown on Attachments 7 to 9B of this Report. The proposal contains 620 residential units and a gross floor area ("GFA") of 39,544.85 square metres, for an overall density of 17.1 times the area of the lot.

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; 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 recommendation for refusal is also based on inadequate soil volumes; unconfirmed servicing capacity; non-compliance with the Toronto Green Standard; and a failure to provide adequate pedestrian connections, in the form of a mid-block connection, to support active transportation.

This Report recommends refusal of the application to amend the Official Plan and Zoning By-law because the outstanding issues could not be resolved within the legislated timeline for a decision of 120 days. The report also recommends that Staff work with the applicant to use mediation to resolve the 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 the Official Plan, for the lands at 10 Elmwood Avenue substantially in accordance with the draft Official Plan Amendment attached as Attachment Number 6 to this report.

2. City Council amend Zoning By-law 7625 for the lands at 10 Elmwood Avenue substantially in accordance with the draft Zoning By-law Amendment attached as Attachment Number 7 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 the development of a single-storey restaurant with an outdoor patio. The application proposes a gross floor area of 197.86 square metres, a height of 8.61 metres and a Floor Space Index of 0.4. There are no parking or loading spaces proposed. The site currently contains a surface parking lot.

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).  The proposed development also conforms with the Official plan given that it implements the policy goals of Mixed Use Areas in the Official plan.

This report reviews and recommends approval of the application to amend the Official Plan and Zoning By-law.

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 Acting Senior Manager, Heritage Planning, Urban Design, City Planning recommends that:

1. City Council approve:

a. The alterations to the designated heritage property at 101 Mason Boulevard, under Part IV, Section 33 of the Ontario Heritage Act to allow for the construction of an addition to the north wing with the alterations to the designated property being substantially in accordance with the plans and drawings dated June 29, 2023, prepared by Moffet & Duncan Architects Inc. and Diamond Schmitt Inc., on file with the Senior Manager, Heritage Planning, the Heritage Impact Assessment by ERA Architect Inc., dated July 6, 2022 on file with the Senior Manager, Heritage Planning and the Heritage Impact Assessment Addendum, dated June 8, 2023, prepared by ERA Architects Inc., on file with the Senior Manager, Heritage Planning, all subject to and in accordance with the Conservation Plan dated May 22, 2024 by ERA Architects Inc., on file with the Senior Manager, Heritage Planning to the satisfaction of the Senior Manager, Heritage Planning and subject to the conditions set out below.

b. The demolition of a garage building at the designated heritage property at 101 Mason Boulevard under Part IV, Section 34(1)2 of the Ontario Heritage Act to allow for the construction of an addition to the north wing with the alterations to the designated property being substantially in accordance with the plans and drawings dated June 29, 2023, prepared by Moffet & Duncan Architects Inc. and Diamond Schmitt Inc., on file with the Senior Manager, Heritage Planning, the Heritage Impact Assessment by ERA Architect Inc., dated July 6, 2022 on file with the Senior Manager, Heritage Planning and the Heritage Impact Assessment Addendum, dated June 8, 2023, prepared by ERA Architects Inc., on file with the Senior Manager, Heritage Planning, all subject to and in accordance with the Conservation Plan dated May 22, 2024 by ERA Architects Inc., on file with the Senior Manager, Heritage Planning to the satisfaction of the Senior Manager, Heritage Planning and subject to the conditions set out below.

2. City Council direct that its consent to the application to alter the designated property at 101 Mason Boulevard under Part IV, Section 33 of the Ontario Heritage Act and its consent to the demolition of the garage building at 101 Mason Boulevard under Part IV, Section 34(1)2 of the Ontario Heritage Act are also subject to the following conditions:

a. That prior to the issuance of any permit for all or any part of the property at 101 Mason Boulevard, including a heritage permit or a building permit, but excluding permits for repairs and maintenance and usual and minor works for the existing heritage building, as are acceptable to the Senior Manager, Heritage Planning, the owner of the subject property shall:

1. Provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Conservation Plan including a description of materials and finishes, to be prepared by the project architect and a qualified heritage consultant to the satisfaction of the Senior Manager, Heritage Planning.

2. Provide a Letter of Credit, including provision for upwards indexing, in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Planning to secure all work included in the approved Conservation Plan.

b. That prior to the release of the Letter of Credit required in Recommendation 2.a.2 above, the owner shall:

1. Provide a letter of substantial completion prepared and signed by a qualified heritage consultant confirming that the required conservation work has been completed in accordance with the Conservation Plan and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Planning.

