Agenda

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

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

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

January 31, 2025

toronto.ca/council

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

- O Canada

- Moment of Silence

Report of the Executive Committee from Meeting 20 on January 28, 2025

Submitted by Mayor Olivia Chow, Chair

Report of the Planning and Housing Committee from Meeting 18 on January 23, 2025

Submitted by Councillor Gord Perks, Chair

Report of the Etobicoke York Community Council from Meeting 19 on January 9, 2025

Submitted by Councillor Stephen Holyday, Chair

Report of the North York Community Council from Meeting 20 on January 9, 2025

Submitted by Councillor James Pasternak, Chair

Report of the Scarborough Community Council from Meeting 19 on January 14, 2025

Submitted by Councillor Paul Ainslie, Chair  

Report of the Toronto and East York Community Council from Meeting 19 on January 14, 2025

Submitted by Councillor Chris Moise, Chair

New Business submitted by City Officials.

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

Members of Council may file petitions.

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

City Council will review the Order Paper.

The General Government Committee forwarded the item to City Council without recommendation.

At its October 9 and 10, 2024 Council meeting, during its consideration of Item GG16.3: Status of Outstanding Payments in Lieu of Tax Amounts for Federal, Provincial and Municipal Properties, a Motion to amend the item was carried requesting that the Chief Financial Officer and Treasurer report back to the November 20, 2024 General Government Committee meeting on:

- How the City of Toronto will determine and collect payments in lieu of taxes for those businesses which Metrolinx has expropriated and closed in Business Improvement Areas; and

- How the City of Toronto will compensate the Business Improvement Area levies for these properties. 

This report is being written by Revenue Services in consultation with Economic Development and Culture and Legal Services.

The Executive Committee recommends that:

1. City Council accept an Offer to Purchase from 2-Spirited People of the 1st Nations for the sale of a portion of the City-owned property municipally known as 996 Woodbine Avenue as described in Attachment 2 (the "Developable Property") to the report (January 14, 2025) from the Executive Director, Corporate Real Estate Management, for the nominal sum of $2.00, on such terms and conditions as may be deemed appropriate by the Executive Director, Corporate Real Estate Management, in consultation with the Chief Executive Officer, Toronto Transit Commission and the Director, Indigenous Affairs Office, and in a form acceptable to the City Solicitor.

2. City Council authorize the Executive Director, Corporate Real Estate Management to assume all costs and charges related to the disposal of the Developable Property including, but not limited to, land transfer tax, reasonable expenses related to third party consultants, legal and surveying costs, and to waive any customary City related charges and fees associated with the conveyance of lands.

3. City Council authorize the City Solicitor to complete the disposal of the Developable Property on behalf of the City, including making payment of any necessary expenses and amending the closing and other dates to such earlier or later date(s) on such terms and conditions as they may from time to time consider reasonable and City Council authorize the appropriate City officials to take necessary action to give effect to City Council's decision.

Since July 2023, CreateTO, Corporate Real Estate Management (CREM), Toronto Shelter and Support Services (TSSS) and the Indigenous Affairs Office have worked collaboratively with the 2-Spirited People of the 1st Nations ("2-Spirits") in identifying potential sites for Toronto's first purpose built emergency shelter for 2SLGBTQIA+ Indigenous individuals seeking shelter or fleeing violence.

The City-owned property at 996 Woodbine Avenue (the "Property") has been identified as the preferred site, and 2-Spirits is proposing to construct and operate an 11-bed emergency shelter to meet the unique needs of Toronto's 2SLGBTQIA+ Indigenous community. The proposed emergency shelter includes an integrated transitional housing component, as well as 24/7/365 onsite staff to provide culturally appropriate supports.

To support 2-Spirits' initiative, as an effort to forward the City's commitments set out in the City's Reconciliation Action Plan 2022-2032 (RAP), and to address the critical need for additional 2SLGBTQIA+ shelter space and transitional housing, City staff are seeking Council authority to transfer a portion of the Property to 2-Spirits for nominal consideration.

2-Spirits is a Toronto based Indigenous community organization offering a wide range of social services and supports within Toronto and is a member of Toronto Aboriginal Support Services Council. 2-Spirits has been in operation for over 30 years providing support to the Indigenous and Two Spirit community and leads and operates a Toronto Community Crisis Service team in partnership with Social Development, Finance and Administration.

The Executive Committee recommends that:

1. City Council request the Board of Directors, CreateTO to direct the Chief Executive Officer, CreateTO to work with the Executive Director, Corporate Real Estate Management, the Executive Director, Social Development, Finance and Administration, the General Manager, Parks and Recreation, the Executive Director, Development Review, the Chief Planner and Executive Director, City Planning and the Executive Director, Housing Secretariat, to advance the Development Master Plan process as outlined in Attachment 1 to the report (January 14, 2025) from the Executive Director, Corporate Real Estate Management.

2. City Council direct the Executive Director, Development Review to initiate the City-initiated Planning Approval process required to facilitate redevelopment as outlined in Attachment 1 to the report (January 14, 2025) from the Executive Director, Corporate Real Estate Management.

3. City Council direct the Executive Director, Corporate Real Estate Management, in consultation with the Executive Director, Social Development, Finance and Administration, to develop a relocation and re-accommodation strategy for existing Community Space Tenancy Policy tenants located on the property, that will form part of the process to create the Development Master Plan.

4. City Council request the Board of Directors, CreateTO to direct the Chief Executive Officer, CreateTO, in consultation with the Executive Director, Corporate Real Estate Management, to negotiate agreements with Toronto Lands Corporation and/or Toronto District School Board, as appropriate, for the Development Master Plan and report back to City Council on negotiated terms.

This report seeks City Council approval to advance a City-initiated Development Master Plan and Planning Approval Process for the redevelopment of 705 Progress Avenue. It also provides an update on work completed to-date to advance the Development Master Plan, in coordination with Toronto Lands Corporation (TLC), on behalf of the Toronto District School Board (TDSB), and enables CreateTO to work with TLC on the successful delivery of the project, including the Development Master Plan whose key terms are outlined in Attachment 1. TLC oversees the acquisition, asset management, redevelopment, and sales of all properties in the TDSB real estate portfolio.

705 Progress Avenue is a 10.9-acre property jointly owned on a 50/50 basis by the City of Toronto and TDSB. It was acquired in August 1996 by the former City of Scarborough in partnership with the former Scarborough Board of Education to develop a new elementary school and municipal park. The site is well served by existing and planned transit options and is within the Council-adopted Scarborough Centre Station Protected Major Transit Station Area.

The site is currently developed with low-rise, non-residential buildings initially intended for light industrial uses. The property currently contains 55 commercial units, including active leases with market-rate tenants and below-market-rate tenants, along with City divisions, agencies, and corporations.

In November 2021, City Council directed staff, in consultation with CreateTO and in collaboration with TDSB, to create a Development Master Plan for the site. City Council direction included advancing Official Plan and/or Zoning By-law Amendments to allow a mixed-use development to achieve multiple city-building outcomes. These outcomes include:

-Constructing a new public school;

-Creating a large park;

-Building new affordable housing; and

-Establishing a permanent community hub for local not-for-profit organizations.

In response to City Council direction, CreateTO (on behalf of the City of Toronto), and TLC (on behalf of TDSB) have established a Working Committee and developed a joint and non-binding Project Charter to advance a Development Master Plan and Conceptual Phasing Strategy. The Working Committee includes representatives from the following City of Toronto divisions: City Planning; Development Review, Corporate Real Estate Management; Housing Secretariat; Parks and Recreation; and Social Development, Finance, and Administration.

The Development Master Plan and Conceptual Phasing Strategy have been developed with a view to minimize impacts on existing Community Space Tenancy Policy tenants. Development of the site is anticipated to be phased over several years. In consultation with stakeholders, a relocation and re-accommodation strategy will be developed. This will enable uninterrupted community services for existing tenants operating under the City's Community Space Tenancy Policy and will be refined as the Development Master Plan and phasing strategy are further developed.

This report was prepared in consultation with the Working Committee and TLC (on behalf of TDSB).

The Executive Committee recommends that:

1. City Council direct the Executive Director, Corporate Real Estate Management and request the Board of Directors, CreateTO to direct the Chief Executive Officer, CreateTO to:

a. re-examine short and medium potential future uses for Old City Hall, substantially in accordance with the Revitalization and Management Principles outlined in Attachment 1 to the report (January 14, 2025) from the Executive Director, Corporate Real Estate Management, and other considerations outlined in the report (January 14, 2025) from the Executive Director, Corporate Real Estate Management, and report back to City Council by no later than the second quarter of 2026; and

b. provide a feasibility study for establishing a City of Toronto Museum, Toronto Public Library branch and other complementary uses at Old City Hall that includes estimated capital and operating costs, potential for a City-run operating model, creating a foundation to receive philanthropic donations, and an examination of architectural, design and layout challenges/opportunities.

2. City Council direct the Deputy City Manager, Corporate Services and the Chief Financial Officer and Treasurer to explore the feasibility of partnering with the Canada Infrastructure Bank to invest in key City of Toronto civic assets, including Old City Hall, Nathan Phillips Square and Mel Lastman Square, such that they may be brought to a state of good repair that better supports public access, civic engagement and community programming.

The purpose of this report is to provide an update on the efforts made by staff to date to occupy and program Old City Hall (OCH) and recommend next steps.

Built between 1889 and 1899, OCH is an example of civic architecture, a widely recognized city landmark at the junction of Bay and Queen Streets and a National Historic Site. Since 1972, the primary tenant of OCH had been the Ontario Infrastructure and Lands Corporation, more commonly known as Infrastructure Ontario (IO), acting on behalf of the Government of Ontario (the "Tenant"). The space was leased for use by the Provincial Courts. OCH has also been home to the Provincial Offenses Courts, managed by the City of Toronto's Court Services Division.

The Provincial Courts have relocated to the new Toronto courthouse adjacent to Toronto City Hall at 10 Armoury Street, and the Provincial Offenses Courts will re-locate to St. Lawrence Market North by the end of April 2025, leaving OCH vacant with no further active uses currently planned.

As directed by City Council in 2018, staff have utilized a variety of strategies to program OCH in anticipation of this vacancy, including seeking a head lessee to implement a long-term mixed-use property management and tenanting model. These efforts were unsuccessful, given a range of factors detailed in this report, including market conditions and the costs associated with bringing the building to a suitable state of good repair for use. For example, in 2019, it was estimated that a full restoration and upgrade of the building would require approximately $225 million in 2020 dollars. Furthermore, given the historic and complex nature of the building, including an inefficient floor plan and heritage status, any future use will need to consider opportunities to improve the leasable area and the need to conserve and protect the heritage character and attributes of the building.

Staff now recommend renewed actions to facilitate temporary, interim uses, along with undertaking new examinations to determine a longer-term operating model and future uses for OCH. Corporate Real Estate Management (CREM) and CreateTO have assembled a team to identify both short and longer term uses, in consultation with Economic Development and Culture (EDC), Toronto Public Library (TPL) and other relevant City Divisions and Agencies. CreateTO will advise CREM on options for future uses and operating models, while CREM will continue to maintain the property in its role of asset owner.

Previous work to occupy and program OCH will inform staff's next steps for a renewed approach to this historical asset. In addition, the following Revitalization and Management Principles will guide decision-making related to any future long-term uses and programming for OCH:

-Increase Public Access and Interest;

-Conserve the National Historic Site;

-Foster Local Economic Development; and

-Achieve Financial Sustainability.

Staff will report back to City Council by the second quarter of 2026 on the findings of this renewed analysis.

As a responsible asset owner, CREM will continue to undertake work to satisfy any health, safety, and legislative requirements to ensure OCH is safe and preserved in its soon-to-be vacant state, pending a broader restoration and upgrade of the building once a long-term use has been identified.

The Executive Committee recommends that:

1. City Council, as Shareholder of Toronto Seniors Housing Corporation, approve the request by the Toronto Seniors Housing Corporation Board of Directors in the letter (January 8, 2025) from the Chief Executive Officer, Toronto Seniors Housing Corporation, forming Attachment 1 to the report (January 13, 2025) from the City Manager, to amend Section 6.1, Composition of the Board, of the Toronto Seniors Housing Corporation Shareholder Direction to include the City Manager, or designate who is an employee of the City, sitting in an ex-officio non-voting capacity until December 31, 2026, and City Council authorize the City Manager to execute the necessary amendment to the Shareholder Direction attached as Schedule 1 to the report (January 13, 2025) from the City Manager.

