Minutes To be Confirmed

The Planning and Housing Committee recommends that:

1. City Council amend city-wide By-law 569-2013 for the areas identified in Attachment 3 to the report (January 15, 2024) from the Interim Chief Planner and Executive Director, City Planning, substantially in accordance with the recommended Zoning By-law Amendments attached as Revised Attachment 6 to the report (January 15, 2024) from the Interim Chief Planner and Executive Director, City Planning.

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

The Planning and Housing Committee held a statutory public meeting on January 29, 2024, and notice was given in accordance with the Planning Act.

The Midtown Zoning Review is one of three initiatives collectively known as "Ready, Set, Midtown", to implement Official Plan Amendment 405, the Yonge-Eglinton Secondary Plan ("the Plan"), The other two initiatives are the Midtown Infrastructure Implementation Strategy and the Midtown Public Realm Implementation Strategy.

The Midtown Zoning Review is intended to implement the policies of the Yonge-Eglinton Secondary Plan via permissions in zoning. City Council has adopted by-laws for this purpose in phases, including those for the 'Villages' Character Areas and select low-rise Neighbourhoods.

The purpose of this report is to bring forward recommended zoning by-law amendments to implement Secondary Plan policies for select lands designated Apartment Neighbourhoods, and certain Parks and Open Space Areas - Parks. Most of these lands fall within a Council-adopted Major Transit Station Area, which sets a minimum floor space index for the lands. The recommended zoning by-law amendments permit, housing in mid-rise and tall building forms on lands planned for mid-rise to high-rise intensification, along with small scale arts, cultural, retail and service uses. The recommended changes coming into force and effect will streamline the planning approvals for development in conformity with the Plan. Changes proposed also include an enhancement to existing regulations regarding the adequacy of municipal servicing, and rezoning lands identified as future parks. The report outlines the process undertaken to arrive at the recommended zoning by-law amendments, including engagement and public consultation.

The recommended zoning by-law amendments are consistent with the Provincial Policy Statement, and conform to A Place to Grow: Growth Plan for the Greater Golden Horseshoe and with the Official Plan.

The Planning and Housing Committee:  

1. Requested the Deputy City Manager, Development and Growth Services, to report to the Planning and Housing Committee with updated development review timeline metrics on a quarterly basis until such time it can be included with all future development review timeline metrics reporting into a consolidated development and housing dashboard.

This report responds to Planning and Housing Committee's direction requesting staff report development review timeline metrics to Planning and Housing Committee on a quarterly basis (2023.PH6.2). Quarterly reports will include the following:

a. Average timeline to complete the Pre-Application Consultation Process;

b. Average timeline to reach a decision on a Zoning By-law Application;

c. Average timeline to reach a decision on a combined Official Plan Amendment/Zoning By-law Application; and

d. Average timeline to approve a Site Plan Application.

In addition to a description of the metrics listed above, the report provides context on how ongoing improvements to the development review process impact application review timelines in the medium to long term.

The Planning and Housing Committee:  

1. Requested the Deputy City Manager, Development and Growth Services to incorporate all future Priority Development Review Stream dashboard reporting and housing updates into a consolidated development and housing dashboard.

The purpose of this report is to provide the January 2024 Dashboard for affordable housing development projects reviewed and advanced through C2K's Priority Development Review Stream (PDRS) for the period of September 28, 2023 to January 3, 2024.

Since the October 2023 Dashboard report, zoning has been approved for three priority development sites, Notice of Approval Conditions have been issued for three site plan applications, Statement of Approval has been issued for four site plan applications, and three sites have received a first building permit allowing the commencement of construction activities.

This report also recommends that Priority Development Review Stream reporting be incorporated into a consolidated development and housing dashboard.

The Planning and Housing Committee:

1. Requested the Interim Chief Planner and Executive Director, City Planning, to undertake stakeholder and public consultation regarding pre-application consultation with local communities and Councillors, including the development industry/sector to ensure fulsome consideration and partnerships to mitigate risks to cost recovery of the development review process, and community consultation meetings, and report back to the Planning and Housing Committee by the end of second quarter of 2024.

2. Requested the Interim Chief Planner and Executive Director, City Planning, in consultation with the City Solicitor, to establish clear requirements for recording and publishing virtual community consultation meetings on the City of Toronto's digital platforms, including standard requirements for the collection of necessary personal information under the Municipal Freedom of Information and Protection of Privacy Act.

Ongoing changes to the City's development review process, including significantly reduced decision-making and approval timelines under Bill 109, have highlighted the need to undertake focused consultation on City Planning's development review-related community consultation practices. In December 2022, Council established two principles to guide implementation of Bill 109. Changes to community consultation practices are required to address both principles:

• Continue to focus on and prioritize good city-building outcomes; and
• Mitigate risk to cost recovery of development review services. 

In October 2023, Council requested City Planning undertake stakeholder and public consultation on the City's pre-application consultation process (PAC). This report recommends expanding the scope of consultation to address potential policy and/or by-law changes to improve consultation practices at two points in the development review process: 1) Pre-application consultation; and 2) Community Consultation Meetings (CCM). Following city-wide public consultation in Q1 2024, staff will report back with recommendations by Q2 2024.

The Planning and Housing Committee:

1. Endorsed the contents of the report (January 12, 2024) from the Interim Chief Planner and Executive Director, City Planning as the basis for public consultation.

2. Directed City Planning staff to undertake public consultation on the proposed zoning by-law amendments.

3. Requested the Chief Planner and Executive Director, City Planning to prepare a Final Recommendations Report and Zoning By-law Amendments for Toronto and East York District in the third quarter of 2024, followed by the additional districts in 2025.

4. Directed the Interim Chief Planner and Executive Director, City Planning to report on low-rise residential lands in the Dorset Park Community By-law 9508/Ward 21 with an official plan conflict and its exclusions to garden suites and non-inclusion to By-law 569-2013 to enable the full suite of housing permissions under the City-wide Zoning by-law.

This report presents a draft zoning framework to bring low-rise residential lands into Zoning By-law 569-2013 ('the City-wide Zoning By-law') that were excluded from the City-wide Zoning By-law as part of the transition protocol in 2012. The transition protocol left lands in the former municipal zoning by-laws from incorporation into the City-wide Zoning By-law for various reasons. The proposed zoning framework is part of the on-going work to simplify the zoning by-law and recommends bringing in lands into the City-wide Zoning By-law that had active site plan or zoning by-law amendment applications in 2012, but which have since been approved and the file has been closed.