This report recommends that City Council approve the alterations proposed for the heritage property at 101 Mason Boulevard under Section 33 of the Ontario Heritage Act. It also recommends that the City approve the demolition of a small garage building at the rear of the property under Section 34(1)2 of the Ontario Heritage Act. These approvals are being sought in conjunction with Site Plan Approval Application (22178545NNY08SA), which proposes a large side addition to allow for the school to expand.

Located on the east side of Mason Boulevard south of Wilson Avenue and west of Yonge Street, the subject property contains Loretto Abbey, an institutional complex that was constructed in 1928. Additions were constructed to the north wing and the chapel in 1952. The subject property is designated under Part IV of the Ontario Heritage Act. 

The development proposes a large addition to the north end of the heritage building. This would provide additional classroom and service uses to allow for the school to increase its capacity to 1,200 pupils. It has been designed to be visually compatible with, yet subordinate to, the existing built form and surrounding landscape. The existing E-shaped Abbey building will be retained in-situ. Some new windows are proposed while other window openings are proposed to be blocked in to accommodate the new addition. The scheme would include the removal of a small single storey room on the north side of the Abbey, the removal of the existing Infirmary and the demolition of a garage from the rear of the property. None of these are heritage attributes.

The proposed alterations and the demolition of the detached garage conserve the heritage values and attributes of the Loretto Abbey complex consistent with the existing policy framework and the impact of the new development is being appropriately mitigated.

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

The Chief Financial Officer and Treasurer has reviewed this report and agrees with the information as presented in the Financial Impact Section.

The Toronto Preservation Board recommends that:

1. City Council approve:

a. The alterations to the designated heritage property at 101 Mason Boulevard, under Part IV, Section 33 of the Ontario Heritage Act to allow for the construction of an addition to the north wing with the alterations to the designated property being substantially in accordance with the plans and drawings dated June 29, 2023, prepared by Moffet & Duncan Architects Inc. and Diamond Schmitt Inc., on file with the Senior Manager, Heritage Planning, Urban Design, City Planning, the Heritage Impact Assessment by ERA Architect Inc., dated July 6, 2022 on file with the Senior Manager, Heritage Planning, Urban Design, City Planning and the Heritage Impact Assessment Addendum, dated June 8, 2023, prepared by ERA Architects Inc., on file with the Senior Manager, Heritage Planning, Urban Design, City Planning, all subject to and in accordance with the Conservation Plan dated May 22, 2024 by ERA Architects Inc., on file with the Senior Manager, Heritage Planning, Urban Design, City Planning to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning and subject to the conditions set out below.

b. The demolition of a garage building at the designated heritage property at 101 Mason Boulevard under Part IV, Section 34(1)2 of the Ontario Heritage Act to allow for the construction of an addition to the north wing with the alterations to the designated property being substantially in accordance with the plans and drawings dated June 29, 2023, prepared by Moffet & Duncan Architects Inc. and Diamond Schmitt Inc., on file with the Senior Manager, Heritage Planning, Urban Design, City Planning, the Heritage Impact Assessment by ERA Architect Inc., dated July 6, 2022 on file with the Senior Manager, Heritage Planning, Urban Design, City Planning and the Heritage Impact Assessment Addendum, dated June 8, 2023, prepared by ERA Architects Inc., on file with the Senior Manager, Heritage Planning, Urban Design, City Planning, all subject to and in accordance with the Conservation Plan dated May 22, 2024 by ERA Architects Inc., on file with the Senior Manager, Heritage Planning, Urban Design, City Planning to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning and subject to the conditions set out below.

2. City Council direct that its consent to the application to alter the designated property at 101 Mason Boulevard under Part IV, Section 33 of the Ontario Heritage Act and its consent to the demolition of the garage building at 101 Mason Boulevard under Part IV, Section 34(1)2 of the Ontario Heritage Act are also subject to the following conditions:

a. That prior to the issuance of any permit for all or any part of the property at 101 Mason Boulevard, including a heritage permit or a building permit, but excluding permits for repairs and maintenance and usual and minor works for the existing heritage building, as are acceptable to the Senior Manager, Heritage Planning, Urban Design, City Planning, the owner of the subject property shall:

1. Provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Conservation Plan including a description of materials and finishes, to be prepared by the project architect and a qualified heritage consultant to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning.