The purpose of this report is to transmit and recommend approval of a request to City Council from the Board of the Toronto Seniors Housing Corporation (TSHC) that the composition of the Board include the City Manager, or designate who is an employee of the City, sitting in an ex-officio non-voting capacity until December 31, 2026.

Section 7.3 of the Shareholder Direction and the provisions of the Business Corporation Act (Ontario) state that TSHC cannot, without the approval of the Shareholder (the City of Toronto), make any change to the number of Directors comprising the Board, or appoint Directors. Section 14 of the Shareholder Direction provides that the Shareholder Direction may only be amended by City Council as Shareholder of TSHC.

In accordance with these requirements, the Chief Executive Officer of TSHC has transmitted the Board's request to change the composition of the Board provided as Attachment 1, and City staff recommend approval in the form of an amendment to the Shareholder Direction, provided as Schedule 1 to this report.

The Executive Committee recommends that:

1. City Council amend Schedule 5, Moss Park Arena (140 Sherbourne Street), of the Arena Board of Management Relationship Framework with the City of Toronto by:

a. amending the composition in Section B.2.b. to read as follows:

Nine (9) persons who are appointed by Council at the beginning of each term, two (2) of whom may be nominated for consideration for appointment as follows: one (1) by the Central Toronto Skating Club and one (1) by the Moss Park House League.

2. City Council direct the Moss Park Arena Board of Management to develop a Skills Matrix for future Board appointments and submit it to the City Clerk by the end of the second quarter of 2025.

3. City Council direct the Moss Park Arena Board of Management to develop and implement a multi-year strategic plan and business plan, in consultation with the City Manager, that includes:

a. enhanced revenue streams to deliver on the mandate and programming of Moss Park Arena, including dasher board advertising opportunities;

b. providing free skating opportunities for the general public on at least one weekend day and one weekday;

c. considerations for fundraising campaigns to fund the resourcing of the Arena’s revitalization and enhance access for community and not-for-profit organizations;

d. considerations for the full reconstruction of the Moss Park Arena;

e. outcomes of community engagement on the revitalization of Moss Park Arena;

f. facility cleanliness, preventative maintenance and repairs; and

g. performance metrics to measure progress on the plans.

4. City Council direct the Moss Park Arena Board of Management to establish performance objectives and conduct an annual performance evaluation of the Arena’s General Manager.

5. City Council direct that Confidential Attachment 1 to the report (January 14, 2025) from the General Manager, Parks and Recreation remain confidential in its entirety as it pertains to personal matters about identifiable persons, labour relations information and potential litigation that may affect the City of Toronto.

6. City Council authorize the City Manager and the Moss Park Arena Board of Management or their delegates to take any necessary action to give effect to City Council's decision.

 
7. City Council authorize the City Solicitor to bring forward the necessary Bills to give effect to City Council’s decision.

This report responds to City Council's direction to the General Manager, Parks, Forestry and Recreation, now Parks and Recreation, in collaboration with the City Manager to develop a transition plan to change the governance and operations of Moss Park Arena from a Board of Management to a City-operated arena to come into effect by the end of 2025.

In addition, City Council directed that the Moss Park Arena Board, work with the General Manager, Parks and Recreation to review opportunities for the Moss Park Arena to enhance equitable community access to the Arena’s programs. City Council also directed the City Manager and General Manager, Parks and Recreation to report back on options to strengthen local access to programming and enhanced diversity of Board membership within current operating and governance structure of Moss Park Arena.

This report outlines the required actions to facilitate an effective transition, as well as implementation timelines and potential impacts including personnel, clientele and other liabilities and obligations.

The report also provides an analysis of the geographic reach of the Moss Park Arena programs as well as recent efforts to improve access to arena programs, and an update on Board diversity and enhanced local representation through the City's Public Appointments Policy.

The Executive Committee recommends that:

1. City Council approve the City of Toronto’s continued participation in Toronto Global, inclusive of:

a. annual funding of $2.3 million (2025), $2.4 million (2026) and $2.5 million (2027), for a total of $7.2 million over three years, for the period beginning April 1, 2025 and ending March 31, 2028, subject to the execution of a three-year Funding Agreement with Toronto Global; and

b. a minimum of three City of Toronto representatives on the Board of Directors of Toronto Global, including the Mayor of Toronto or designate appointed by the Mayor, the General Manager, Economic Development and Culture or designate, and a third (and any additional) public member appointed by City Council.

2. City Council authorize the General Manager, Economic Development and Culture to negotiate and execute a Funding Agreement with the Greater Toronto Area Region Investment Attraction (operating as Toronto Global) in accordance with Recommendation 1 above, and on such terms and conditions as are satisfactory to the City Manager and the Chief Financial Officer and Treasurer, and in a form approved by the City Solicitor.

Since its inception, Toronto Global has assisted in attracting approximately 280 new investment initiatives to the Greater Toronto Area, including the city of Toronto. These investment projects have generated approximately 17,000 direct jobs, created an additional 8,000 indirect jobs, and induced another 9,000 jobs, bringing the total to approximately 33,000 jobs within the Greater Toronto Area. Together, these investment projects accounted for approximately $3.8 billion in capital investment. A significant amount of these investment projects (74%) landed within the city of Toronto.

At its meeting on April 6, 2022, City Council adopted a recommended three-year revised funding agreement with the Greater Toronto Area Region Investment Attraction organization (operating as Toronto Global) ending on March 31, 2025.

Subject to continued funding contributions for Toronto Global from the governments of Ontario and Canada at no less than current levels, this report recommends that the City of Toronto renew its funding agreement with Toronto Global to strengthen collaboration and expand marketing efforts, in alignment with the Council-approved Action Plan for Toronto's Economy, for an additional three-year period ending March 31, 2028, at the following funding levels: $2.3 million (2025), $2.4 million (2026), and $2.5 million (2027), for a total of $7.2 million over 3 years.

The Executive Committee recommends that:

1. City Council approve the 10 percent functional design for the Eglinton East Light Rail Transit, as described in Attachment 1 to the report (January 14, 2025) from the Executive Director, Transit Expansion. 

2. City Council approve the Eglinton East Light Rail Transit Kennedy Station Alternative Design as outlined in the report (January 14, 2025) from the Executive Director, Transit Expansion and as shown in Figure 5 of Confidential Attachment 1 to the report (January 14, 2025) from the Executive Director, Transit Expansion, as the basis for advancing the Eglinton East Light Rail Transit design at the Kennedy station interface of the Eglinton East Light Rail Transit, Line 2 and the Scarborough Subway Extension.

3. City Council direct the Executive Director, Transit Expansion to continue exploring the three alternative Maintenance and Storage Facility sites noted in Confidential Attachment 1 to the report (January 14, 2025) from the Executive Director, Transit Expansion and report back to City Council in the first quarter of 2026 to:

a. confirm the preferred alternative Maintenance and Storage Facility site; and

b. seek any necessary authorities to advance the preferred alternative Maintenance and Storage Facility site to 10 percent design.

4. City Council direct the Executive Director, Transit Expansion to undertake the necessary works to prepare the project for the next phase of design, using funds previously approved in 2023 as part of EX10.17 and subsequently included in Transit Expansion Division’s 2024–2033 Capital Budget and Plan, including:

a. completion of a Constructability Assessment that will examine project sequencing, risks and interface challenges including Province’s Sheppard Subway Extension as well as the Scarborough Subway Extension, initial cost estimates and procurement considerations;

b. development of a project management and resourcing plan;

c. market sounding to verify the procurement approach for the Eglinton East Light Rail Transit, including light rail vehicles, in consultation with the Toronto Transit Commission;

d. updated and supplementary traffic and Light Rail Transit operations assessments based on current transit and transportation network information;

e. Subsurface Utility Engineering Level B investigations and topographic surveys along the Eglinton East Light Rail Transit corridor for key locations;    

f. commencement of an Environmental Assessment study for the Morningside Bridge-Highway 401 ramp reconfiguration included in the 10 percent design;

g. study confirming the New Military Trail right-of way configuration to complement the Light Rail Transit and the University of Toronto Scarborough Campus Master Plan, and commencement of an Environmental Assessment for a new roadway, in collaboration with Transportation Services; and

h. continued engagement with interested parties, including Indigenous rightsholders and the public related to relevant studies, assessments and property requirements.

5. Subject to City Council approval of Recommendation 4 above, and upon the completion of the Constructability Assessment, City Council direct the Executive Director, Transit Expansion, in consultation with the Chief Planner and Executive Director, City Planning, the General Manager, Transportation Services and the Chief Executive Officer, Toronto Transit Commission, to report back to City Council in the first quarter of 2026 with a recommended approach to advance the Eglinton East Light Rail Transit alignment to the next phase of design (30 percent), including a phasing approach that addresses the uncertainty and the potential overlap with the Sheppard Subway Extension, along Sheppard Avenue between Sheppard-McCowan Station and the new Maintenance and Storage Facility location.

6. City Council direct that Confidential Attachment 1 to the report (January 14, 2025) from the Executive Director, Transit Expansion remain confidential at this time, as it contains commercial information, supplied in confidence to the City, which, if disclosed, could reasonably be expected to prejudice significantly the competitive position or interfere significantly with the contractual or other negotiations of a person, group of persons, or organization and it involves the security of the property belonging to the City of Toronto.

7. City Council authorize the public release of Confidential Attachment 1 to the report (January 14, 2025) from the Executive Director, Transit Expansion following the Executive Director, Transit Expansion’s confirmation of the completion of the Eglinton East Light Rail Transit.

8. City Council endorse the Eglinton East Light Rail Transit project as a priority project for funding under the Canada Public Transit Fund and City Council direct the Executive Director, Transit Expansion, in consultation with the City Manager and the Chief Financial Officer and Treasurer, to take any necessary steps to work with the Provincial Government to prioritize the Eglinton East Light Rail Transit for funding under the Canada Public Transit Fund.

9. City Council delegate standing authority to the Executive Director, Transit Expansion, or designate, to sign and submit all documentation required to obtain the necessary permits and approvals under all applicable provincial and federal laws required to deliver the Eglinton East Light Rail Transit.

10. City Council forward the Item to the Toronto Transit Commission Board for information.

The Eglinton East Light Rail Transit (EELRT) is a proposed 18.6-kilometre LRT in Scarborough, with a total of 27 stops, from Kennedy Station to Sheppard-McCowan Station and Malvern Town Centre.

In December 2023, City Council adopted, with amendments, EX10.17, which approved the EELRT alignment. In accordance with Council direction under that report, and to further advance the EELRT, City staff have:

- Concluded the EELRT 10 percent functional design stage and the corresponding Transit and Rail Projects Assessment Process (TRPAP);

- Identified alternative Maintenance and Storage Facility (MSF) sites should permanent access to the preferred MSF site at 8300 Sheppard Avenue (Conlins Yard) not be available;

- Explored opportunities for a stop at Morningside Park;

- Investigated the opportunity for the cycling network to include off-street cycling facilities through the University of Toronto Scarborough (UTSC) campus; and

- Developed a Kennedy Station Alternative Design that removed EELRT structural dependence on the Province’s Scarborough Subway Extension (SSE) tunnel box structure.

This report provides an update on the items noted above as well as the Durham-Scarborough Bus Rapid Transit project and intergovernmental funding related to the EELRT.

To continue advancing the EELRT project, this report seeks Council approval for:

- The 10 percent functional design;

- Delegated authority to the Executive Director, Transit Expansion, to sign and submit all documentation required to obtain the necessary permits and approvals under all applicable provincial and federal laws required to deliver the EELRT, including the Statement of Completion. This authority is required conclude the TRPAP.

- The Kennedy Station Alternative Design as the basis for advancing the EELRT design at the Kennedy Station interface.

- Further exploring alternative MSF sites.

- Proceeding with work necessary to advance to the next phase of design (30 percent) within existing funding. This includes a Constructability Assessment that will:

- Examine project sequencing;

- Identify risks and interface challenges including with Province’s Sheppard Subway Extension as well as the Scarborough Subway Extension; and

- Provide initial cost estimates and procurement considerations.

- Endorsing the EELRT project as a priority project for funding under the Canada Public Transit Fund (CPTF).