Staff recommend bringing low-rise residential lands into the City-wide Zoning by-law with zoning standards that are consistent with the applicable former municipal zoning by-law and in conformity with the Official Plan. This is part of the work to simplify and modernize the Zoning By-law for low-rise residential zones. Bringing these lands into the City-wide Zoning By-law seeks to remove barriers, ease administration, and enable the creation of more housing as part of the Housing Action Plan to achieve or exceed the provincial housing target of 285,000 new homes over the next 10 years. This will also ensure the consistent and equitable application of important city-building initiatives such as recent housing regulations for missing middle housing and the removal of parking minimums.

The draft zoning framework report proposes to bring approximately 1,500 parcels into the City-wide Zoning By-law on a district-based approach. Bringing these lands into the by-law will enable the full range of missing middle housing permissions (e.g., laneway suites, garden suites and multiplexes) and the new parking regime in low-rise residential zones. The proposed changes will form the basis for public consultation in 2024.

The Planning and Housing Committee:

1. Received the report (January 12, 2024) from the Interim Chief Planner and Executive Director, City Planning for information.

This report provides the City Planning Division's annual update on its Study Work Program. It outlines the Division's 68 completions and approvals in 2023, including a broad range of city building work across Toronto. The report also provides a forecast for the Division's 2024 Study Work Program.

The Study Work Program Update highlights City Planning-led initiatives to manage the city’s growth and the physical form – including how it looks, feels and moves, and the opportunities it provides in terms of housing, jobs and services to all its residents. The Division’s Study Work Program supports the City’s equity strategies and is aligned with the Corporate Strategic Plan’s four Priorities: housing, mobility, quality of life, and climate change and resilience. The Study Work Program is further shaped by the targets and priorities in the Housing Action Plan 2022-2026 and the directions captured in the recent report on the ‘Generational Transformation of Toronto’s Housing System to Urgently Build More Affordable Homes’.

City Planning stands alongside its interdivisional partners in pursuing all available tools to address the housing crisis. The policies, plans and programs advanced by the Division encourage responsible development to increase the supply of housing within complete, inclusive and resilient communities that have the necessary infrastructure to support growth. Partnerships with the provincial and federal governments are critical to deliver that vision. Intergovernmental housing initiatives announced throughout 2023, and other initiatives to improve the City’s long-term financial sustainability are essential to achieving the city building objectives that underlie City Planning’s Study Work Program.

The Division’s achievements in 2023 reflect the coalescing of efforts around housing. City Planning took lead and partner roles in delivering the City’s Housing Pledge, Housing Action Plan, report on the Generational Transformation of Toronto’s Housing System, Recommended Framework for the Community Infrastructure and Housing Accelerator tool, and proposals under the Federal Housing Accelerator Fund and Province’s Building Faster Fund. The Division also delivered the Final Report on Multiplexes – approving permissions for multiplexes city-wide, and advanced the Mid-rise Transition Review to provide more flexibility in housing forms. Under the Housing Now Initiative, three Zoning By-law Amendments were completed to leverage City-owned land for new affordable housing as part of complete communities. The Division also delivered planning frameworks and implementation strategies to guide future investment and development in major growth areas across Toronto, including a Final Report for Woodside Square and progress reports for Our Scarborough Centre, Downsview and future communities along the Waterfront.

The Division’s other city building work in 2023 included advancing the Official Plan Growth Plan Conformity and Municipal Comprehensive Review (MCR), with final policy updates addressing the definition of “areas of employment” and final recommendations on 116 employment area conversions. Key research and analysis included the fourth phase of the Land Needs Assessment (LNA) required as part of the Municipal Comprehensive Review, and the annual Toronto Employment Survey. City Planning also delivered Zoning By-law amendments to support commercial uses like restaurants and entertainment venues as part of vibrant neighbourhoods and released the Toronto Green Standards Version 4 (TGS v4) incorporating a cap on embodied emissions for new developments. On the mobility front, the Division completed the Prioritization of Higher Order Transit Projects assessing how well the City’s transit network responds to growth.

In 2023, the Division continued to lead the City's response to Provincial legislative changes, including the Proposed Provincial Planning Statement (PPS), Helping Homebuyers, Protecting Tenants Act, 2023 (Bill 97), and Transportation for the Future Act, 2023 (Bill 131), which focused on affordable housing, employment areas and funding tools. In responding to the ever-shifting legislative landscape, the Division continues to promote the City's and public’s interest and manage uncertainties and risks to its service delivery as new legislative demands are placed on finite resources. The Division will continue to prioritize resources to deliver on its city building agenda, and update and advise Council on the impacts of legislative change.

Looking ahead to 2024, the Study Work Program continues to capture a range of city building activities, with an emphasis on initiatives that support an increase in housing supply and improving housing affordability, as part of an integrated approach to building complete and inclusive communities.

Affordable Housing and More Housing Options – in 2024, the Division will advance its work to facilitate new housing across Toronto and fulfil commitments associated with the Federal Housing Accelerator Fund (HAF) Application. As part of the Expanding Housing Options in Neighbourhoods (EHON) initiative, City Planning will complete Prevailing By-laws for Multiplexes, the Expanding Housing Options in Neighbourhoods Major Streets Final Report, and Avenues Policy Review. The Division will also bring forward Zoning By-law Amendments for three Housing Now sites, and advance reports on optimizing density and affordable housing along the Waterfront. Pending Provincial approval of the City’s Protected Major Transit Stations Areas (PMTSAs) (adopted by Council in 2022), City Planning will proceed with bringing forward Implementation Guidelines for Inclusionary Zoning and zoning to reflect the new densities.