2. Provide a Letter of Credit, including provision for upwards indexing, in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Planning, Urban Design, City Planning to secure all work included in the approved Conservation Plan.

b. That prior to the release of the Letter of Credit required in Recommendation 2.a.2 above, the owner shall:

1. Provide a letter of substantial completion prepared and signed by a qualified heritage consultant confirming that the required conservation work has been completed in accordance with the Conservation Plan and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning.

At its meeting on July 4, 2024 the Toronto Preservation Board considered Item PB20.4 and made recommendations to City Council.

This report recommends that City Council approve the alterations proposed for the heritage property at 101 Mason Boulevard under Section 33 of the Ontario Heritage Act. It also recommends that the City approve the demolition of a small garage building at the rear of the property under Section 34(1)2 of the Ontario Heritage Act. These approvals are being sought in conjunction with Site Plan Approval Application (22178545NNY08SA), which proposes a large side addition to allow for the school to expand.

Located on the east side of Mason Boulevard south of Wilson Avenue and west of Yonge Street, the subject property contains Loretto Abbey, an institutional complex that was constructed in 1928. Additions were constructed to the north wing and the chapel in 1952. The subject property is designated under Part IV of the Ontario Heritage Act. 

The development proposes a large addition to the north end of the heritage building. This would provide additional classroom and service uses to allow for the school to increase its capacity to 1,200 pupils. It has been designed to be visually compatible with, yet subordinate to, the existing built form and surrounding landscape. The existing E-shaped Abbey building will be retained in-situ. Some new windows are proposed while other window openings are proposed to be blocked in to accommodate the new addition. The scheme would include the removal of a small single storey room on the north side of the Abbey, the removal of the existing Infirmary and the demolition of a garage from the rear of the property. None of these are heritage attributes.

The proposed alterations and the demolition of the detached garage conserve the heritage values and attributes of the Loretto Abbey complex consistent with the existing policy framework and the impact of the new development is being appropriately mitigated.

The Toronto Building Division recommends that the North York Community Council give consideration to the demolition applications for 3180, 3182, 3184, 3186, 3188, 3190, 3192, 3194, 3196, 3198, 3200 and 3202 Yonge Street and decide to:

1. Refuse the application to demolish the vacant residential building because there is no permit application to replace the building on the site; or

2. Approve the application to demolish the vacant residential building without any conditions; or

3. Approve the application to demolish the vacant residential building with the following conditions:

a. That construction fences 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 that the site 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 Community Council has delegated authority from City Council to make a final decision.

In accordance with Section 33 of the Planning Act and the former City of Toronto Municipal Code Ch. 363, Article 6 “Demolition Control”, the applications for the demolition of six single family dwellings at 3180, 3182, 3184, 3186, 3188, 3190, 3192, 3194, 3196, 3198, 3200 and 3202 Yonge Street is being referred to the North York Community Council to consider as a building permit has not been issued for a replacement building.

North York Community Council may impose conditions, if any, to be attached to the demolition permit.

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

The Toronto Building Division recommends that the North York Community Council give consideration to the demolition application for 49 Finch Avenue West and decide to:

1. Refuse the application to demolish the single detached house at 49 Finch Avenue West because there is no permit to replace the building on the site; or,

2. Approve the application to demolish the single detached house at 49 Finch Avenue West without any conditions; or

3. Approve the application to demolish the single detached house at 49 Finch Avenue West 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 Community Council has delegated authority from City Council to make a final decision.

In accordance with Section 33 of the Planning Act and the former City of Toronto Municipal Code Ch. 363, Article 6 “Demolition Control”, the application for the demolition of a single-family dwelling at 49 Finch Avenue West is being referred to the North York Community Council to consider as a building permit has not been issued for a replacement building.

North York Community Council may impose conditions, if any, to be attached to the demolition permit.

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

The Director, Planning, Design and Management, Transportation Services recommends that:  

1. City Council rescind the designation of a reserved lane for public transit vehicles and bicycles for the northerly westbound lane on Wilson Avenue between Wilson Heights Boulevard and Transit Road. 

2. City Council designate the northerly westbound lane on Wilson Avenue between Transit Road and Faywood Boulevard as a reserved lane for public transit vehicles and bicycles at all times.

3. City Council designate the northerly westbound lane on Wilson Avenue, between Wilson Heights Boulevard and Faywood Boulevard, for westbound right turns only at all times, buses and bicycles excepted.