Subject to Council approval of the recommendations in this report, City staff will report back in Q1 2026 with an update on the EELRT.

The Executive Committee recommends that:

1. City Council authorize the Executive Director, Transit Expansion, in consultation with relevant City Divisions, Waterfront Toronto and the Toronto Transit Commission, to develop a Phasing and Delivery Plan with updated project costing for the Waterfront East Light Rail Transit to confirm the delivery approach and identify recommendations for early phase transit improvements in advance of the full construction of the Waterfront East Light Rail Transit, using existing funds previously approved by City Council.

2. City Council approve advancing the Waterfront East Light Rail Transit Queens Quay East Extension design between Parliament Street and Cherry Street, beyond 60 percent design, as required, using existing funds previously approved by City Council, to facilitate project coordination with the Gardiner-Lake Shore East Realignment project.

3. City Council direct the City Manager and the Chief Financial Officer and Treasurer to inform the Provincial and Federal Governments of the City's funding commitments to the Waterfront East Light Rail Transit and request their financial support to fully fund the entire project.

4. City Council endorse the Waterfront East Light Rail Transit project as a priority project for funding under the Canada Public Transit Fund and City Council direct the Executive Director, Transit Expansion, in consultation with the City Manager and the Chief Financial Officer and Treasurer, to take any necessary steps to work with the Provincial Government to prioritize the entire project for funding under the Canada Public Transit Fund.

5. City Council delegate standing authority to the Executive Director, Transit Expansion, or designate, to sign and submit all documentation required to obtain the necessary permits and approvals under all applicable provincial and federal laws required to deliver the Waterfront East Light Rail Transit.

6. City Council direct the Executive Director, Transit Expansion, in consultation with relevant City Divisions, the Toronto Transit Commission and Waterfront Toronto, to report back to City Council in first quarter of 2026 with updates on:

a. the completion of 60 percent detailed design progress for Segments 2, 3 and Early Works, including on the cost estimate and funding requests, as required;

b. Phasing and Delivery Plan, including assessing opportunities for early phase transit improvements and for advancing Segment 1 through design and to procurement;

c. recommended property acquisitions, as required;

d. project coordination with major interfacing projects, including the Inner Harbour West Tunnel, Gardiner-Lake Shore East Realignment Project, Hydro One Cherry Street Bridge and Cherry Street Signal Tower;

e. design advancement of the Queens Quay East Extension, relating to project coordination with the Gardiner-Lake Shore East Realignment project;

f. Traffic Management Plan; and

g. intergovernmental discussions including the Canada Public Transit Fund.

7. City Council forward the Item to the Toronto Transit Commission Board and the Waterfront Toronto Board for information.

The Waterfront East Light Rail Transit (WELRT) is a City of Toronto priority transit project. According to growth projections, when fully built, this 3.8-kilometre planned transit line will provide over 50,000 daily trips, bringing higher-order transit to support an estimated 100,000 residents and 50,000 jobs along its alignment. The WELRT will provide improved transit options to the Central Waterfront, Lower Yonge, East Bayfront, Quayside, Keating Precinct, and the Port Lands communities, and is an integral part of the future development on Ookwemin Minising (formerly known as Villiers Island).

The WELRT design is comprised of three segments (See Attachment 2 – Figure 1).

1. Segment 1 provides the required capacity and operational improvements to the Union Station Loop and enables existing streetcar routes and the WELRT connections to Union through enhanced LRT portals on Queens Quay West.

2. Segment 2 includes the Queens Quay portion from Bay Street to Cherry Street, operating at street level through a dedicated transit right-of-way.

3. Segment 3 extends the 504A King Street streetcar route south along Cherry Street from the Distillery Loop, extending south across the Cherry Street rail bridge to a loop on Commissioners Street in the Port Lands. This segment will connect to the new river valley and parks being developed in the Port Lands and the planned communities within Ookwemin Minising.

The WELRT also includes the Yonge Street Slip Infill and Queens Quay Extension (collectively referred to as Early Works in this report), which will enable future construction of the project. In November 2023, under EX9.14, City Council approved advancing the 60 percent design for Segments 2 and 3 and Early Works. Segment 1 remains at 30% design until the Phasing and Delivery Plan (as recommended below) provides advice on advancing this segment.

This report provides an update on design advancement of the WELRT Segment 2 and 3 and Early Works. The report also outlines the risks and mitigations presented by interfacing projects, including the Gardiner Expressway and Lake Shore Boulevard East Reconfiguration (Gardiner Section 5), Inner Harbour West Tunnel and Metrolinx projects.

This report seeks Council authority to:

-Undertake a phasing and delivery plan (Phasing and Delivery Plan) that will confirm the delivery approach for the full LRT and options for early phase transit improvements in advance of the full construction of the WELRT;

-Sign the Statement of Completion to conclude the Transit and Rail Project Assessment Process (TRPAP) for submission to the Province, to meet regulatory requirements for the WELRT;

-Request that the Province and the Federal Government provide their share to fully fund the project; and

-Endorse the WELRT as a City priority project for funding under the Canada Public Transit Fund (CPTF).

Subject to Council approval of the recommendations in this report, City staff will report back in Q1 2026 with updates on:

-60% detailed design progress for Segments 2, 3 and Early Works, including an updated cost estimate and funding requests, as required;

-Results of the Phasing and Delivery Plan, including assessing opportunities for early phase transit improvements and for advancing Segment 1 through design and to procurement;

-Recommended property acquisitions/agreements;

-Project coordination with major interfacing projects;

-Update on the traffic management plan to address and mitigate the impacts of WELRT construction on road users, the public and to coordinate construction staging with other projects in the area; and

-Discussions regarding intergovernmental funding.

The Executive Committee recommends that:

1. City Council endorse the Preferred Alignments and Designs for the five new and reconfigured streets as included in Attachment 1 to the report (January 14, 2025) from the General Manager, Transportation Services.

2. City Council authorize the General Manager, Transportation Services to prepare the Environmental Study Report for the ReNew Golden Mile Environment Assessment, issue the Notice of Completion and post the Environmental Study Report in the public record in accordance with the requirements of the Municipal Class Environmental Assessment process for Schedule C projects. 

3. City Council approve the additional corridor improvements identified as part of the ReNew Golden Mile Environment Assessment for Jonesville Crescent and Ashtonbee Road, as shown in Attachment 2 to the report (January 14, 2025) from the General Manager, Transportation Services and City Council request the General Manager, Transportation Services to program the design and implementation of the improvements as part of future capital planning processes when the streets require reconstruction.

4. City Council request the General Manager, Transportation Services, in consultation with the General Manager, Toronto Water and the Chief, Toronto Paramedic Services, as part of the detailed design of the reconfiguration of Craigton Drive to reduce impacts to the Toronto Water Eglinton Pumping Station at 885 Pharmacy Avenue and Ashtonbee Reservoir at 21 Ashtonbee Road to allow for the long-term operational and maintenance needs, future expansion needs, and to include safety measures in the street design to mitigate the potential for collisions.

The ReNew Golden Mile Environmental Assessment Study (EA Study) was initiated in 2022. The EA Study builds on the Golden Mile Secondary Plan and Golden Mile Transportation Master Plan approved by City Council in October 2020.

The Golden Mile area, generally consisting of lands located along Eglinton Avenue East and Craigton Drive, between Victoria Park Avenue and Birchmount Road, has been influenced by agricultural, industrial, and commercial eras of development. The area became known as the "Golden Mile of Industry" during the post-World War II era with the construction of large-scale manufacturing buildings along Eglinton Avenue East, between Pharmacy Avenue and Birchmount Road. Large-scale commercial development generally occurred during the 1990's, replacing many of the former industrial buildings that fronted onto Eglinton Avenue East.

The Golden Mile Secondary Plan advanced a vision for a new mixed-use community with a range of tall, mid-rise and some low-rise buildings to be constructed over the next 20+ years. There are 14 sites with active development applications within the Plan Area. City Council has approved or accepted settlement offers for 12 of the 14 sites. These approvals and accepted settlement offers, combined with the balance of development potential for other sites in the area, are currently estimated to accommodate approximately 32,700 residential units, 57,500 residents and over 20,000 jobs (including replacement jobs).

The EA Study is completing phases 3 (Alternative Designs) and 4 (Environmental Study Report) of the Municipal Class Environmental Assessment (MCEA) process and establishes the preferred alignments and designs of new and reconfigured streets to support future development and growth. The EA process completed to date involved developing and evaluating alternative street alignments and designs for the following transportation infrastructure:

-A potential reconfiguration of O’Connor Drive, along with an extension to Birchmount Road;

-A new east-west public street north of Eglinton Avenue East from Victoria Park Avenue to Birchmount Road (“Golden Mile Boulevard”);

-A potential realignment, widening and reconfiguration of Craigton Drive to directly connect to Ashtonbee Road; and

-A potential reconfiguration of Thermos Road and Sinnott Road at the Eglinton Avenue East intersection.

The Preferred Alignments and Designs resulting from the EA process for each of the corridors are provided in Attachment 1.

Additionally, other corridor improvements are recommended along Jonesville Crescent and Ashtonbee Road to Birchmount Road that do not require completion of phases 3 and 4 of the MCEA. The corridor improvements will ensure these streets are complete streets to support existing and future residents and businesses.

City Council considered an interim staff report on June 26, 2024, which provided an update on the EA Study. The report summarized the process of developing and evaluating alternatives for both alignments and street designs, consultation undertaken on the alternatives and feedback received, the evaluation of the alternatives and presented Preliminary Recommended Alignments and Designs. Council endorsed the Preliminary Recommended Alignments and Designs for the purposes of completing the mandatory public consultation required during phase 3 of the MCEA process. Council also directed City staff to further consult with three property owners in the area on the alignment of the O’Connor Drive Extension between Lebovic Avenue and Birchmount Road.

The purpose of this report is to summarize the consultation undertaken on the Preliminary Recommended Alignments and Designs, refinements made to Recommended Alignments and Designs to address feedback received, where appropriate, and present the final Preferred Alignments and Designs. The report seeks endorsement from Council on the final Preferred Alignments and Designs and authorization for City staff to proceed with preparing and filing the Environmental Study Report for the EA Study in accordance with the MCEA process for Schedule C projects, and requests direction to proceed with the recommended corridor improvements along Jonesville Crescent and Ashtonbee Road identified in the Study as part of future capital planning processes.

Additionally, in accordance with Council direction from Item - 2024.MM23.8, this report also provides a summary of the appropriateness and the process requirements of a four vehicular lane design for the O’Connor Drive Reconfiguration and Extension from the ReNew Golden Mile EA’s western limit to Birchmount Drive.

It is anticipated that the full delivery of all of the ReNew Golden Mile EA streets would be fully realized in a long-term horizon of over 20+ years.

The Executive Committee recommends that:

1. City Council request the General Manager, Toronto Water to report back to the Infrastructure and Environment Committee, no later than third quarter of 2025, on a plan to implement three new and expanded subsidies under the City’s Basement Flooding Protection Subsidy Program, subject to City Council approval, for a home stormwater assessment subsidy, an increased backwater valve subsidy and an increased sump pump subsidy, addressing the following details:

a. subsidy amounts;

b. applicant eligibility and application requirements; and

c. refined cost and resource estimates.

2. City Council request the Executive Director, Environment, Climate and Forestry, in consultation with the Chief Financial Officer and Treasurer, the General Manager, Toronto Water, the General Manager, Transportation Services and any other relevant divisions, to report back to the Infrastructure and Environment Committee, no later than the third quarter of 2025, on a plan to implement a green infrastructure incentive program for private property, subject to City Council approval, addressing the following program details:

a. program administration;

b. eligible green infrastructure features, to include subsidized rain barrels at a similar subsidy as existing programs such as sump pumps and backwater valves;

c. subsidy amounts;

d. applicant eligibility and application requirements;

e. refined cost and resource estimates; and

f. potential funding sources for the program, including options that would not cause any financial impact on residential water users.

3. City Council request the General Manager, Toronto Water, in consultation with the Chief Engineer and Executive Director, Engineering and Construction Services, to report to the Infrastructure and Environment Committee on an assessment of delivery and funding options to accelerate the construction of recommended local sewer infrastructure improvement projects from completed Basement Flooding Environmental Assessment (EA) studies under the City’s Basement Flooding Protection Program, taking into consideration the findings from Engineering and Construction Services’ recent review of capital delivery models for large complex municipal infrastructure programs and projects.