Investing in People and Neighbourhoods – the Division will continue its work on major growth areas, with final reporting on the Jane Finch Initiative, Bloor Yorkville, Scarborough Centre, Update Downsview, and the Community Services and Facilities Study for Liberty Village. In addition, City Planning will advance a range of initiatives along the waterfront including zoning and policy direction for Villiers Island, a Public Realm Plan for Under the Gardiner, and an update on improvements to Billy Bishop Airport. Guidance on neighbourhood change and preservation will continue as the Division delivers Heritage Conservation District (HCD) Plans and Cultural Heritage Resources Assessments (CHRAs) for Bloor West Village, Jane and Finch and Kensington Market amongst others. City Planning will also deliver items with city-wide significance, such as a revised Chapter 1 of the Official Plan, an Office Space Needs Study and Community Benefits Charge Implementation Guidelines for In-kind Matters.

Keeping Toronto Moving - the Division will continue to bring forward transformative transportation policies and mobility strategies as part of area-based studies and play an important role in shaping the transit network and the Province’s Transit Oriented Communities program by delivering the Transit Design Guide Update, Durham Scarborough BRT TPAP Addendum, and the East Harbour Transit Oriented Communities proposal - Final Negotiated Arrangements.

Tackling Climate Change and Building Resilience – the Division will continue its work on climate change mitigation and resilience by advancing the Toronto Green Standard Version 5 (TGS V5) to accelerate carbon reduction in new development. City Planning will also report on the feasibility of mapping Toronto’s historic watercourses.

The Planning and Housing Committee:

1. Received the report (January 12, 2024) from the Interim Chief Planner and Executive Director, City Planning for information.

The Project Manager, Planning Research and Analytics, the Assistant Planners, City Planning gave a presentation to the Planning and Housing Committee.

The attached bulletin summarizes the results of the 2023 Toronto Employment Survey. The bulletin highlights the Survey's key findings and counts of employment and business establishments in the City of Toronto for 2023. The bulletin also reports on the type and longevity of establishments and employment activity in Downtown, the Centres, Secondary Plan areas, designated Employment Areas, and Areas of Employment across the city.

In 2023, the Toronto Employment Survey recorded 1,535,290 jobs citywide, an increase of 50,690 jobs or 3.4 percent from 2022. Toronto’s economy continues to recover from the record-breaking job losses of 2020 and 2021 due to the COVID-19 pandemic. Total employment is approaching the pre-pandemic total of 1,569,800 in 2019, a difference of 2.2 percent or 34,510 jobs. This year, employment increases over 2022 were observed in Community and Entertainment (12.4 percent), Institutional (6.2 percent), Service (5.8 percent), Office (2.5 percent), and Retail (1.6 percent). The only decrease was in the Manufacturing category (-0.4 percent). The Survey counted 72,530 establishments in 2023, a net increase of 730 establishments (1.0 percent) from 2022. In 2023, 7,580 new establishments opened in the city.

The Planning and Housing Committee received the report (December 28, 2023) from the Chief Planner and Executive Director, City Planning for information.

Section 103-8.7 D. of the City of Toronto Municipal Code requires the Chief Planner to prepare a report for information to City Council on the properties included in the Heritage Register in 2023 as listed properties through the delegated authority of the Chief Planner. This report also reviews the performance and process of administering the delegated authority of including properties in the Heritage Register.

In 2023, six properties on three development sites were listed in the Heritage Register using the Chief Planner's delegated authority. One property municipally known as 409 Huron Street has been designated under Section 29 of the Ontario Heritage Act (OHA). The remaining five properties identified below have not yet been designated under the Ontario Heritage Act:

6-8 Cawthra Square

10-12 Cawthra Square

100 Borough Drive

The delegated authority to list properties in the Heritage Register has successfully contributed to the City's timely response to development applications, and has ensured that Council is not precluded from considering whether a property merits designation under section 29 of the Ontario Heritage Act.

The Planning and Housing Committee deferred consideration of the Item until the February 28, 2024 meeting of the Planning and Housing Committee.

This report recommends that City Council state its intention to designate the property at 1111 Danforth Avenue under Part IV, Section 29 of the Ontario Heritage Act for its cultural heritage value according to the Statement of Significance and description of Heritage Attributes found in Attachment 3.

Located on the south side of Danforth Avenue, east of Byron Avenue and west of Greenwood Avenue, the subject property at 1111 Danforth Avenue contains a two-storey buff brick building raised on a basement that was constructed in 1931 in the Neo-Gothic architectural style. The building was reconfigured from an unfinished apartment building to a funeral home when it was purchased by Lorne Willard Trull who engaged architect William Breden Galbraith (1885-1937) to redesign it for the Trull Funeral Home. In operation for over 100 years, the Trull Burial Company is one of the longest operating businesses on Danforth Avenue. The subject property is also associated with architect, William B. Galbraith, a prolific designer of substantial private houses located in the neighbourhoods of Forest Hill, Lawrence Park, Moore Park and Rosedale.

The subject property was listed on the Heritage Register in July 2022 as a result of the Danforth Avenue (Segment 2) Cultural Heritage Resource Assessment undertaken by City staff in 2021.

Following further research and evaluation, staff have determined that the property at 1111 Danforth Avenue meets Ontario Regulation 9/06, the criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act under design/physical, historical/associative, and contextual vales. A property may be designated under Part IV, Section 29 of the Ontario Heritage Act, if it meets two or more of the nine criteria.

The City received a Zoning By-law Amendment Application in February 2022, and a Site Plan Application in March 2022 related to the proposed redevelopment of the subject property which also includes the property at 1095 Danforth Avenue. The City Clerk issued a complete application notice for the Zoning By-law Amendment application on March 15, 2022, and on May 12, 2022, for the Site Plan application. The proposed development would partially retain and integrate the existing listed building at 1111 Danforth Avenue into the new construction of a nine (9)-storey (plus mechanical) mid-rise building with commercial uses at-grade and residential rental units above. The existing building at 1095 Danforth Avenue would be demolished.

The City received a Zoning By-law Amendment Application resubmission on January 31, 2023, and a Site Plan Application resubmission On February 1, 2023.

A Heritage Impact Assessment (HIA) is required for all development applications that affect listed and designated properties and will be considered when determining how a heritage property is to be conserved. An Heritage Impact Assessment and a Cultural Heritage Evaluation Report (CHER) completed by ERA Architects Inc. dated February 11, 2022, and revised December 9, 2022, were submitted to support the applications.

The applicant has provided a waiver with no expiry date to extend the 90-day timeline established under Bill 108 to designate the subject property under Part IV of the Ontario Heritage Act.