4. City Council designate the northerly westbound lane on Wilson Avenue, between Transit Road and a point 30.5 metres east, for westbound right turns only at all times, buses and bicycles excepted.

5. City Council rescind the no stopping prohibition in effect from 7 00 a.m. to 9:00 a.m. and 4:00 p.m. to 6:00 p.m. Monday to Friday, except public holidays on the north side of Wilson Avenue between Wilson Heights Boulevard and a point 167.5 metres west of Belgrave Avenue.

6. City Council prohibit stopping at all times on the north side of Wilson Avenue between Wilson Heights Boulevard and Faywood Boulevard.

7. City Council prohibit stopping in effect from 7:00 a.m. to 9:00 a.m. and 4:00 p.m. to 6 p.m., Monday to Friday, except public holidays on the north side of Wilson Avenue between Faywood Boulevard and a point 30.5 metres east.

8. City Council prohibit stopping in effect from 7:00 a.m. to 9:00 a.m. and 4:00 p.m. to 6:00 p.m., Monday to Friday, except public holidays on the north side of Wilson Avenue between a point 100.5 metres west of King High Avenue and a point 167.5 metres west of Belgrave Avenue.

9. City Council prohibit stopping at all times on the north side of Wilson Avenue between a point 30.5 metres east of Faywood Boulevard and a point 100.5 metres west of King High Avenue.

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

Transportation Services is requesting approval, on behalf of the Toronto Transit Commission (TTC) to alter Wilson Avenue (northerly westbound lane) from the Wilson Station Entrance / Exit on Wilson Avenue to the east side of Faywood Boulevard and in front of the development (480 Wilson Avenue). This is proposed in order to extend an additional 100 metres to the existing reserved bus lane west of Wilson Heights Boulevard and would create a continuous queue-jump lane of 420 metres. The addition of this queue-jump lane would tie into the modifications made to the roadway in front of the development at 480 Wilson Avenue. 

This queue-jump lane would allow TTC buses to improve service reliability and travel time on Wilson Avenue by bypassing general traffic in the area. This would benefit approximately 370 daily bus trips and improve the journey times for approximately 62,000 daily customers. This proposal is supported by the City and TTC’s established criteria for queue-jump lane warrants.

This queue-jump lane can be accommodated within the existing Wilson Avenue right-of-way by widening the roadway by up to 2.7 metres. All current lanes would remain including existing dedicated left-turn lanes. This queue-jump lane would also create a right-turn, buses-excepted lane westbound for right-turning vehicles at Wilson Heights Boulevard that did not exist previously. As per the City standard the queue-jump lane would be identified by a red paint application.

All costs associated with the proposed alterations westbound at the Wilson Avenue and Wilson Heights Boulevard intersection will be the responsibility of the TTC. The estimated cost to implement the proposed improvements is approximately $1.6m with funding available in the TTC's Council Approved 2023-2032 Capital Budget.

The Director, Traffic Management, Transportation Services recommend that:

1. City Council authorize the installation of traffic control signals at Bathurst Street and a point 100 metres south of Carpenter Road.

2. Subject to the approval of Recommendation 1 above, City Council authorize the removal of the Pedestrian Refuge Island (PRI) on Bathurst Street and a point approximately 160 metres south of Carpenter Road, in conjunction with the installation of traffic control signals at Bathurst Street and a point 100 metres south of Carpenter Road.

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

Transportation Services is requesting approval to install traffic control signals at Bathurst Street and a point approximately 100 metres south of Carpenter Road. The traffic control signals will provide enhanced safety for all road users and is justified based on the assessment undertaken

Transportation Services is also requesting approval to remove the existing Pedestrian Refuge Island (PRI), located approximately 60 metres south of the subject location. The existing Pedestrian Refuge Island will be removed following the installation and activation of the traffic control signals.

The City does not currently own the future public roads west of Bathurst Street and south of Fisherville Road. Installing traffic control signals based on the recommendations in this report does not imply that the City will accept responsibility for these roads in the future.

There are no financial implications associated with the adoption of this report as funding has been secured from the proponent(s) of the 6020 and 6030 Bathurst Street, 6040 Bathurst Street & 5 Fisherville Road, and 25 Fisherville Road developments for the new signals and other road improvements along Bathurst Street. These funds were secured through Zoning By-law Amendment Application Nos. 17 264641 NNY 10 OZ, 16 252547 NNY 10 OZ, and 18 189969 NNY 10 OZ.

All civil work required as part of the installation of the new traffic control signals will be borne by the developer.