4. City Council direct the General Manager, Toronto Water and the Chief Financial Officer and Treasurer to indefinitely suspend further consideration and/or engagement on a stormwater charge, based on the feedback from stakeholder engagement conducted as part of the consideration of a commercial parking levy, feedback received through previous City consultations on a potential stormwater charge, and in recognition of actions being undertaken to reduce stormwater runoff in Recommendation 2 above.

5. City Council direct the General Manager, Toronto Water to indefinitely suspend further consideration and/or engagement on a water service charge, based on the findings from the City’s public consultation on a water service charge that was paused in April 2024.

Over the past several decades, Toronto has experienced severe storm events that have impacted public and private property and the environment. Most recently, heavy rainfall events in July and August 2024 caused basement and surface flooding, affecting over a thousand properties and City of Toronto (City) infrastructure. In response, City Council directed staff in July 2024 (2024.MM20.24) on a range of issues related to reducing stormwater runoff and mitigating basement flooding. This report provides a response to the following Council directives:

-Review of City stormwater mitigation and adaptation programs for private property (referred to as stormwater management incentive programs in this report), including existing, discontinued, and potential new incentives to reduce impermeable surfaces, stormwater runoff, and basement flooding risks on private property.

-New or discontinued stormwater management incentive programs that could be established in the short-term or require additional review and planning prior to implementation.

-Public input into what programs and incentives would provide the most benefit to residential property owners to decrease impermeable surfaces and mitigate runoff.

-Assessment and consultation on opportunities to reduce stormwater runoff from non-residential properties whose impermeable surfaces drive up flooding, stormwater costs, beach closures, and water pollution.

-Additional resources that would be required to meaningfully reduce basement flooding across Toronto and how those resources should be funded.

The review and public consultation concerning the stormwater management incentive programs for private property was completed in November 2024. The review concluded that the City, through its existing programs, offers a range of stormwater management incentives for private property, comparable to other jurisdictions in North America. However, the public consultation revealed interest in additional incentives, specifically in a new green infrastructure incentive program to help property owners reduce impermeable surfaces and install green infrastructure features at ground level.

Staff conclude there is merit to further consider the establishment of a new green infrastructure incentive program. Such a program would supplement existing City stormwater management incentive programs by providing new subsidies to property owners to install green infrastructure, reduce impermeable surfaces, thereby reducing stormwater runoff on private property. Additional review and planning are required to develop details for a new green infrastructure incentive program prior to seeking Council approval. This report recommends that the Environment, Climate and Forestry Division, in consultation with Toronto Water, Transportation Services and other relevant City divisions, report back to the Infrastructure and Environment Committee no later than Q3 2025 on a plan to implement such a program.

Staff also reviewed the City's existing Basement Flooding Protection Subsidy Program (BFPSP) and gathered input on three options for new and expanded subsidies that could potentially be offered by the BFPSP:

-A new subsidy for home stormwater assessments by a licenced professional.

-An increase in the existing backwater valve subsidy amount to subsidize the cost of two backwater valves.

-An increase in the existing sump pump subsidy amount to subsidize the cost of backup power.

The public consultation revealed interest in the above BFPSP subsidy options, which would help to further reduce basement flooding risks for eligible residential properties. Additional review and assessment of the options is required before seeking Council approval. Staff recommend a report back to the Infrastructure and Environment Committee no later than Q3 2025 that provides more details on the potential establishment of the new and expanded subsidy options under the BFPSP.

With respect to opportunities to reduce stormwater runoff on non-residential properties, this report refers to consultation undertaken by the Office of the Chief Financial Officer and Treasurer in fall 2024 with commercial sector representatives and other interested parties in consideration of a potential commercial parking levy (CPL) which included discussions of a potential stormwater “surcharge” or “levy” that could be applied based on the impermeable surface area on commercial properties that would also be subject to the CPL.

Staff recommend indefinitely suspending further consideration and/or engagement on a stormwater charge based on the feedback received as part of the CPL consultation sessions, the feedback received through previous City consultations on a potential stormwater charge, and in recognition of the recommendation to report back to the Infrastructure and Environment Committee on a plan to implement a green infrastructure incentive program for private property to help reduce stormwater runoff.

Staff also recommend indefinitely suspending further consideration and/or engagement on a potential water service charge based on the feedback received through the City’s public consultation on a water service charge (and stormwater charge) in spring 2024, prior to the consultation being paused in April 2024 to consider alignment of a potential stormwater charge with the City’s broader climate resilience strategy, a potential CPL, and the City’s long-term financial plan.

Finally, this report presents an update on the implementation of the Basement Flooding Protection Program (BFPP) and a preliminary estimate of additional resources and funding required to meaningfully reduce basement flooding risks by accelerating the ongoing implementation of the BFPP, specifically, the construction of recommended local sewer program projects from completed Basement Flooding Environmental Assessment (EA) studies. This report recommends that, Toronto Water, in consultation with Engineering and Construction Services, undertake an assessment of options to accelerate the BFPP local sewer program projects. This assessment will consider recent work conducted by Engineering and Construction Services (ECS) to review Capital Delivery Models for large complex municipal infrastructure programs and projects, which is currently scheduled to appear on an Infrastructure and Environment Committee agenda in the first half of 2025.

The Executive Committee recommends that:

1. City Council request the City Manager to establish a Program Advisory Body on Municipal Autonomy and Effective Local Governance.

City Council on December 17 and 18, 2024, referred Motion MM24.15 to the Executive Committee for consideration.

Doug Ford’s latest overreach into municipal jurisdiction is another reminder that Canada's constitution was written when our country was largely an agrarian society. Large cities like Toronto are now responsible for delivering, and funding a large share of, transit, roads, social housing, recreation, and other services residents rely on every day. Yet the province can overturn any of our considered and debated decisions on a whim.

Constant provincial meddling in municipal affairs undercuts local democracy and threatens civic engagement. We risk Torontonians tuning out our public meetings and consultations if the sentiment that the province will just overturn Council decisions takes root.

Whether Torontonians agree with a Council decision regarding a development plan, how elections are conducted, or a bike lane, the level of government making the decision should be accountable. Toronto needs a new arrangement with senior levels of government that ensures we have the independence necessary for 21st century cities to thrive and achieve results for residents. Common in the United States and elsewhere, Charter Cities have supreme authority over “municipal affairs.” Also referred to as “Home Rule”, a Charter City’s law concerning a municipal affair will trump a state law governing the same topic.

It's time for Canada's largest city to have the tools it needs to effectively chart its own course to decide how we grow, get around, support each other, and improve our quality of life. A City Charter will also assist in making the division of roles and responsibilities between senior levels of government and City Hall more transparent and therefore more accountable to the public.

No one can be under any illusion that a Charter is possible at present given such a move would require support from the provincial government. However, it is important to start work on how greater independence could be structured and communicate the benefits to Torontonians, other municipalities, and senior levels of government. That’s why this motion requests the City Manager to establish a Program Advisory Body that would serve as a task force on Municipal Autonomy and Effective Local Governance that would include local advocates and governance experts.

The Executive Committee recommends that:

1. City Council receive the Federation of Municipalities December 2024 report to Council in Attachment 1 to the letter (January 13, 2025) from Councillor Paul Ainslie for information.

The most recent meeting of the FCM Board of Directors, convened in Ottawa, Ontario, from December 3-5, 2024, encompassed a range of subjects, including strategic positioning and advocacy for municipalities in anticipation of the forthcoming federal election, avenues for municipalities to fulfill the priorities of Canadians, and FCM's long-term Strategic Plan.

The recent Board meetings coincided with FCM annual Advocacy Days. Over 100 meetings were held with MPs and Senators, along with informative sessions for all members.

Key resolutions were adopted, and high-level speakers addressed attendees. The event strengthened FCM's capacity to advocate for Canadian municipalities in the coming months.

I invite you to review the attached Report to Council, detailing the accomplishments of various committees and forums.

The next meeting of FCM’s Board of Directors will take place in Dorval, Quebec, from March 18-20, 2025. You can review all confirmed upcoming board events for 2025 on fcm.ca

The Executive Committee recommends that:

1. City Council receive the Good Roads Advocacy Meeting of November 27 and Board Meeting of November 28, 2024 updates for information.

In November 2024, I represented the City of Toronto at Good Roads' Queens Park Advocacy Days and served on the Board of Directors. During the Advocacy Days, I, along with other municipal representatives from across Ontario, advocated to Members of the Provincial Government, including Ministers. Our focus was on two key issues: Relieving municipalities of excessive liability under the OHSA and reversing the downloading of road and bridge infrastructure to municipalities.GRQ Preview - Good Roads

Good Roads also advocated for supporting Ontario's rural roads, which face disproportionately high fatality rates. Proposing a five-year, $168 million partnership with the Government of Ontario to:

-Introduce Road Safety Audit Grants, Infrastructure Grants, and Analysis Grants.
-Develop an Action Plan to effectively lower fatalities and serious injuries on Ontario roads.
 

My participation at the November meetings included attending Advocacy Briefings with Members of the Provincial Government, attending the Good Roads Board Meeting, and participating in meetings of the Executive Committee, Public Affairs Committee, and Research and Product Development Committee.

The 2024/25 Good Roads’ Board of Directors:

-President – Antoine Boucher, Director of Public Works & Engineering, Municipality of East Ferris

-First Vice President – Cheryl Fort, Mayor, Township of Hornepayne

-Second Vice President – Paul Ainslie, Councillor, City of Toronto

-Third Vice President – Aakash Desai, Asset Manager and Deputy Treasurer, Township of Southgate

-Immediate Past President – John Parsons, City of London,

To learn more about Good Roads and the role they play in our daily lives, visit www.GoodRoads.ca

-Good Roads Quarterly Magazine.

-Good Roads Podcast

-Weekly E-Newsletter

The next Good Roads Conference will take place on March 30 – April 30, 2025. Conference - Good Roads

The Executive Committee recommends that:

1. City Council authorize the City Manager and the Executive Director, World Cup Hosting 2026, to negotiate and enter into agreements with FIFA exclusive contracted vendors providing services to host cities, including agreements related to the hospitality sales program, venue decoration/dressing, signage and other services specified by FIFA for the purposes of delivering FIFA World Cup 2026, provided that:

a. the City Manager and the Executive Director, World Cup Hosting 2026 have determined that the agreement is necessary to meet the requirements of the FIFA Host City Agreement;

b. agreements do not conflict with the previously Council approved FIFA World Cup 2026 Procurement Plan; 

c. City staff make all efforts to advance the FIFA World Cup 2026 Community Workforce Development Program;

d. the costs are eligible for, and will be funded through the approved FIFA World Cup 2026 Toronto budget subject to the annual Budget Process;

e. the City Manager and the Executive Director, FIFA World Cup Hosting 2026 report quarterly on this authorization (for information) back to the Executive Committee, through the FIFA World Cup 2026 Subcommittee; and

f. the terms and conditions are satisfactory to the City Manager and the Executive Director, World Cup Hosting 2026, and in a form satisfactory to the City Solicitor.

As we approach the final stretch leading to the FIFA World Cup 2026, it’s critical that Toronto is equipped to meet its obligations as a host city. With less than 18 months to go, the ability to execute agreements with FIFA’s exclusive vendors in a timely manner is essential to staying on track and delivering an event that meets both FIFA’s standards and our city’s expectations. This motion ensures that City staff have the authority to act quickly where necessary, while remaining firmly aligned with Council-approved plans, advancing community workforce opportunities, and maintaining transparency and accountability through regular reporting.

The Planning and Housing Committee recommends that:

1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 267-275 Merton Street substantially in accordance with the draft Zoning By-law Amendment included as Attachment 5 to the report (January 10, 2025) from the Executive Director, Development Review.

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

3. City Council approve that the Applicant shall design, construct, and deliver as part of the development, parkland in base and above-base condition, lands located along the west side of the site and to serve as a connection between Merton Street and the Key Gardner Beltline Trail, to the satisfaction of the General Manager, Parks and Recreation and the City Solicitor.

4. City Council approve the acceptance of the lands for public park purposes subject to the lands being free and clear, above and below grade, of all easements, encumbrances, and encroachments, in an acceptable environmental condition, save and except for the underground garage; the owner may propose the exception of encumbrances of tiebacks, where such an encumbrance is deemed acceptable, all to the satisfaction of the General Manager, Parks and Recreation, in consultation with the City Solicitor.