At its meeting on January 18, 2024 the Toronto Preservation Board considered Item PB13.3 and made recommendations to City Council.

Summary from the report (January 2, 2024) from the Senior Manager, Heritage Planning, Urban Design, City Planning:

This report recommends that City Council state its intention to designate the property at 1111 Danforth Avenue under Part IV, Section 29 of the Ontario Heritage Act for its cultural heritage value according to the Statement of Significance and description of Heritage Attributes found in Attachment 3.

Located on the south side of Danforth Avenue, east of Byron Avenue and west of Greenwood Avenue, the subject property at 1111 Danforth Avenue contains a two-storey buff brick building raised on a basement that was constructed in 1931 in the Neo-Gothic architectural style. The building was reconfigured from an unfinished apartment building to a funeral home when it was purchased by Lorne Willard Trull who engaged architect William Breden Galbraith (1885-1937) to redesign it for the Trull Funeral Home. In operation for over 100-years, the Trull Burial Company is one of the longest operating businesses on Danforth Avenue. The subject property is also associated with architect, William B. Galbraith, a prolific designer of substantial private houses located in the neighbourhoods of Forest Hill, Lawrence Park, Moore Park and Rosedale.

The subject property was listed on the Heritage Register in July 2022 as a result of the Danforth Avenue (Segment 2) Cultural Heritage Resource Assessment that was undertaken by City staff in 2021.

Following further research and evaluation, staff have determined that the property at 1111 Danforth Avenue meets Ontario Regulation 9/06, the criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act under design / physical, historical / associative, and contextual vales. A property may be designated under Part IV, Section 29 of the Ontario Heritage Act, if it meets two or more of the nine criteria.

The City received a Zoning By-law Amendment Application in February 2022, and a Site Plan Application in March 2022 related to the proposed redevelopment of the subject property. The City Clerk issued a complete application notice for the Zoning By-law Amendment application on March 15, 2022, and on May 12, 2022, for the Site Plan application. The proposed development includes the properties at 1095 and 1111 Danforth Avenue. The proposed development would partially retain and integrate the existing listed building at 1111 Danforth Avenue into the new construction of a nine (9)-storey (plus mechanical) mid-rise building with commercial uses at-grade and residential rental units above. The existing building at 1095 Danforth Avenue would be demolished.

The City received a Zoning By-law Amendment Application resubmission on January 31, 2023, and a Site Plan Application resubmission On February 1, 2023.

A Heritage Impact Assessment (HIA) is required for all development applications that affect listed and designated properties and will be considered when determining how a heritage property is to be conserved. An Heritage Impact Assessment and a Cultural Heritage Evaluation

Report (CHER) completed by ERA Architects Inc. dated February 11, 2022, and revised December 9, 2022, were submitted to support the applications.

The applicant has provided a waiver with no expiry date to extend the 90-day timeline established under Bill 108 to designate the subject property under Part IV of the Ontario Heritage Act.

The Planning and Housing Committee recommends that:

1. City Council state its intention to designate the property at 309 Cherry Street under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance; 309 Cherry Street (Reasons for Designation) attached as Attachment 3 to the report (December 27, 2023) from the Chief Planner and Executive Director, City Planning.

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

This report recommends that City Council state its intention to designate the property at 309 Cherry Street under Part IV, Section 29 of the Ontario Heritage Act for its cultural heritage value according to the Statement of Significance and description of Heritage Attributes found in Attachment 3.

Located in the Port Lands at the southeast corner of Cherry Street and Villiers Street, the subject property at 309 Cherry Street is approximately bounded by Cherry Street to the east, Villiers Streets to the north, and Commissioners Street to the south.

The subject property contains two detached buildings: the first building was constructed in 1920 and the second was constructed in 1941. The first building on the property at 309 Cherry Street is a two-storey institutional building constructed in 1920 as a banking hall and offices for the Bank of Montreal; it was designed by the esteemed architectural firm Darling & Pearson in the Classical Revival style. Toronto Harbour Commissioners leased the property to the Bank of Montreal for a period of 21 years; however, few new industries had moved to the area by 1925 and by 1926 the Bank of Montreal ceased operations at this location.

Separated by a laneway to the south, the second building on the subject property is a two-to-four-storey industrial building constructed in 1941 as an oil storage warehouse for Canadian Oil Companies Ltd (formerly misidentified as the William McGill and Company building). It was designed by the architect N. A. Armstrong and represents a vernacular industrial building with noticeable features of the Art Moderne style. By 1942, the Canadian Oil Companies leased the former Bank of Montreal building for their offices and continued to use both buildings until the mid-1960s when the company was purchased by Shell Canada, a subsidiary of the British oil and gas company Shell.

The former Bank of Montreal building was added to the City's Inventory of Heritage Properties (now, Heritage Register) on August 18, 1976. The former Canadian Oil Companies warehouse was added to the City's Heritage Register on February 11, 2003; however, it was misidentified as the William McGill and Company building.

Staff researched the subject property, and the two buildings were evaluated individually and collectively against the criteria prescribed in Ontario Regulation 9/06. A property may be designated under Part IV, Section 29 of the Ontario Heritage Act, if it meets two or more of the nine criteria.

Staff have determined that the property at 309 Cherry Street meets Ontario Regulation 9/06, the criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act under design/physical, historical/associative, and contextual values, the attributes of which are reflected in the Statement of Significance (Attachment 3).

On March 16, 2023, the City received a consolidated revised Zoning By-law Amendment application for two previously submitted and appealed Zoning By-law Amendment applications (16 271912 STE 30 OZ and 12 131809 STE 30 OZ). The consolidated Zoning By-law application resubmission is related to the proposed redevelopment of the subject property for two building blocks comprised of two towers (39-storeys and 47-storeys) on individual U-shaped, multi-storey (8-11-storey) podiums with residential and commercial uses. The new development will be bound by Cherry Street, Villiers Street, Commissioners Street, and the proposed future Foundry Street (west of and parallel to Munition Street). The application proposes the retention of the three elevations and structural elements of the former Bank of Montreal and adaptive re-use of the former Canadian Oil Companies warehouse in situ for commercial use; however, the precise degree of retention of this structure has yet to be determined and is the subject of further discussions with the applicant. Additionally, on November 15, 2021, the City received a Draft Plan of Subdivision application (21 234718 STE 14 SB) related to the same proposed redevelopment as described above.