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 south side of Castlefield Avenue, between a point 143 metres east of Avenue Road and a point 5.5 metres further east.

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 removal of an on-street accessible parking space located on the south side of Castlefield Avenue, west of Avenue Road. The existing on-street accessible parking space is no longer required by the original applicant.

The signage costs associated with the proposed removal of the accessible parking space is approximately $200.00. 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 Bedford Park Avenue, between a point 49.6 metres west of Greer 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 recommending the removal of an on-street accessible parking space located on the north side of Bedford Park Avenue, west of Greer Road. The existing on-street accessible parking space is no longer required by the original applicant.

The signage costs associated with the removal of the accessible parking space is approximately $200.00. Funding is available within the Transportation Services 2024 Operating Budget.

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

1. City Council authorize the closure of the west sidewalk and a 2 metre wide portion of the southbound curb lane on Yonge Street between Roselawn Avenue and a point 103 metres south, from July 25, 2024 to August 1, 2027, inclusive.

2. City Council authorize the closure of the south sidewalk on Roselawn Avenue, between Yonge Street and a point 104 metres west, from July 25, 2024 to August 1, 2027, inclusive.

3. City Council prohibit stopping at all times on the west side of Yonge Street, between a point 48 metres south of Roselawn Avenue and a point 55 metres further south.

4.  City Council rescind the existing stopping prohibition in effect from 7:00 a.m. to 9:00 a.m., Monday to Friday, except public holidays between a point 48 metres south of Roselawn Avenue and a point 55 metres further south.

5. City Council prohibit stopping at all times on the south side of Roselawn Avenue between Yonge Street and a point 104 metres west.

6. City Council rescind the existing parking machine regulation on the west side of Yonge Street, between a point 48 metres south of Roselawn Avenue and a point 55 metres further south, from 9:00 a.m. to 6:00 p.m., Monday to Saturday, at a rate of $4.00 per hour and for a maximum period of three hours.

7. City Council rescind the existing parking machine regulation on the west side of Yonge Street, between a point 48 metres south of Roselawn Avenue and a point 55 metres further south, from 6:00 p.m. to 10:00 p.m., Monday to Saturday and from 1:00 p.m. to 6:00 p.m. Sunday, at a rate of $4.00 per hour and for a maximum period of three hours.

8. City Council rescind the existing parking machine regulation on the south side of Roselawn Avenue, between Yonge Street and a point 45 metres west, from 10:00 a.m. to 6:00 p.m., Monday to Saturday, at a rate of $4.00 per hour and for a maximum period of three hours.

9. City Council rescind the existing parking machine regulation on the south side of Roselawn Avenue, between Yonge Street and a point 45 metres west, from 6:00 p.m. to 10:00 p.m., Monday to Saturday and from 1:00 p.m. to 10:00 p.m. Sunday, at a rate of $4.00 per hour and for a maximum period of four hours.

10. City Council direct the applicant to pressure wash or sweep (weather permitting) the construction site and adjacent sidewalks and roadways daily, or more frequently as needed to be cleared of any construction debris and made safe.

11. City Council direct the applicant to construct and maintain a fully covered, protected and unobstructed walkway for all pedestrians, including for those with mobility devices, for the entire duration of the construction staging area permit to the satisfaction of the City engineer and ensure it is compliant with the Accessibility for Ontarians with Disabilities Act (AODA).

12. City Council direct the applicant to ensure that the existing sidewalks or the proposed pedestrian walkway have proper enhanced lighting to ensure safety and visibility at all times of the day and night.

13. City Council direct the applicant to clearly consult and communicate all construction, parking and road occupancy impacts with local business improvement areas and resident associations in advance of any physical road modifications.

14. City Council direct the applicant to install appropriate signage and request the applicant to install converging mirrors to ensure that pedestrians, cyclists and motorists safety is considered at all times.

15. City Council direct the applicant to provide a sufficient number of traffic control persons as determined by the Work Zone Coordinator and Toronto Police Construction Liaison Officer, on a daily basis to control construction vehicle access and egress to and from the site and maintain a safe environment for the public.

16. City Council direct the applicant to provide a sufficient number of pay-duty Police Officers as determined by the Work Zone Coordinator and Toronto Police Construction Liaison Officer, during large scale concrete pours and large scale material deliveries to control vehicle access and egress to and from the site and maintain a safe environment for the public.

17. City Council direct the applicant to install cane detection within the covered and protected walkway to guide pedestrians who are visually impaired.