5. City Council request the General Manager, Parks and Recreation to enter into a Maintenance Agreement with the Applicant (or their heirs or assigns) for the duration of the lease for the ongoing maintenance and upkeep of the parkland and the maintenance obligations shall be finalized via separate agreement to the satisfaction of the General Manager, Parks and Recreation.

The Planning and Housing Committee held a statutory public meeting on January 23, 2025, and notice was given in accordance with the Planning Act.

This report reviews and recommends approval of an application to amend the Zoning By-law to permit a 128-metre (40 storeys), excluding the mechanical penthouse, mixed-use, purpose-built rental building, containing 494 dwelling units, of which 148 (30 percent) will be affordable rental units. A total gross floor area of 32,000 square metres is proposed, including a minimum of 100 square metres and a maximum of 300 square metres of grade-related non-residential gross floor area. A new on-site encumbered park will also be featured within this development proposal.

This project is the result of a development partnership between the City and the applicant to provide new affordable rental units in support of the City's HousingTO 2020-2030 Action Plan ("HousingTO Plan") to approve 65,000 rent-controlled homes within complete communities. The development partnership is the result of negotiations led by CreateTO in consultation with Corporate Real Estate Management and the Housing Secretariat.

The Planning and Housing Committee recommends that:

1. City Council amend the Official Plan for the lands municipally known as 1871, 1875, 1880, 1885, and 1888 O'Connor Drive, and 1460, 1468 and 1474 Victoria Park Avenue substantially in accordance with the draft Official Plan Amendment 788 included as Attachment 1 to the report (January 9, 2025) from the Executive Director, Development Review.

2. City Council amend the Site and Area Specific Policy of the Official Plan for the lands municipally known as 1 to 70 Eglinton Square, 1431 and 1437 Victoria Park Avenue, and 14, 18, 22, and 26 Engelhart Crescent substantially in accordance with the draft Official Plan Amendment 789 included as Attachment 2 to the report (January 9, 2025) from the Executive Director, Development Review.

3. City Council amend Site-Specific Zoning By-law 1282-2022(Ontario Land Tribunal) for the lands municipally known as 1 to 70 Eglinton Square, 1431 and 1437 Victoria Park Avenue, and 14, 18, 22, and 26 Engelhart Crescent substantially in accordance with the draft Zoning By-law Amendment included as Attachment 3 to the report (January 9, 2025) from the Executive Director, Development Review.

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

5. City Council authorize the City Solicitor and appropriate City staff to take all necessary actions to implement City Council's decision.

The Planning and Housing Committee held a statutory public meeting on January 23, 2025, and notice was given in accordance with the Planning Act.

This Report recommends approval of the City-initiated Official Plan and Zoning By-law Amendments in support of the ReNew Golden Mile Municipal Class Environmental Assessment (MCEA).

The ReNew Golden Mile MCEA was undertaken by the City to complete Phases 3 and 4 of the Environmental Assessment process that will determine the design of new or existing major streets that were identified in the Golden Mile Transportation Master Plan (TMP) in 2020. The conclusion of the Renew Golden Mile MCEA advances the preferred alignments these new or reconfigured major streets. The Final Report on the ReNew Golden Mile MCEA is anticipated to be considered by Executive Committee on January 28, 2025, and City Council on February 5, 2025.

One of the preferred alternatives to be advanced is the O'Connor Drive Reconfiguration at Victoria Park Avenue, south of Eglinton Avenue East. As described in greater detail in the MCEA report, O'Connor Drive is proposed to be reconfigured to cross Victoria Park Avenue south of its current intersection and continue east towards Pharmacy Avenue generally parallel to Eglinton Avenue East. To support the implementation of the recommended alignment, amendments are required to Site and Areas Specific Polices (SASPs) for lands along the reconfigured right-of-way on both sides of Victoria Park Avenue, and a minor Zoning By-law Amendment is required for lands east of Victoria Park Avenue.

Lands west of Victoria Park Avenue (1871, 1875, 1880, 1885, and 1888 O'Connor Drive, and 1460, 1464 and 1474 Victoria Park Avenue) are subject to SASP 400. The proposed Official Plan Amendment adjusts SASP 400 and provides policy direction to protect for the lands required for the future O'Connor Drive Reconfiguration by encouraging consolidation and comprehensive mixed-use intensification of the subject lands. SASP 400 would be amended by requiring a Block Context Plan as part of a complete application. The Block Context Plan would need to demonstrate how the future O'Connor Drive right of way could be delivered through consolidation and comprehensive redevelopment of the subject lands. Through this redevelopment process, the recommended OPA provides City Council the opportunity to authorize the existing O'Connor Drive right of way lands to be included in future consolidation if the lands required for the road reconfiguration are appropriately protected for.

Lands east of Victoria Park Avenue (1 to 70 Eglinton Square, 1431 and 1437 Victoria Park Avenue, and 14, 18, 22, and 26 Engelhart Crescent) are subject to a site-specific Official Plan Amendment (SASP 582) and Zoning By-law Amendment (By-law 1282-2022(OLT)) to facilitate comprehensive redevelopment of the existing mall. The lands are also subject to the Golden Mile Secondary Plan (GMSP). The proposed Official Plan Amendment recommended for approval makes refinements to SASP 582 to facilitate the preferred O'Connor Drive alignment and makes adjustments to the approved built form map accordingly. The overall development permission (gross floor area and gross site density from SASP 582) are unchanged. Similar adjustments to the site-specific Zoning By-law are recommended, along with the lifting of the Holding (H) symbol. The holding provision was originally put in place to ensure development did not proceed until the completion of the MCEA and is no longer required.

City staff recommend the proposed amendments to the Official Plan and the Zoning By-law Amendment to support and implement the ReNew Golden Mile MCEA. The proposed amendments have regard to matters of provincial interest under section 2 of the Planning Act, are consistent with the Provincial Planning Statement (2024), and are consistent with the general intent of the Official Plan. The proposed Zoning By-law Amendment for the lands east of Victoria Park Avenue will conform with the Official Plan, as amended by proposed OPA.

The Planning and Housing Committee recommends that:

1. City Council amend Zoning By-law 569-2013 substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 1 to the report (January 9, 2025) from the Chief Planner and Executive Director, City Planning and the Executive Director, Development Review, to update the accessible, visitor and bicycle parking standards.

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

3. City Council rescind the delegated approval and signing authority from the Chief Planner and Executive Director, City Planning and their designate and delegate the approval and signing authority to the Executive Director, Development Review for agreements related to payments-in-lieu of bicycle parking under Clause 230.5.10.11(7) of Zoning By-law 569-2013, as amended, in a form satisfactory to the City Solicitor.

4. City Council direct the Executive Director, Development Review to use $538 per "short-term" bicycle parking space reduced, adjusted for inflation, as the basis upon which payments under Clause 230.5.10.11(7) of Zoning By-law 569-2013, as amended, be calculated.

5. City Council direct the Executive Director, Development Review to use $1076 per "long-term" bicycle parking space reduced, adjusted for inflation, as the basis upon which payments under Clause 230.5.10.20(1) of Zoning By-law 569-2013, as amended, be calculated.

6. City Council adopt the Guidelines for the Design and Management of Bicycle Parking Facilities, included as Attachment 2 to the report (January 9, 2025) from the Chief Planner and Executive Director, City Planning and the Executive Director, Development Review, and direct the Chief Planner and Executive Director, City Planning, and the Executive Director, Development Review, to use the Guidelines in the evaluation of all current and new development applications.

7. City Council direct the City Solicitor, in consultation with the Chief Planner and Executive Director, City Planning Division and the Executive Director, Development Review to explore options to maintain accessible parking standards in Major Transit Station Areas and Protected Major Transit Station Areas.

8. City Council direct the Executive Director, Development Review to continue to apply existing accessible parking standards in Major Transit Station Areas and Protected Major Transit Station Areas.

9. City Council direct the Executive Director, Development Review, in consultation with the Chief Planner and Executive Director, City Planning, to report back to Etobicoke York Community Council before the end of second quarter of  2025 with a City-initiated draft amendment to City-wide Zoning By-law 569-2013 to apply the new parking standards to any future development on Blocks 2 and 4 in Plan of Subdivision 66M-2265 for 1400 Weston Road.

10. City Council direct the Executive Director, Development Review to require site plan applications related to any future development on Blocks 2 and 4 in Plan of Subdivision 66M-2265 for 1400 Weston Road to be supported by a Transportation Impact Study including a Traffic Operations Assessment which considers the proposed amount of parking. 

11. City Council request the Chief Planner and Executive Director, City Planning, in consultation with the Executive Director, Development Review, to:

a. Identify areas in the City where the amount of visitor parking provided in new development is inadequate;

b. Draft new minimum visitor parking standards for new development in those areas, potentially including a minimum proportion of proposed parking which must be designated for visitors;

c. Consult the public on the draft new minimum visitor parking standards; and

d.  Report back to Council by fourth quarter of 2025 with a zoning by-law amendment if necessary to update the minimum visitor parking standards for new development.

12. City Council request the General Manager, Transportation Services, in consultation with the Chief Planner and Executive Director, City Planning and the Executive Director, Development Review to update the Transportation Impact Study Guidelines to include guidance on how to consider the parking and pick-up/drop-off impacts of developments with low parking provision and appropriate mitigating measures.

13. City Council request the Executive Director, Development Review to consider, as part of the development approvals process, a requirement to include information related to availability of parking and visitor parking within agreements of purchase and sale and lease agreements.

14. City Council request the Executive Director, Development Review to consider requiring the number of visitor parking spaces proposed in developments be included on notice of proposed development application and public meeting signs and placed in a prominent location on the Application Information Centre.

The Planning and Housing Committee held a statutory public meeting on January 23, 2025, and notice was given in accordance with the Planning Act.

The recommendations in this report build on work started in 2021 to review the parking standards in the City-wide Zoning By-law 569-2013. These standards were originally adopted by City Council in 2013 and based on a series of studies conducted between 2005 and 2007. The first phase of this review resulted in amendments to the standards for automobile and bicycle parking in 2022, but left comprehensive reviews of accessible parking and bicycle parking for a subsequent phase. City Council directed staff to continue the work to review the accessible parking and bicycle parking standards. They also directed other related work, including a further review of the impacts of the changes to the visitor parking standards.

This report recommends the adoption of a Zoning By-law Amendment to City-wide Zoning By-law 569-2013 (Attachment 1) to modify the current standards for accessible and bicycle parking. Minor modifications to aspects of the visitor parking standards are included. The report also recommends the adoption of updated Guidelines for the Design and Management of Bicycle Parking Facilities (Attachment 2).

The recommended changes to the accessible parking standards advance the Official Plan vision to enable everyone – regardless of age, income, ability, race, ethnicity, gender, or any other attribute – to have convenient and safe access to the range of things that contribute to a good quality of life. It does this by, among other things, introducing a requirement that at least 5 percent of parking in new developments be accessible. Higher required proportions of accessible parking are recommended at medical offices and clinics, as well as residential developments in Parking Zone A (generally areas within 400 metres of frequent higher-order transit). To ensure that there is a reasonable supply of accessible parking, including in developments with very low overall parking supply, requirements for accessible parking based on the number of dwelling units or gross floor area of non-residential developments are also recommended. The changes would also simplify the process of retrofitting existing parking spaces to become an accessible parking space. As the City does more to encourage walking, cycling and transit and reduce auto dependence, a greater proportion of parking will need to be accessible to maintain comparable access for people who rely on accessible parking.