City Clerks issued a complete application notice for the Draft Plan of Subdivision application on March 4, 2022. On March 24, 2022, a waiver was provided extending the 90 days time period in which City Council must make a decision regarding Part IV designation in respect to the above noted applications under the Ontario Heritage Act until March 2023 which was further extended to March 31, 2024. In order to meet prescribed timelines under the Ontario Heritage Act, Council must make a decision at its March 20, 2024 meeting to provide sufficient time for the City Clerk to issue a notice of intention to designate before the waiver expires.

The Prescribed Event occurred on this property before January 1, 2023, therefore, Section 29(1.2)1 of the Ontario Heritage Act does not apply to require the property be included in the City's Heritage register prior to Council stating the notice of intention to designate on this property.

Designation enables City Council to review proposed alterations or demolitions to the property and enforce heritage property standards and maintenance.

At its meeting on December 7, 2023 the Toronto Preservation Board considered Item PB12.4 and made recommendations to City Council.

Summary from the report (November 16, 2023) from the Senior Manager, Heritage Planning, Urban Design, City Planning:

This report recommends that City Council state its intention to designate the property at 309 Cherry Street under Part IV, Section 29 of the Ontario Heritage Act for its cultural heritage value according to the Statement of Significance and description of Heritage Attributes found in Attachment 3.

Located in the Port Lands at the southeast corner of Cherry Street and Villiers Street, the subject property at 309 Cherry Street is approximately bounded by Cherry Street to the east, Villiers Streets to the north, and Commissioners Street to the south.

The subject property contains two detached buildings: the first building was constructed in 1920 and the second was constructed in 1941. The first building on the property at 309 Cherry Street is a two-storey institutional building constructed in 1920 as a banking hall and offices for the Bank of Montreal; it was designed by the esteemed architectural firm Darling & Pearson in the Classical Revival style. Toronto Harbour Commissioners leased the property to the Bank of Montreal for a period of 21 years; however, few new industries had moved to the area by 1925 and by 1926 the Bank of Montreal ceased operations at this location.

Separated by a laneway to the south, the second building on the subject property is a two-to-four-storey industrial building constructed in 1941 as an oil storage warehouse for Canadian Oil Companies Ltd (formerly misidentified as the William McGill and Company building). It was designed by the architect N. A. Armstrong and represents a vernacular industrial building with noticeable features of the Art Moderne style. By 1942, the Canadian Oil Companies leased the former Bank of Montreal building for their offices and continued to use both buildings until the mid-1960s when the company was purchased by Shell Canada, a subsidiary of the British oil and gas company Shell.

The former Bank of Montreal building was added to the City's Inventory of Heritage Properties (now, Heritage Register) on August 18, 1976. The former Canadian Oil Companies warehouse was added to the City's Heritage Register on February 11, 2003; however, it was misidentified as the William McGill and Company building.

Staff researched the subject property, and the two buildings were evaluated individually and collectively against the criteria prescribed in Ontario Regulation 9/06. A property may be designated under Part IV, Section 29 of the Ontario Heritage Act, if it meets two or more of the nine criteria.

Staff have determined that the property at 309 Cherry Street meets Ontario Regulation 9/06, the criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act under design / physical, historical / associative, and contextual values, the attributes of which are reflected in the Statement of Significance (Attachment 3).

On March 16, 2023, the City received a consolidated revised Zoning By-law Amendment application for two previously submitted and appealed Zoning By-law Amendment applications (16 271912 STE 30 OZ and 12 131809 STE 30 OZ). The consolidated Zoning By-law application resubmission is related to the proposed redevelopment of the subject property for two building blocks comprised of two towers (39-storeys and 47-storeys) on individual U-shaped, multi-storey (8-11-storey) podiums with residential and commercial uses. The new development will be bound by Cherry Street, Villiers Street, Commissioners Street, and the proposed future Foundry Street (west of and parallel to Munition Street). The application proposes the retention of the three elevations and structural elements of the former Bank of Montreal and adaptive re-use of the former Canadian Oil Companies warehouse in situ for commercial use; however, the precise degree of retention of this structure has yet to be determined and is the subject of further discussions with the applicant. Additionally, on November 15, 2021, the City received a Draft Plan of Subdivision application (21 234718 STE 14 SB) related to the same proposed redevelopment as described above.

City Clerks issued a complete application notice for the Draft Plan of Subdivision application on March 4, 2022. On March 24, 2022, a waiver was provided extending the 90 days time period in which City Council must make a decision regarding Part IV designation in respect to the above noted applications under the Ontario Heritage Act until March 2023 which was further extended to March 31, 2024. In order to meet prescribed timelines under the Ontario Heritage Act, Council must make a decision at its March 20, 2024 meeting to provide sufficient time for the City Clerk to issue a notice of intention to designate before the waiver expires.

The Prescribed Event occurred on this property before January 1, 2023, therefore, Section 29(1.2) 1 of the Ontario Heritage Act does not apply to require the property be included in the City's Heritage register prior to Council stating the notice of intention to designate on this property.

Designation enables City Council to review proposed alterations or demolitions to the property and enforce heritage property standards and maintenance.

The Planning and Housing Committee recommends that:

1. City Council state its intention to designate the property at 505 University Avenue (including entrance address at 136 Edward Street) under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance; 505 University Avenue (Reasons for Designation) attached as Attachment 3 to the report (January 4, 2024) from the Interim Chief Planner and Executive Director, City Planning.

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

This report recommends that City Council state its intention to designate the property at 505 University Avenue (including entrance address at 136 Edward Street) under Part IV, Section 29 of the Ontario Heritage Act for its cultural heritage value according to the Statement of Significance and description of Heritage Attributes found in Attachment 3.

Located on the northeast corner of University Avenue and Edward Street, the property at 505 University Avenue contains the Shell Oil Building. Designed by the prominent architectural firm of Marani and Morris, the building was originally intended to be constructed to a height of 20-storeys. However, the Shell Oil Building was erected in two phases, with the first 13 storeys completed in 1958 and the uppermost 7 storeys added in 1966 using a novel mobile crane modification created specifically for this project and signalling a technical achievement in local high-rise construction.