18. City Council direct the applicant to post a 24-hour monitored construction hotline number on the hoarding board, which must be prominently placed and legible from 20 metres and on all elevations from the construction site.

19. City Council direct the applicant to provide and install public art, including mural artwork, onto every elevation of the hoarding board with adequate spotlighting for night-time illumination, at their sole cost, to the satisfaction of the Ward Councillor.

20.  City Council direct the applicant, in consultation with Transportation Services, to maintain any bicycle lanes, and install appropriate signage to inform drivers and cyclists of any changes to the cycling lanes.

21. City Council direct that Yonge Street and Roselawn Avenue be returned to its pre-construction traffic and parking regulations when the project is complete.

22. City Council direct the applicant to cooperate with and provide all necessary assistance to the City Engineers, staff and representatives carrying out operation, maintenance, and construction activities to municipal infrastructure with the vicinity of the construction staging area, and at no cost to the City to remove any staging to accommodate the necessary municipal infrastructure work.

23. City Council direct the applicant to provide monthly community meetings, to discuss any concerns raised by the community.

24. City Council direct that the occupation permit for construction staging on Yonge Street and Roselawn Avenue be conditional subject to there being no conflicts with Metrolinx transit project construction.

As Yonge Street is classified as a major arterial street, City Council approval of this report is required.

First Capital is constructing a 21-storey and 27-storey mixed-used residential towers at 2400-2444 Yonge Street. The development site will have frontage on both Yonge Street and Roselawn Avenue.  The site is bounded by Roselawn Avenue to the north, Yonge Street to the east, a healthcare centre to the south, and existing residential properties to the west.

Transportation Services is requesting authorization to temporarily close a portion of the southbound curb lane on Yonge Street and the south sidewalk on Roselawn Avenue for a period of 38 months, from July 25, 2024 to August 1, 2027, to accommodate construction staging areas. Pedestrian movements on the west side of Yonge Street will be maintained in a 2.1 metre covered and protected walkway within the closed portion of the sidewalk and curb lane. The existing operations on Yonge Street will be maintained (two southbound and two northbound traffic lanes).  On Roselawn Avenue, pedestrian movements will be redirected from the south side to the north side of the roadway.

There is no financial impact to the City. First Capital is responsible for all costs, including payment of fees to the City for the occupancy of the right-of-way. Based on the area enclosed and projected duration of the proposed closure on Yonge Street and Roselawn Avenue these fees will be approximately $1,600,000.00 including lost revenue from the parking machines.

The Director, Traffic Management, Transportation Services recommends that:

1. North York Community Council rescind the existing 15-minute maximum parking regulation, in effect from 7:00 a.m. to 9:00 p.m., Monday to Friday, on the east side of Bunty Lane, between a point 45 metres south of Windham Drive and a point 190 metres south of Windham Drive.

2. North York Community Council rescind the existing stopping prohibition, in effect from 9:00 a.m. to 6:00 p.m., Monday to Friday, on the east side of Bunty Lane, between a point 45 metres south of Windham Drive (north intersection) and a point 190 metres south of Windham Drive (north intersection).

3. North York Community Council authorize parking for a maximum period of 10 minutes, from 7:00 a.m. to 9:30 a.m. and 3:00 p.m. to 4:00 p.m., Monday to Friday, on the east side of Bunty Lane, between a point 45 metres south of Windham Drive and a point 52.5 metres further south, and between a point 127.5 metres south of Windham Drive and Palomino Crescent (south intersection).

4. North York Community Council amend the existing stopping prohibition, in effect from 7:00 a.m. to 9:00 a.m., Monday to Friday, on the west side of Bunty Lane, between Palomino Crescent (north intersection) and Palomino Crescent (south intersection), to be in effect from 7:00 a.m. to 9:30 a.m. and 3:00 p.m. to 4:00 p.m., Monday to Friday.

5. North York Community Council amend the existing parking prohibition, in effect from 9:00 a.m. to 3:00 p.m., Monday to Friday, on the west side of Bunty Lane, between Palomino Crescent (north intersection) and Palomino Crescent (south intersection), to be in effect from 9:30 a.m. to 3:00 p.m., Monday to Friday.

6. North York Community Council rescind the existing stopping prohibition, in effect at all times, on the south side of Windham Drive, between a point 89 metres east of Bunty Lane and a point 128 metres further east.

7. North York Community Council prohibit parking, in effect at all times, on the south side of Windham Drive, between a point 89 metres east of Bunty Lane and a point 128 metres further east.