The review of the bicycle parking standards in Zoning By-law 569-2013 and of the Guidelines for the Design and Management of Bicycle Parking Facilities was guided by the principle that the bicycle parking zoning standards should require sufficient parking to encourage people of all ages, abilities and means to bicycle for everyday transportation, recreation, and commercial activity. Throughout the review, the quality of the bicycle parking was considered with greater importance than the quantity of the parking. The recommended changes generally maintain the standards related to the quantity of bicycle parking provided. They also increase the standards for the quality of the bicycle parking and include recommendations to improve quality in the Design Guidelines. Some of the recommendations will reduce requirements which were a barrier to small-scale development or were considered unnecessary. Other changes will introduce flexibility for developers to decide how best to support the growth of bicycling. The recommended changes to the Zoning By-law include: 

• Expanding the Payment-in-Lieu of Bicycle Parking Program to all types of bicycle parking for residential use, city-wide;
• Increasing bicycle parking requirements for Education Use, Private School, Public School, Office and Medical Office uses;
• Establishing a bicycle parking standard for Residential Care Home, Retirement Home, Nursing Home and Student Residence uses;
• Introducing bicycle parking requirements for other uses which do not already have them, based on a percentage of the amount of vehicle parking provided;
• Removing the requirement for a minimum of 3 short-term bicycle parking spaces for all uses;
• Reducing the requirements for shower and change facilities;
• Lowering the minimum width requirement of staggered bicycle parking spaces; and
• Introducing new requirements relating to oversized bicycle parking, aisle width, stacked and vertical racks restrictions, and access and paths to indoor bicycle parking.

Although the amount of visitor parking proposed in new development has declined significantly in recent years, most of this decline occurred prior to the work which ultimately resulted in the reduction in minimum visitor parking requirements. Since the reduction in the minimum visitor parking standards did not appear to have a significant effect on the amount of visitor parking supplied in new development, the review does not recommend significant changes to the visitor parking standards. However, the decline in visitor parking is worth exploring further as it plays a role in basic building maintenance functions, can support social inclusion for people and other important functions. Staff will enhance the monitoring program to more fully consider the supply of and demand for visitor parking, and to work across divisions to identify ways to increase the availability of parking for visitors throughout the city, where appropriate.

The Planning and Housing Committee recommends that:

1. City Council amend the Official Plan substantially in accordance with the proposed Official Plan Amendment 762 appended as Attachment 5 to the report (January 7, 2025) from the Chief Planner and Executive Director, City Planning.

2. City Council amend Zoning By-law 569-2013, as amended, substantially in accordance with the proposed Zoning By-law Amendment appended as Attachment 6 to the report (January 7, 2025) from the Chief Planner and Executive Director, City Planning.

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

4. City Council direct the Chief Planner and Executive Director, City Planning to monitor the implementation and effectiveness of Official Plan Amendment 762 and the Zoning By-law Amendment in facilitating fiveplex and sixplex developments, and to report to the Planning and Housing Committee in the second quarter of 2028 on monitoring outcomes and any necessary revisions to the Official Plan policy, Zoning By-law, or other changes to improve the implementation and facilitation of fiveplex and sixplex construction.

5. City Council direct the Executive Director, Environment, Climate and Forestry to refuse, at the Executive Director’s discretion, a permit to injure or destroy a tree protected under Municipal Code Chapters 608, 658, and 813, received in relation to a building permit application to construct or expand a multiplex building type, and to advise the applicant to meet with Development Review and Urban Forestry staff as appropriate to consider how the location, massing and design of the proposed building or expansion can be amended to protect the By-law protected tree(s) in question.

6. City Council direct the Chief Planner and Executive Director, City Planning to track and review the number of by-law protected trees damaged or removed as a result of the construction of fiveplex and sixplex developments, and the number and type of minor variances requested and approved for fiveplex and sixplex developments, as part of the monitoring program and to report on these findings to the Planning and Housing Committee in the second quarter of 2028.

The Planning and Housing Committee:

1. Requested the Deputy City Manager, Development and Growth Services, to report directly to the February 5, 2025 City Council meeting on the status of the initiatives and milestones under the Housing Accelerator Fund.

The Planning and Housing Committee held a statutory public meeting on January 23, 2025, and notice was given in accordance with the Planning Act.

Building on the Expanding Housing Options in Neighbourhoods (EHON) City-wide Multiplex Study, City Council directed staff to undertake an area specific study within an area that roughly corresponds to the boundaries of Ward 23 – Scarborough North. The study explored the potential of permitting multiplexes with up to six dwelling units on properties designated Neighbourhoods in the Official Plan, and increasing the maximum building depth up to 19 metres, regardless of the lot dimensions.

This report summarizes the work undertaken and recommends approving area specific Official Plan and Zoning By-law Amendments to permit multiplexes with five and six dwelling units (also referred to as fiveplexes and sixplexes, respectively) in all residential zones within the study area. The proposed amendments build on the existing city-wide multiplex permissions for up to four units, and do not include changes to built form performance standards. This study is a significant pilot which brings forward permissions to expand city-wide multiplex dwelling unit permissions from four to six units within a single residential home. This is one of 54 actions in Toronto's 2023 Housing Action Plan (HAP), which seeks to increase the housing supply within complete, inclusive, and sustainable communities with critical infrastructure to support growth. The new homes enabled by the HAP will contribute to the provincial housing target of 285,000 new homes in Toronto by 2031.

As part of the City’s commitments under the federal Housing Accelerator Fund (HAF), the City has committed to permit more low-rise, multi-unit housing development through as-of-right zoning by-laws in Neighbourhoods, including permissions for residential buildings with up to six dwelling units. Adoption of the recommendations in this report marks a significant milestone towards meeting this commitment in 2025.

The recommended amendments are consistent with the Provincial Planning Statement 2024 and also in keeping with the recently adopted new Chapter 1 to the Official Plan vision, which aims to eliminate disparities, prioritize climate action, and become the world’s most inclusive city.

The Ward 23 Multiplex Study consisted of a work program that included a jurisdictional scan of multiplex permissions in other cities; a detailed review of multiplex development applications submitted to the city; a three-phased analysis prepared in consultation with ReHousing; and engagement with local residents and industry professionals. The key findings of the above streams of work were analyzed and informed the recommended Official Plan and Zoning By-law Amendments.

Expanding the multiplex permissions will increase new low-rise housing options for Torontonians in Ward 23. New residents in low-rise neighbourhoods can help stabilize declining populations, optimize the use of existing infrastructure, and support local retail establishments and services. While it is anticipated that most multiplex units will be delivered as market rental housing, they would provide ground-related alternatives, adding to the range of housing in Toronto’s low-rise, mid-rise, and tall building types. Additionally, these new permissions could unlock additional opportunities for individuals to access funding and low interest rate loans for housing projects through the Canada Mortgage and Housing Corporation (CMHC). While the proposed amendments will expand the planning permission for up to six units, this report also details potential challenges to their implementation beyond simply adjusting the zoning permissions.  These issues, and other lessons learned through the Ward 23 Multiplex Study, will inform ongoing work being undertaken by City Planning and other Divisions to permit and promote multiplexes city-wide.

The Planning and Housing Committee recommends that:

1. City Council adopt OPA 778 in accordance with Attachment 1 to the report (January 2, 2025) from the Chief Planner and Executive Director, City Planning.

2. City Council direct the Chief Planner and Executive Director, City Planning to commence the necessary work to bring forward an Official Plan Amendment and Zoning By-law Amendment upon Council’s adoption of OPA 778 to implement the intent of the new Avenues vision and policies, including:

a. where appropriate, redesignate and rezone lands along Avenues;

b. where appropriate, redesignate Neighbourhood lands nearby Mixed Use Areas and Apartment Neighbourhoods along the Avenues to facilitate the planned built form of the Avenues; and

c. in the absence of the Minister of Municipal Affairs and Housing issuing a decision on the Council adopted Official Plan delineations and policies for Protected Major Transit Station Areas and Major Transit Station Areas, make best efforts to provide additional height and density zoning permissions with appropriate performance standards for lands along Avenues in Mixed Use Areas within a 500 to 800-metre walking distance to existing and planned subway, light rail transit, and GO rail stations as shown on Official Plan Map 4.

3. City Council direct the Chief Planner and Executive Director, City Planning to monitor the implementation and effectiveness of OPA 778 and to report back as part of the statutory review of the Official Plan with any recommended amendments.

4. City Council direct the Chief Planner and Executive Director, City Planning to continue and conclude all Avenue studies that were commenced before December 31, 2024 and that these studies consider the new vision and policy recommendations in OPA 778.

5. City Council authorize the City Solicitor and appropriate City staff to take such necessary steps, as required, to implement City Council's decision.

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

to the recommended OPA 778 as may be required.

The Planning and Housing Committee held a statutory public meeting on January 23, 2025, and notice was given in accordance with the Planning Act.

For over two decades, Toronto’s Avenues have been part of the City’s strategy to manage growth and accommodate intensification. Through the Housing Action Plan (HAP) 2022-2026, Council directed City Planning to review the Official Plan to ensure that it aligns with the need for more housing in areas that can accommodate more residential growth. As part of the HAP Work Plan, the Avenues Policy Review examined opportunities to enable more housing by reframing the Avenues vision, policies, and mapping. This initiative represents one of 54 actions items in the HAP.

Avenues have attracted significant realized and potential growth. The City’s Development Pipeline bulletin for 2023 (January 2019 - December 2023) reported that Avenues contained the most proposed projects of any of the Official Plan’s growth management areas. In total, there are 640 development projects (271 under review, 227 active, and 142 built) that account for over 180,000 residential units and over 1 million square metres of non-residential gross floor area, representing 24 percent of the city’s units and 8% of its non-residential gross floor area in the pipeline. While not all of these projects are approved, under construction, or built, this data demonstrates the importance of Avenues in supporting transit supportive growth.

This report recommends an Official Plan Amendment (OPA) to update the Avenues policies in Section 2.2.3. It also introduces mapping changes to Map 2 to expand the Avenues geography and other policy updates necessary to implement the new vision and policy framework. These updates leverage the Avenues as a growth management tool, identifying more opportunities for housing across the city and creating a more streamlined policy framework with clear direction on the type of growth to be directed to Avenues. The most significant changes include:

• 283 kilometres of new Avenues, representing an increase of approximately 165 percent.
• Removing requirements for Avenue Segment Reviews and new Avenue Studies.
• Introducing a new monitoring program to assess the Avenues implementation.
• Directing growth along Avenues to be up to the height and scale of mid-rise buildings.
• Directing more growth near subway, light rail transit, and GO transit stations, approximately 36 percent of new and existing Avenues.
• Providing uses that activate the ground floor in developments along Avenues in Mixed Use Areas.
• Directing applicants to consult with small businesses, community service providers, and the local community when proposing developments that would result in the displacement of existing small businesses and community service providers, and to assess the potential of their return.

To implement this new vision, policies, and mapping for Avenues, this report also recommends next steps for staff to redesignate and rezone lands along and nearby Avenues. The new policies do not result in a net new development application submission requirement in the new Avenues policies.

The Planning and Housing Committee recommends that:

Applications for Affordable and Supportive Housing Funds

1. City Council authorize the Executive Director, Housing Secretariat, to submit applications and enter into agreement(s) and/or amendments with the Canada Mortgage and Housing Corporation (CMHC), the Government of Canada or any other government entity necessary (the “Canada Mortgage and Housing Corporation Agreement”), for the receipt and expenditure of funding under the Affordable Housing Fund (AHF) – Rapid Housing Sub-stream, on such terms and conditions as are satisfactory to the Executive Director, Housing Secretariat, in consultation with the Chief Financial Officer and Treasurer, and the Executive Director, Corporate Real Estate Management, and in a form approved by the City Solicitor.

2. City Council approve the receipt of any program funds under the Affordable Housing Fund – Rapid Housing Sub-stream, in accordance with the terms and conditions of the Canada Mortgage and Housing Corporation Agreement and any other related agreements, directives or program guidelines.

3. City Council authorize the Executive Director, Housing Secretariat to endorse or provide letters of support for applications by Indigenous and non-profit housing providers to the Affordable Housing Fund – Rapid Housing Sub-stream.

4. City Council request the Executive Director, Housing Secretariat, in consultation with the Executive Director, Corporate Real Estate Management and the Executive Director, Development Review, to inform local Councillors of plans to purchase or develop properties using the Affordable Housing Fund – Rapid Housing Sub-stream funding in advance of any address being publicly announced and to work with local Councillors on communication and community engagement.

5. City Council authorize the Executive Director, Housing Secretariat, and Executive Director, Corporate Real Estate Management, to work with the University Health Network (UHN) to submit application(s) to the Affordable Housing Fund – Rapid Housing Sub-stream to request funding for additional site(s) to be developed under the Social Medicine Initiative, including to enter into any agreements; memoranda of understanding or letters of intent with University Health Network or any related entity in relation to those projects as may be required for the application process.