The Canadian office of Shell Oil was originally located in Montreal since 1925 until its new headquarters opened on University Avenue in 1958. The Shell Oil Building at 505 University Avenue forms part of the collection of Marani & Morris-designed buildings contributing to the rise of architecture in the post-World War II era along the grand ceremonial boulevard of University Avenue, including the adjacent Maclean-Hunter Building, built in 1961 (481 University Avenue), the nearby Bank of Canada Building, built in1958 (250 University Avenue) and the Metro Toronto Court House, built in 1966 (361 University Avenue) that are already recognized as heritage properties by City Council.

Prior to the opening of its headquarters in Toronto, Shell Oil also commissioned The Shell Oil Tower at Exhibition Place, a modernist landmark designed by George Robb. The innovative nine-storey column of steel and glass topped by a viewing platform and large analogue clock was built to promote Shell Oil to visitors to the Canadian National Exhibition when it opened in 1955 (the same year that Shell purchased the property at 505 University Avenue for their new Head Quarters) and while the site was leased until 1973. Together, the Shell Oil Building and the Shell Oil Tower demonstrated the company's vision and investment in high quality modern architecture in Toronto.

Staff have determined that the property at 505 University Avenue meets Ontario Regulation 9/06, the criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act under all three categories of design/physical, historical/associative and contextual values. A property may be designated under Part IV, Section 29 of the Ontario Heritage Act, if it meets two or more of the nine criteria.

On August 31, 2022 the City received a Zoning By-law Amendment application proposing to demolish the existing Shell Oil Canada building to permit the construction of a new 64-storey mixed-use building with a 12-storey office podium and residential units above. 

A Heritage Impact Assessment completed by GBCA Architects and dated August 15, 2022 was submitted to support the application and is currently under review.

The City Clerk issued a complete application notice on October 28, 2022. The property owner has provided a waiver to extend the 90-day timeline to April 1, 2024. Council must make a decision on or before its March 20, 2024 meeting to provide sufficient time for the City Clerk to issue a notice of intention to designate before the waiver expires.

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

At its meeting on January 18, 2024 the Toronto Preservation Board considered Item PB13.2 and made recommendations to City Council.

Summary from the report (January 3, 2024) from the Senior Manager, Heritage Planning, Urban Design, City Planning:

This report recommends that City Council state its intention to designate the property at 505 University Avenue (including entrance address at 136 Edward Street) under Part IV, Section 29 of the Ontario Heritage Act for its cultural heritage value according to the Statement of Significance and description of Heritage Attributes found in Attachment 3.

Located on the northeast corner of University Avenue and Edward Street, the property at 505 University Avenue contains the Shell Oil Building. Designed by the prominent architectural firm of Marani & Morris, the building was originally intended to be constructed to a height of 20-storeys. However, the Shell Oil Building was erected in two phases, with the first 13 storeys completed in 1958 and the uppermost 7 storeys added in 1966 using a novel mobile crane modification created specifically for this project and signalling a technical achievement in local high-rise construction.

The Canadian office of Shell Oil was originally located in Montreal since 1925 until its new headquarters opened on University Avenue in 1958. The Shell Oil Building at 505 University Avenue forms part of the collection of Marani & Morris-designed buildings contributing to the rise of architecture in the post-World War Two era along the grand ceremonial boulevard of University Avenue, including the adjacent Maclean-Hunter Building, 1961 (481 University Avenue), the nearby Bank of Canada Building, 1958 (250 University Avenue) and the Metro Toronto Court House, 1966 (361 University Avenue) that are already recognized as heritage properties by City Council.

Prior to the opening of its headquarters in Toronto, Shell Oil also commissioned The Shell Oil Tower at Exhibition Place, a modernist landmark designed by George Robb. The innovative nine-storey column of steel and glass topped by a viewing platform and large analogue clock was built to promote Shell Oil to visitors to the Canadian National Exhibition when it opened in 1955 (the same year that Shell purchased the property at 505 University Avenue for their new Headquarters) and while the site was leased until 1973. Together, the Shell Oil Building and the Shell Oil Tower demonstrated the company's vision and investment in high quality modern architecture in Toronto.

Staff have determined that the property at 505 University Avenue meets Ontario Regulation
9/06, the criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act under all three categories of design / physical, historical / associative and contextual values. A property may be designated under Part IV, Section 29 of the Ontario Heritage Act, if it meets two or more of the nine criteria.

On August 31, 2022 the City received a Zoning By-law Amendment application proposing to demolish the existing Shell Oil Canada building to permit the construction of a new 64-storey mixed-use building with a 12-storey office podium and residential units above.

A Heritage Impact Assessment completed by GBCA Architects and dated August 15, 2022 was submitted to support the application and is currently under review.

The City Clerk issued a complete application notice on October 28, 2022. The property owner has provided a waiver to extend the 90-day timeline to April 1, 2024. Council must make a decision on or before its March 20, 2024 meeting to provide sufficient time for the City Clerk to issue a notice of intention to designate before the waiver expires.

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

The Planning and Housing Committee recommends that:

1. City Council state its intention to designate the property at 78 Mimico Avenue under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance; 78 Mimico Avenue (Reasons for Designation) attached as Attachment 3 to the report (January 9, 2024) from the Interim Chief Planner and Executive Director, City Planning.

2. City Council state its intention to designate the property at 80 Mimico Avenue under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance; 80 Mimico Avenue (Entrance Address at 84 Mimico Avenue) (Reasons for Designation) attached as Attachment 4 to the report (January 9, 2024) from the Interim Chief Planner and Executive Director, City Planning.

3. City Council state its intention to designate the property at 86 Mimico Avenue under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance; 86 Mimico Avenue (Reasons for Designation) attached as Attachment 5 to the report (January 9, 2024) from the Interim Chief Planner and Executive Director, City Planning.

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

This report recommends that City Council state its intention to designate the properties located at 78, 80 and 86 Mimico Avenue under Part IV, Section 29 of the Ontario Heritage Act for their cultural heritage value.