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 operating times of the short-term parking zones on Bunty Lane for Bayview Middle School be amended. The proposed changes will align the operating times of the short-term parking areas with the school's hours of operation, provide more time for parents / guardians to accompany students to / from the school and provide additional short-term parking for eight to nine vehicles. The proposed changes on Windham Drive will allow for student pick-up / drop-off activity near the walkway to the school.

The signage costs associated with the proposed amendments are approximately $3,500. Funding is available within the Transportation Services 2024 Operating Budget.

The Director, Traffic Management, Transportation Services recommends that:

1. North York Community Council prohibit parking at all times on the east and south sides of Squirewood Road, between a point 50 metres west of Edmonton Road and a point 56 metres further west and south.

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 parking be prohibited at all times on the east and south sides of the curved section of Squirewood Road. The proposed amendment will enhance visibility of opposing traffic for vehicles approaching the curve and exiting adjacent driveways.

The signage costs associated with the proposed amendments are approximately $500.00. Funding is available within the Transportation Services current Operating Budget.

The Director, Planning, Design and Management, Transportation Services recommends that:  

1. City Council designate the northerly westbound lane on Steeles Avenue East between Highway 404 Southbound On-Ramp and a point 30.5 metres east of Townsend Road as a reserved lane for public transit vehicles and bicycles at all times.

2. City Council amend the existing northerly westbound lane designation on Steeles Avenue East between Don Mills Road and Townsend Road as a reserved lane for public transit vehicles and taxicabs, at all times to be in effect as a reserved lane for public transit vehicles and bicycles, at all times.

3. City Council amend the existing northerly westbound lane designation at Don Mills Road and Steeles Avenue East between Don Mills Road and a point 30.5 metres east, for westbound right turns only at all times, buses excepted to be in effect at all times, buses and bicycles excepted.

4. City Council amend the northerly westbound lane designation on Steeles Avenue East between Townsend Road and a point 72 metres east, for westbound right turns only at all times, buses excepted to be in effect at all times, buses and bicycles excepted.

5. City Council amend the existing parking prohibition in effect at all times on the north side of Steeles Avenue East between Yonge Street and Victoria Park Avenue to be in effect from Yonge Street and a point 30.5 metres east of Don Mills Road.

6. City Council prohibit parking at all times on the north side of Steeles Avenue East between Highway 404 Southbound On-Ramp and Victoria Park Avenue.

7. City Council prohibit stopping at all times on the north side of Steeles Avenue East between the Highway 404 Southbound On-Ramp and a point 30.5 metres east of Don Mills Road.

As TTC operates bus service on Steeles Avenue East, City Council approval of this report is required.

Transportation Services is requesting approval, on behalf of the Toronto Transit Commission (TTC), to alter Steeles Avenue East (northerly westbound lane) from the Highway 404 southbound on-ramp to the east side of Don Mills Road. This is proposed in order to extend the existing reserved bus lane west of Townsend Road an additional 295 metres and would create a continuous queue jump lane of 500 metres.

This queue-jump lane would allow TTC buses to improve service reliability and travel times on Steeles Avenue East by bypassing general traffic in the area. This will benefit approximately 240 daily bus-trips and improve the journey times for approximately 24,000 daily customers. This proposal is supported by the City and TTC’s established criteria for queue-jump lane warrants.

This queue-jump lane can be accommodated within the existing Steeles Avenue East right-of-way by a minor widening of the roadway by up to 2.5 metres, adjusting the centre median width, and extending existing turn lanes. As per the City standard, the queue jump lane would be identified by a red paint application. Red paint would also be applied to the existing bus lane on Steeles Avenue East, west of Townsend Road to Don Mills Road.

These modifications would not result in the loss of any travel lanes for general traffic. All current lanes would remain, including existing dedicated left-turn lanes. This queue-jump lane would also serve to extend the current westbound lane for right-turning vehicles at Townsend Road.

Note that the designs for the queue jump lane are currently under review by the Ministry of Transportation (MTO). The current designs reflect MTO's first set of comments and the final design of the queue jump lane are being coordinated with MTO. Subject to Council's approval of the recommendations of this report, the proposed changes would only be implemented upon approval from the MTO.

All costs associated with the proposed alterations westbound at the Steeles Avenue East at Townsend Road intersection will be the responsibility of the TTC. The estimated cost to implement the proposed improvements is $2.0 million with funding available in the TTC's Council Approved 2023-2032 Capital Budget.