6. City Council authorize the Executive Director, Housing Secretariat, and/or Executive Director, Corporate Real Estate Management, to work with Canada Lands Company Limited (CLC) and its affiliates to submit application(s) to the Affordable Housing Fund – Rapid Housing Sub-stream to request funding for project(s) to be developed on lands in Toronto, including to enter into any agreements, memoranda of understanding, or letters of intent with Canada Lands Company Limited or its affiliates in relation to those projects as may be required for the application process.

Delivery of New Supportive and Affordable Rental Housing

7. City Council request the Executive Director, Development Review, Chief Planner and Executive Director, City Planning, and Chief Building Official and Executive Director, Toronto Building, prioritize and expedite the review of planning and/or building permit applications for sites submitted under the Affordable Housing Fund – Rapid Housing Sub-stream.

8. City Council authorize the Executive Director, Housing Secretariat to issue Requests for Proposals and to select non-profit and Indigenous housing operators, to lease and operate the affordable and supportive housing projects that may be approved under the Affordable Housing Fund – Rapid Housing Sub-stream.

9. City Council direct the Executive Director, Housing Secretariat, to prioritize the selection of Black-led housing provider(s) through the process in Part 8 above in support of the City’s commitment to Confront Anti-Black Racism, the Toronto Housing Charter, and to access Affordable Housing Fund Rapid Housing Sub-Stream funding prioritized for Black-led organizations.

10. City Council authorize the Executive Director, Housing Secretariat to negotiate and execute on behalf of the City, municipal housing project facility agreements for up to 99 years with the non-profit and Indigenous housing operators selected through the competitive process referred to in Part 8 above, or any related corporation(s), to secure the financial assistance being provided and to set out the terms of the operation of the new affordable rental housing, on terms and conditions satisfactory to the Executive Director, Housing Secretariat and in a form approved by the City Solicitor.

11. City Council authorize the Executive Director, Housing Secretariat to negotiate and enter into any agreements with the non-profit and Indigenous housing providers selected for any operating funding that may be available, including but not limited to rent supplement or grant funding agreements, on terms and conditions agreed to by the Executive Director, Housing Secretariat and in a form approved by the City Solicitor.

12. City Council authorize the Executive Director, Housing Secretariat to execute, on behalf of the City, any security or financing documents required by the non-profit and Indigenous housing operators, including any postponement, confirmation of status, discharge or consent documents where and when required during the term of the municipal housing project facility agreement, as required by normal business practices, and provided that such documents do not give rise to financial obligations on the part of the City that have not been previously approved by City Council.

13. City Council authorize the Executive Director, Corporate Real Estate Management, or designate in consultation with the Executive Director, Housing Secretariat, to negotiate, approve and execute, on behalf of the City, long-term leases (or sublease as applicable ) and related agreements with the non-profit housing operators selected through requests for proposals for 175 Cummer Avenue, 35 Bellevue Avenue, and 11 Brock Avenue, or any related corporation(s) substantially on the major terms and conditions set out in Attachment 1 to the report (January 9, 2025) from the Executive Director, Housing Secretariat, the Executive Director, Corporate Real Estate Management and the Chief Procurement Officer, and such other terms as deemed appropriate by the Executive Director, Corporate Real Estate Management, in consultation with Executive Director, Housing Secretariat, and in a form satisfactory to the City Solicitor.

14. Subject to City Council approval of a zoning by-law for the development, City Council authorize the Executive Director, Corporate Real Estate Management, in consultation with the Executive Director, Housing Secretariat, to negotiate, approve and execute, on behalf of the City, a long-term nominal rent lease with Youth Without Shelter or a related entity at 7-9 Wardlaw Crescent substantially on the major terms and conditions set out in Attachment 1 to report (January 9, 2025) from the Executive Director, Housing Secretariat, the Executive Director, Corporate Real Estate Management and the Chief Procurement Officer, and such other terms as deemed appropriate by the Executive Director, Corporate Real Estate Management, in consultation with the Executive Director, Housing Secretariat and in a form satisfactory to the City Solicitor.

15. Subject to City Council approval of a zoning by-law for the development, City Council authorize the Executive Director, Housing Secretariat to negotiate and execute on behalf of the City, a municipal housing project facility agreement with Youth Without Shelter or a related entity, for 7-9 Wardlaw Crescent, to set out the terms of the operation of the new affordable rental housing, on terms and conditions satisfactory to the Executive Director, Housing Secretariat and in a form approved by the City Solicitor.

16. City Council consider the leases referenced in Part 13 and 14 above to be in the interests of the City.

17. City Council authorize the Executive Director, Corporate Real Estate Management, or designate, in consultation with the Executive Director, Housing Secretariat, to administer and manage the leases including the provision of any amendments, consents, approvals, waivers, notices, and notices of termination, provided that the Executive Director, Corporate Real Estate Management may, at any time, refer consideration of such matters, including their content, to City Council for its determination and direction.

18. City Council, in accordance with Section 71-11.1C of the City of Toronto Municipal Code Chapter 71 (Financial Control), authorize the amendment of Purchase Order 6054523 issued to Govan Brown Associates Limited for Construction Management Services for the affordable rental housing building located at 65 Dundas Street East, in the amount of $10,562,651 net of all taxes ($10,748,554 net of Harmonized Sales Tax recoveries), fully funded within the Council approved 2024 Housing Secretariat Budget, revising the current purchase order value from $51,857,637 net of all taxes ($52,770,331 net of Harmonized Sales Tax recoveries) to $62,420,288 net of all taxes ($63,518,885 net of Harmonized Sales Tax recoveries).

19. City Council authorize the Executive Director, Corporate Real Estate Management, in consultation with the Chief Procurement Officer and Executive Director, Housing Secretariat, to execute any necessary Purchase Order Amendments, with a value exceeding $500,000 or more than 10 per cent of the original commitment, for which Committee or City Council approval would normally be required under City of Toronto Municipal Code Chapter 71, (Financial Control By-law) and City of Toronto Municipal Code Chapter 195 (Procurement) for the provision of construction and professional services needed and to carry out any necessary pre-development, pre-construction, construction, renovation or conversion of properties for the development of affordable housing under the Phases 1, 2 and 3 of the Rapid Housing Initiative, provided that:

a. the purchase order amendment is necessary to meet the timelines of the Rapid Housing Initiative;

b. the funds are available for, and funded through the Council approved Housing Secretariat Budget;

c. the terms and conditions of any amending agreements are acceptable to the Executive Director, Corporate Real Estate Management, and the Executive Director, Housing Secretariat in a form satisfactory to the City Solicitor; and

d. a report summarizing any amendments made under this authority is submitted to the appropriate Committee and/or City Council for information on an annual basis.

20. City Council authorize an exemption from taxation for municipal and school purposes for the affordable rental homes developed in the projects listed in and for the periods of time described in Table 2 below in the Financial Impact section of this report.

21.City Council authorize the Controller to cancel or refund any taxes paid after the effective date of the exemption from taxation for municipal and school purposes as set out in the applicable municipal housing facility agreement.

Intergovernmental Action to Build More Supportive Homes

22. City Council request the Government of Canada and Canada Mortgage and Housing Corporation significantly increase the funding available under the new Affordable Housing Fund – Rapid Housing Sub-stream to at minimum $1.5 billion each year from 2025 to 2029, and make enhancements to the program based on successful elements of the former Rapid Housing Initiative, including:

a. Providing guaranteed Cities Stream allocations to large municipalities, including Toronto, reflective of levels of need and demonstrated demand from prior rounds of the program and as part of the City’s request for a Canada-Ontario-Toronto Builds portfolio of funding and financing;

b. Streamline and simplify application requirements for large municipalities recognizing their experience and track record of delivering affordable homes under prior rounds of Rapid Housing Initiative; and

c. Allowing municipalities to submit applications on behalf of non-profit housing organizations in their jurisdiction to enhance their chances of success under the program.

23. City Council request the Province of Ontario to expand on its commitment to partner with the City of Toronto on supportive housing by providing a three-year allocation of $60 million in operating funding for support services beginning in 2025, to ensure residents of over 2,000 supportive homes have access to health and social supports and enable approximately 400 new supportive homes currently under construction to open in 2025 and 2026.

The City of Toronto has taken an increased role in the creation of new supportive and rent-geared-to-income (RGI) homes for people experiencing or at risk of homelessness, particularly since the adoption of the HousingTO 2020-2030 Action Plan (HousingTO Plan) and as a response to the COVID-19 pandemic. Despite increased action and investments, Toronto’s housing and homelessness crises have worsened. Deeply affordable rental housing is at risk of being lost, and difficult and volatile economic conditions have made the construction of new housing, particularly RGI, supportive, affordable rental homes, more challenging. The shortage of supportive homes, inadequacy of social assistance rates, and need for greater mental health and social supports is illustrated most starkly by the rising number of encampments in Toronto.

Concerted action and investment from all orders of government and the private, health, and social services sectors is needed to respond to these crises. Despite this growing need, federal and provincial investment in measures proven to be most effective – new supportive housing, mental health and social supports, and higher social assistance rates that match the cost of living – have not kept pace.

This report provides a summary of the City’s progress in creating new supportive homes, and requests authorities needed to complete existing in-flight developments creating more than 700 RGI and supportive homes and to advance new projects through an application for funding under a revised federal program to build more RGI and supportive homes.

On November 14, 2024, Canada Mortgage and Housing Corporation (CMHC) announced changes to the Affordable Housing Fund (AHF), including the creation of a new permanent Rapid Housing Sub-stream. CMHC also announced that $963 million was being made available over five years (2025-2029) across Canada under this new program. The program replaces the former Rapid Housing Initiative (RHI), which was delivered through three phases between 2020 and 2022, for a total of $4 billion over three years nationally. The RHI supported the creation of rent-geared-to-income and supportive homes for people experiencing or at risk of homelessness, by providing capital grant funding to eligible projects covering up to 100 percent of capital costs. The City of Toronto and its Indigenous and non-profit housing partners received $610.8 million in capital funding under the RHI, supporting the creation of more than 1,500 new homes. These investments have enabled the City to expand its supply of newly built supportive housing and exceed targets under the first 24-Month Housing and Homelessness Response Plan, launched in 2020 as a response to the COVID-19 pandemic. Since 2020, 3,880 supportive housing opportunities have been secured, including 1,763 net new supportive homes, for people experiencing or at risk of homelessness.

This report outlines key program changes and requests authority from City Council for staff to make applications and enter into agreements with CMHC under the new program. Despite new limitations and reduced funding available under this program, it is recommended the City continue to invest in due diligence activities to bring projects forward to be considered by CMHC. This report also recommends City Council request the federal government:

• make significantly greater funding available under this new program,
• make changes to program design based on the elements of the RHI that were most effective in creating new supportive homes for people experiencing homelessness, and
• provide Toronto with a portfolio of funding and financing under a Canada-Ontario-Toronto Builds model.

Through this report, staff are also requesting Council approvals required complete in-flight projects creating more than 700 RGI and supportive homes, including authority for Purchase Order Amendments, authority to enter into operating and lease agreements with non-profit housing providers, and property tax exemptions.

City Council took significant action in 2024 to expand its housing programs to support the creation of a range of new rental homes, including the launch of a new Community Housing Pre-development Fund to support community housing providers with early due diligence, and approval of a new Rental Housing Supply Program offering funding and incentives to a range of rental homes. The City acting alone cannot address the housing and homelessness crises, particularly for the more than 12,000 Toronto residents currently experiencing homelessness. A whole-of-government and whole-of-community response is needed to effectively respond. This must include new and enhanced policy, program, and funding tools at the federal and provincial levels that are effectively designed and adequately scaled to meet the depth of need, and investment in upstream interventions such as social assistance programs and access to mental health and social services, to prevent more households from falling into poverty, housing precarity, and homelessness.

The Planning and Housing Committee recommends that:

1. City Council request the Government of Canada to immediately launch the Canada Rental Protection Fund and set aside a dedicated stream for the City of Toronto to flow funds through future Multi-Unit Residential Acquisition Request for Proposal Processes (MURA RFPs).

The focus on preserving the existing supply of rental homes is critical to realizing progress on Toronto’s housing goals. In the Toronto region (Census Metropolitan Area) 18 lower-rent market homes were estimated lost for each new affordable rental home built during the decade preceding 2021. Some of these rental homes are lost due to market pressures that drive rents well above affordable levels, some are converted to short-term rental opportunities, while other older properties are being demolished for intensification and redevelopment purposes, particularly in core, and near transit expansion areas.