Located on the north side of Mimico Avenue at Station Road in Mimico, the properties at 78, 80 and 86 Mimico Avenue were constructed between 1920 and 1929 as main street commercial structures with residential/office uses above. Although constructed separately, these three buildings display a remarkable level of visual cohesion, sharing architectural elements including two storey profile, cornices, parapets, storefronts, and second storey apartments/offices.

These three properties are representative examples of the main street commercial building typology from Mimico's streetcar period (1918-1939) following the First World War, when Mimico experienced significant growth primarily along the north side of Mimico Avenue and where commercial structures were grouped together at the intersections of Lakeshore Boulevard West, Queens Avenue, and Station Road.  

The property at 80 Mimico Avenue was constructed in 1920 by John and Percy MacKenzie for their business, John MacKenzie and Son Dairy. The MacKenzie family sold the property at 80 Mimico Avenue in 1928 and in 1929, John, Percy, and Clarence MacKenzie constructed the building at 78 Mimico Avenue to accommodate their expanded dairy which operated as the Hillside Dairy from 1932-1943, and Silverwoods Dairy from 1944-1955. As such, a dairy operated for 35 years on the main street of Mimico. The property at 80 Mimico Avenue was purchased by Anthony Joseph in 1928, whose family would operate a grocery store there from 1929 until 1969.

Constructed between 1923 and 1924 for the Union Bank of Canada, 86 Mimico Avenue served as the branch of the Royal Bank of Canada from 1925-1935 prior to being purchased and occupied by Florence Weber in 1953, who would reside there for the next five decades.

As a group, the subject properties anchor the northeast corner of Mimico Avenue and Station Road and are important in defining, maintaining, and supporting the predominantly early-twentieth century main street character of Mimico Avenue, which includes a mix of early-twentieth century residential and commercial structures.

The properties located at 78, 80 and 86 Mimico Avenue were identified as having potential cultural heritage value in the Mimico 20/20 Revitalization Cultural Heritage Resource Assessment (CHRA) prepared in 2012 by URS Canada as a key component of the Mimico 20/20 Action Plan. The Mimico 20/20 Revitalization Cultural Heritage Resource Assessment identified the properties, along with the north side of Mimico Avenue between Queens Avenue and Station Road, as worthy of further investigation as either a potential Cultural Heritage Landscape or Heritage Conservation District "due to their cohesive character and level of integrity."

Staff have completed the Research and Evaluation Report for the properties at 78, 80 and 86 Mimico Avenue and determined that the properties meet Ontario Regulation 9/06, the criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act under Design/Physical and Contextual Value. As such, the properties are significant built heritage resources.

On May 15, 2023, Demolition Permit Application 23 145944 DEM 00 DM was submitted for the property at 78 Mimico Avenue and Demolition Permit Application 23 145960 DEM 00 DM was submitted for the property at 80 Mimico Avenue. The applications are currently under review.

Designation enables City Council to review proposed alterations or demolitions to the properties and enforce heritage property standards and maintenance. The Bill 108 Amendments to the Ontario Heritage Act included a shift in Part IV designations related to Planning Act applications that would trigger a Prescribed Event. Section 29(1.2) of the Ontario Heritage Act now restricts City Council's ability to give notice of its intention to designate a property under the Act to within 90 days after the City Clerk gives notice of a complete application.

A "Prescribed Event" is a point of time when the application for an Official Plan Amendment, Zoning By-law Amendment and/or Draft Plan of Subdivision Application has been deemed complete and the City Clerk provides notice of that complete application to the public in accordance with the Planning Act. 

A Heritage Impact Assessment is required for all development applications that affect listed and designated properties and will be considered when determining how a heritage property is to be conserved.

At its meeting on January 18, 2024 the Toronto Preservation Board considered Item PB13.1 and made recommendations to City Council.

Summary from the report (January 9, 2024) from the Senior Manager, Heritage Planning, Urban Design, City Planning:

This report recommends that City Council state its intention to designate the properties located at 78, 80 and 86 Mimico Avenue under Part IV, Section 29 of the Ontario Heritage Act for their cultural heritage value.

Located on the north side of Mimico Avenue at Station Road in Mimico, the properties at 78, 80 and 86 Mimico Avenue were constructed between 1920 and 1929 as main street commercial structures with residential / office uses above. Although constructed separately, these three buildings display a remarkable level of visual cohesion, sharing architectural elements including two storey profile, cornices, parapets, storefronts, and second storey apartments / offices.

These three properties are representative examples of the main street commercial building typology from Mimico's streetcar period (1918-1939) following the First World War, when Mimico experienced significant growth primarily along the north side of Mimico Avenue and where commercial structures were grouped together at the intersections of Lakeshore Boulevard West, Queens Avenue, and Station Road.

The property at 80 Mimico Avenue was constructed in 1920 by John and Percy MacKenzie for their business, John MacKenzie and Son Dairy. The MacKenzie family sold the property at 80 Mimico Avenue in 1928 and in 1929, John, Percy, and Clarence MacKenzie constructed the building at 78 Mimico Avenue to accommodate their expanded dairy which operated as the Hillside Dairy from 1932-1943, and Silverwoods Dairy from 1944-1955. As such, a dairy operated for 35 years on the main street of Mimico. The property at 80 Mimico Avenue was purchased by Anthony Joseph in 1928, whose family would operate a grocery store there from 1929 until 1969.

Constructed between 1923 and 1924 for the Union Bank of Canada, 86 Mimico Avenue served as the branch of the Royal Bank of Canada from 1925-1935 prior to being purchased and occupied by Florence Weber in 1953, who would reside there for the next five decades.

As a group, the subject properties anchor the northeast corner of Mimico Avenue and Station Road and are important in defining, maintaining, and supporting the predominantly early-twentieth century main street character of Mimico Avenue, which includes a mix of early-twentieth century residential and commercial structures.

The properties located at 78, 80 and 86 Mimico Avenue were identified as having potential cultural heritage value in the Mimico 20/20 Revitalization Cultural Heritage Resource Assessment prepared in 2012 by URS Canada as a key component of the Mimico 20/20 Action Plan. The Cultural Heritage Resource Assessment identified the properties, along with the north side of Mimico Avenue between Queens Avenue and Station Road, as worthy of further investigation as either a potential Cultural Heritage Landscape or Heritage Conservation District "due to their cohesive character and level of integrity."[1]

Staff have completed the Research and Evaluation Report for the properties at 78, 80 and 86 Mimico Avenue and determined that the properties meet Ontario Regulation 9/06, the criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act under Design / Physical and Contextual Value. As such, the properties are significant built heritage resources.