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

1. Refuse the application to demolish the detached house at 182 Broadway Avenue because there is no permit application to replace the building on the site; or,

2. Approve the application to demolish the detached house at 182 Broadway Avenue without any conditions; or

3. Approve the application to demolish the detached house at 182 Broadway Avenue 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, Chapter 363, Article 6 "Demolition Control," the application for the demolition of an existing detached house at 182 Broadway Avenue (application no. 24-173240 DEM 00 DM) is 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.

Councillor Lily Cheng recommends that:

1. City Council direct the City Manager to assess the use of space at North York Civic Centre and following this review, to explore the potential to create a Strategic Plan by 2025 for the North York Civic Centre, in alignment with the City’s Workplace Modernization Program, that:

a. Addresses local needs including access to low cost, or possibly free community space;

b. Involves the public and North York Community Council;

c. Explores key strategic priorities including economic development and innovation, culture, recreation, not-for-profits, and associated amenities;

d. Consults past work to inform short, medium and long term site and area plans, including the North York at the Centre Secondary Plan Review;

e. Generates revenue to support the ongoing State of Good Repair of the Civic Centre; and

f. Involves and explores conversations with North York Toronto District School Board Trustees to advance this Strategic Plan, as the North York Civic Centre and Toronto District School Board occupy adjacent properties.

With the rapidly growing population of North York and increasing vibrancy and programming at Mel Lastman Square we see a growing need for a community hub to strengthen civic engagement, community connectivity and economic development.

Given the city's workplace modernization efforts with ModernTO, there is a great opportunity to reexamine how North York Civic Centre is used and to create a vision for an active community hub that meets the growing needs of our community. In particular, many not-for-profit organizations have struggled to find space for offices for the provision of services, in addition to programming space. As the city continues to target growth in Urban Growth Centres, these centres need to be better serviced with adequate community space.
This motion envisions a new vision for how North York Civic Centre can be used as an important hub to bring people together in our city.

Councillor James Pasternak recommends that:

1.  North York Community Council approve an All Way Stop Control at the intersection of the two segments of the new proposed public road  interior to the approved collective development at 6020, 6030 and 6040 Bathurst Street and 5 and 25 Fisherville Road and instruct Transportation Services to prepare and submit a bylaw to North York Community Council for enactment once the new roads have been dedicated as public highways and prior to formal road assumption by the City of Toronto.

The Bathurst-Fisherville development includes properties located at 6020, 6030 and 6040 Bathurst Street as well as 5 and 25 Fisherville Road which were collectively approved by a Final Order of the Ontario Land Tribunal.  The development proposes to keep the existing buildings and intensify the area with an additional 6 towers of varying heights as well as 5 townhouse blocks.  As part of an Ontario Land Tribunal settlement, there is a proposed new public road in a L configuration which connects to the west side of Bathurst Street and south side of Fisherville Road. The land for this new public road will be constructed and conveyed to the City by the property owners of the existing sites through a multi-party Section 37 agreement.  Based on the configuration of the new road an all way stop control is proposed where the east / west portion of the road intersects with the north / south portion and a driveway south of the intersection. An all way stop control is required at this new intersection to ensure the safe and orderly movement of vehicular and pedestrian traffic. A bylaw for this all way stop control will need to be prepared and enacted once the new road has been constructed, named and dedicated prior to the City of Toronto’s formal assumption of the new road.

Councillor James Pasternak recommends that:

1. North York Community Council re-open Item NY9.1, titled “Wilson Heights Boulevard and Joel Swirsky Boulevard - Traffic Control Signals”, amended by North York Community Council on November 14, 2023.

2. Consider this Item at the North York Community Council meeting scheduled for September 24, 2024.

I hereby request that North York Community Council reopen and then subsequently defer Item NY9.1 - Wilson Heights Boulevard and Joel Swirsky Boulevard - Traffic Control Signals. Since NY 9.1 Wilson Heights Boulevard and Joel Swirsky Boulevard Traffic Control Signals was debated on November 14th, 2023, there have been significant changes in the Allen East District Plan and the adoption of the Downsview Secondary Plan. In addition, the General Manager of Transportation Services did not report to the February 22, 2024 NYCC meeting as directed during the November 14th meeting. Thus, in light of these changes and the lack of a report from Transportation Services, I would like to re-open the above item on both part 1 and 2 for further discussion and debate.

North York Community Council will introduce bills.