On May 15, 2023, Demolition Permit Application 23 145944 DEM 00 DM was submitted for the property at 78 Mimico Avenue and Demolition Permit Application 23 145960 DEM 00 DM was submitted for the property at 80 Mimico Avenue. The applications are currently under review.

Designation enables City Council to review proposed alterations or demolitions to the properties and enforce heritage property standards and maintenance. The Bill 108 Amendments to the Ontario Heritage Act included a shift in Part IV designations related to Planning Act applications that would trigger a Prescribed Event. Section 29(1.2) of the Ontario Heritage Act now restricts City Council's ability to give notice of its intention to designate a property under the Act to within 90 days after the City Clerk gives notice of a complete application.

A "Prescribed Event" is a point of time when the application for an Official Plan Amendment, Zoning By-law Amendment and / or Draft Plan of Subdivision Application has been deemed complete and the City Clerk provides notice of that complete application to the public in accordance with the Planning Act.

A Heritage Impact Assessment is required for all development applications that affect listed and designated properties and will be considered when determining how a heritage property is to be conserved.

The Planning and Housing Committee:

1. Directed the Chief Planner and Executive Director, City Planning to review and report back to the Planning and Housing Committee by the fourth quarter of 2024 on whether the City should adopt a by-law under Section 45 of the Planning Act to establish criteria that would limit what qualifies as a minor variance when applicants request additional height for large-scale multi-storey development proposals that already hold site-specific zoning permissions as an outcome of a private application for rezoning.

My constituents have observed a pattern of Committees of Adjustment making significant changes that appear to undermine the City's zoning bylaws and the public consultations on which they are based. Some of these decisions permit changes that seem far from "minor", such as granting additional height and density to a large-scale multi-storey development despite the city and community having successfully negotiated site-specific zoning  for a less intrusive building.

In one recent example, a Committee of Adjustment permitted a 27 storey building at 316 Bloor Street West to add 8 more storeys, (a 27.6% increase) just a few years after the developer had negotiated approval for its building by accepting a 27 storey limit. Just weeks before, another Committee gave the opposite result in the very similar case at 300 Bloor Street West, a few doors away. Such apparent inconsistency and lack of clarity undermines public confidence in Toronto's land use decision-making, and in the worth of the consultation processes that we invite the public to. See, for example, the enclosed letter of concern from the Annex Ratepayers’ Association.

Section 45 of the Planning Act allows a municipality to adopt a by-law that establishes criteria for a minor variance in addition to the tests in the Planning Act.

The Planning and Housing Committee did not adopt Item PH9.14, as the motion to adopt item as amended failed.

Ward 11 contains a number of fraternity and sorority residences that provide accommodation for four or more students. In exchange for payment, students occupy dwelling rooms that are comparable to the dwelling rooms that will be regulated under the Multi-tenant House Licensing By-law when it comes into force in April 2024. At present, fraternities and sororities are not required to hold a city licence in order to provide such accommodation.

The Multi-tenant House Licensing By-law is intended to ensure that those who pay to occupy dwelling rooms have a safe, adequate and dignified place to live, that the facility is known to comply with applicable laws, and that an owner and person in charge are clearly identified and accountable for its legal compliance.

In 2018 staff delivered a report, Fraternity and Sorority Houses Exemption to Chapter 285, Rooming Houses and through that report, were directed by council to identify licensing requirements for fraternity and sorority housing (see adopted recommendation number three, https://secure.toronto.ca/council/agenda-item.do?item=2018.LS25.2).  After that review, staff recommended that MTH licensing requirements should apply to fraternity and sorority residences.

Almost all of Toronto’s fraternity and sorority residences are located in Ward 11. In December 2022, when Council considered the Multi-tenant House Licensing By-law on short notice, staff proposed that the bylaw should apply to fraternity and sorority housing. However, the Ward Councillor had not had an opportunity to consult with her constituents, to meet with the sororities and fraternities, or to investigate whether this proposal was necessary to protect the interests of the students and of their neighbours. Accordingly, this provision was deleted from the MTH bylaw before approval.

In the 13 months since that time, the Ward Councillor has consulted with her constituents and with representatives of sororities and fraternities. Residents advise that the fraternities and sororities in Ward 11 continue to have a pattern of conflicts with their neighbours and limited compliance with city bylaws. The mere fact that fraternities and sororities were not previously regulated does not immunize them from becoming regulated now. Nor have we seen any evidence that regulation under the Multi-tenant House Licensing By-law would prevent fraternities and sororities from providing affordable student housing in Ward 11. The requirements of the Multi-tenant House Licensing By-law are modest and reasonable. Those who live in dwelling rooms in fraternities or sororities deserve the same legal protections as those who live in other dwelling rooms.

Now that MLS has spent more than a year preparing for detailed implementation of the Multi-tenant House Licensing By-law, and that two MTH-related reports will be before the Planning and Housing Committee in February 2024, it is appropriate for Council to revisit staff’s original recommendation to protect students and their neighbours by regulating fraternity and sorority residences under the Multi-tenant House Licensing By-law.

In addition, MLS will be bringing a report to Planning and Housing Committee and City Council in 2025 after the first year of operating under the new MTH bylaw.  In that report, staff should review whether a related form of housing should also be regulated by the MTH bylaw: co-operative student residences owned or leased by a non-profit, nonshare corporation that provide housing accommodation on a cooperative basis. No reason for the continued exemption of these residences has yet been provided.

Announcements

The Chair acknowledged that the Planning and Housing Committee was meeting on the traditional territory of many nations including the Mississaugas of the Credit, the Anishnabeg, the Chippewa, the Haudenosaunee and the Wendat peoples and is now home to many diverse First Nations, Inuit and Métis peoples. The Chair also acknowledged that Toronto is covered by Treaty 13 with the Mississaugas of the Credit.

Where the Members of the Planning and Housing Committee listed in the attendance for this meeting participated remotely, they were counted for quorum as permitted by Section 189(4.2) of the City of Toronto Act, 2006, and City Council's Procedures.