The City’s Multi-Unit Residential Acquisition (MURA) Program was launched in 2021 to support the purchase, renovation/conversion and refinancing of rental homes to create permanently affordable rental homes. Multi-Unit Residential Acquisition provides financial support to non-profit housing organizations (including community land trusts), non-profit housing co-operatives ("Co-ops"), and Indigenous housing providers (collectively referred to as “Community Housing Providers”) to purchase and preserve existing rental housing properties. This includes grant funding, property tax relief and planning and building permit fee waivers. To support the City’s commitment to truth, justice and reconciliation and create more “For Indigenous, By Indigenous” housing outcomes, 20 percent of Multi-Unit Residential Acquisition funding is provided to Indigenous-led housing organizations.

Multi-Unit Residential Acquisition is implemented through an annual Request for Proposal Process (RFP) to select and pre-qualify experienced and qualified Community Housing Providers. Through MURA’s 2022 and 2023 RFPs, the City awarded $64.1 million in funding to 15 Community Housing Providers to preserve the affordability of some 368 rental homes.

The 2024 Multi-Unit Residential Acquisition Request for Proposal Process resulted in successful proposals from 17 Community Housing Providers, representing 19 properties and over 700 rental homes through the award of $102 million in grant funding. The funding is comprised of $101 million in MURA funding approved as part of the 2024-2033 capital plan along with $20 million from the Provincial Building Faster Fund, slated for approval through the 2025 Capital budget process. The funding is comprised of funds from the provincial Building Faster Fund, the federal Housing Accelerator Fund, the City’s Vacant Homes Tax funding, and CreateTO dividend funding. This funding will allow all successful proposals under the 2024 Request for Proposal Process to proceed while leaving $18 million remaining to support a forthcoming 2025 Multi-Unit Residential Acquisition Request for Proposal Process.

Future federal and provincial funding programs will be pursued and prioritized to support the 2025 and subsequent Multi-Unit Residential Acquisition Request for Proposal Processes, and will be reported to Council through Budget variance reports, Council’s Budget process, or through a stand-alone staff report.  

Multi-Unit Residential Acquisition will continue to support the delivery of the City’s HousingTO 2020-2030 Action Plan and targets in partnership with the community housing sector. Securing long-term affordable rental homes will reduce pressure throughout the housing system, improve housing affordability for lower and middle-income households, and support complete communities. New and enhanced investments from all orders of government are needed to ensure more rental homes are preserved and continue to serve future generation of residents in all neighbourhoods across Toronto.

The Planning and Housing Committee recommends that:

1. City Council request Canada Mortgage Housing Corporation (CMHC) to expedite the review and approval of the Affordable Housing Funding (AHF) application made by the Toronto Community Housing Corporation (TCHC) for funding and financing for Building 4A of the Regent Park revitalization.

2. City Council request the Federal and Provincial governments work with the Executive Director, Housing Secretariat, Deputy City Manager, Development and Growth Services, and the Toronto Community Housing Corporation (TCHC) to allocate funding and financing required to deliver remaining phases of the Regent Park revitalization including up to 2,805 new rental homes in a mixed-income, complete community, and optimize the delivery of affordable housing outcomes as a result of this work.

3. City Council request the Executive Director, Development Review, and any other City divisions as appropriate, to prioritize the review of the development applications relating to Building 4A of the Regent Park revitalization.

Toronto Community Housing Corporation (TCHC) has over two decades of experience in the successful revitalization of its communities, in partnership with residents. TCHC revitalization projects play a central role within the delivery of the HousingTO 2020-2030 Action Plan, in helping meet goals for maintaining social housing and adding to new affordable rental housing supply. This includes a wholistic approach to pre-development, design, construction, and community engagement and relocation.  TCHC’s 10-year development plan, in partnership with the City, aims to deliver over 10,000 new homes in our city by 2035. Regent Park is a critical site within this development plan.

Since 2005, TCHC has been implementing the revitalization of Regent Park; a five-phased undertaking to transform the 69-acre community into a mixed-use, mixed-income neighbourhood. To date, 1,450 Rent-Geared-to-Income (“RGI”) Replacement homes, 427 net-new affordable rental homes, and 3,741 new market homes have been built during Phases 1-3.  

On July 19, 2023, City Council approved a Zoning By-law Amendment application for

Phases 4 and 5 of the Regent Park revitalization to permit the development of 12

buildings with heights ranging from 6 to 39 storeys. Phases 4 and 5 plan to deliver 633 RGI Replacement homes (completing the full replacement of the original 2,083 Regent Park RGI homes) along with 2,168 new market homes. 637 net-new affordable rental homes are also planned, provided funding is secured to support the construction and subsidization of rents for these homes. As part of this approval, Council directed that prior to the issuance of a first building permit for each building in Phases 4 and 5, TCHC must report back to Council, through the Housing Secretariat, with an update on progress towards achieving the net-new affordable rental housing targets and towards securing funding from the Federal and Provincial governments to support the construction of these homes.

TCHC submitted an application to Canada Mortgage Housing Corporation (CMHC) Affordable Housing Fund (AHF) in November 2024 for Building 4A and continues to work alongside City Staff (initially with the Housing Secretariat and ultimately with the Housing Development Office) and CMHC’s underwriting team to obtain approval. An approved application would provide the funding and financing necessary for the construction of Building 4A, which will deliver 136 RGI replacement homes and 136 net-new affordable rental homes (272 total homes).

TCHC submitted its site plan application for the first building in Phase 4, “Building 4A”, in December 2024, with the aim of starting construction in the spring of 2025. This report provides an update in accordance with Council direction and ahead of submission of a building permit application for Building 4A.

The partnership between the City and TCHC to replace RGI homes and deliver more affordable rental supply will be further supported by the creation of a new Housing Development Office as part of recent Council approved housing mandate alignment.

The Planning and Housing Committee recommends that:

1. City Council amend the City of Toronto Municipal Code, Chapter 694, Signs, General, to adopt regulations applicable to signs affixed or attached to structures related to Bike Share Stations, substantially in accordance with the draft by-law attached as Attachment 1 to the report (January 8, 2025) from the Chief Building Official and Executive Director, Toronto Building.

This report recommends amendments to the City of Toronto Municipal Code, Chapter 694, Signs, General ("Sign By-law"), to include new regulations for signs associated with Bike Share docking stations ("Bike Share Stations") located outside the public right-of-way. Placing Bike Share Stations on lands beyond the public right-of-way is crucial for advancing the City's goals of developing a comprehensive cycling network as part of the overall transportation system.

Currently, signs within the public right-of-way, such as those affixed to Bike-Share Stations operated as part of Bike Share Toronto ("BST"), are excluded from the Sign By-law, however, signs for Bike Share Stations outside the public right-of-way are subject to the Sign By-law. Locations outside of the right-of-way where these signs and Bike-Share Stations may be located include transit stations, Park Roads, Bicycle Paths, Cycle Tracks, and other areas that align with the City's transportation network.

To accommodate signage at Bike Share locations outside the right-of-way and avoid the need for sign variances and site-specific amendments, staff have reviewed the Sign By-law to identify changes that align with the City's objectives for bike sharing, cycling, and transportation networks, while also meeting the goals of the Sign By-law. The regulations proposed in this report will support the City's bike share initiatives and cycling network, permitting signage at Bike Share Stations that is functional, compatible with its surroundings, and enhances Toronto's visual appeal for residents, businesses, and visitors.

Due to the uniqueness of signs on Bike Share Stations, the Sign By-law does not contain regulations that are suitable for these types of signs. The amendments proposed in this report will permit "Bike-Share Signs" (signs displayed on or attached to Bike Share Stations) on private property, integrate these signs into the permit application and approval processes, and establish specific regulations for their size, orientation, content, and illumination. Signs displayed on Bike Share Stations in the right-of-way will continue to be out of scope of the Sign By-law.

These changes will make it easier to add Bike Share Stations, with appropriate signage, to the city's infrastructure and help create a more attractive and unified public realm while supporting Toronto's goal of sustainable transportation.

The Planning and Housing Committee recommends that:

1. City Council authorize the Chief Planner and Executive Director, City Planning and Executive Director, Development Review to negotiate and enter into a Resourcing Agreement with Woodbine Entertainment Group for the purpose of funding a dedicated staff team to complete a Secondary Plan study on an expedited basis, on terms acceptable to the Chief Planner and Executive Director, City Planning and Executive Director, Development Review, and in a form satisfactory to the City Solicitor.

2. City Council approve an exemption from the Donations to the City of Toronto for Community Benefits Policy for the purpose of payments made under the Resourcing Agreement in Recommendation 1, above.

Through the Toronto-Ontario New Deal, the City and Province agreed to advancing transit-oriented communities (TOC), including the prioritization and expeditious treatment of planning approvals for a mixed-use TOC at the future Woodbine GO station. This report seeks Council authorization for the City to negotiate a Resourcing Agreement with the Woodbine Entertainment Group (WEG) to cover costs of City staff time required to complete the future Woodbine TOC Secondary Plan.

The Resourcing Agreement will include funding of new temporary City staff positions compensated with regular rates of pay, and contributions towards the procurement of consultants for required peer reviewed studies.

This report also recommends an exemption from the Donations to the City of Toronto for Community Benefits Policy which is required in order for the City to accept payments under the Resourcing Agreement.

The Planning and Housing Committee forwards the item to City Council without recommendation.

This report provides an update on the Province's Ontario Line South Transit Oriented Communities (TOC) proposals at Exhibition, Corktown, King-Bathurst and Queen-Spadina and seeks authority from City Council for the City Manager to conclude negotiations on, and enter into, a site-specific TOC Memorandum of Understanding (MOU) for Queen-Spadina generally in accordance with updated terms.  (City staff will seek updated authorities related to the updated Exhibition and Corktown TOCs in late Q1/Q2 2025.)  Changes in the Toronto housing and office markets have led Infrastructure Ontario to revise the TOC proposals at these sites that were previously presented to City Council in April 2022, requiring changes to MOU terms.

The report outlines the Province's confirmed approach to managing tenant displacement and rental housing replacement in TOCs. The report notes that the Provincial approach does not comply with policies of the Official Plan.  City staff have communicated this to the Province and have advocated for the Province to comply with the City's policy. 

Additionally, the report responds to direction from City Council to assess the feasibility of achieving 20 percent of units in TOC projects as affordable housing.  The Province's primary objective of the TOC program is to generate revenue for the Province to offset the capital cost of new major transit projects. 

The Province's TOC program is not part of an affordable housing program.  Nevertheless, based on the terms of the Value Allocation Framework agreement between the City and the Province, the Province will make a value contribution from each TOC site that will support some affordable housing.  These contributions are not available to typical private developments.  City staff continue to explore options with the Province on how to leverage these contributions to achieve better community benefits outcomes, including affordable housing.  Among the options are to pool contributions from several TOCs to achieve better outcomes where costs are lower, or to provide financial assistance at certain TOC projects to position them to qualify for City incentive programs. 

The Province retains sole authority to allocate TOC value contributions.  Further, the Value Allocation Framework specifies that the Provincial contribution would be "up to" 8 percent of the value of the TOC.  While Infrastructure Ontario consults with the City on how best to do so, the Province retains discretion on how it will use the funds.  Likewise, the value contributions will not be provided to the City but rather will be deployed directly from the Province to the provider of the community benefit(s) funded by the contributions.  Finally, with language of "up to" 8 percent as the amount of Provincial value contribution, the City has no certainty what the actual contribution will be, which could potentially be zero percent.

City Planning staff retained specialized consulting services to undertake an analysis of several known TOC proposals to understand what might be required to reach 20 percent  affordable housing. Results of the assessment indicate that achieving 20 percent affordable housing in TOCs is not feasible without making significant changes to the development proposals, discounting of land value and/or providing additional direct funding. 

The Housing Secretariat has been consulted in the preparation of this report.

The Planning and Housing Committee recommends that:

1. City Council adopt the Community Benefits Charge In-Kind Contribution Guidelines included as Attachment 1 to the report (January 7, 2025) from the Chief Planner and Executive Director, City Planning.

2. City Council direct the Chief Planner and Executive Director, City Planning, and Executive Director, Development Review to apply the Community Benefits Charge In-Kind Contribution Guidelines in the evaluation of in-kind contributions for eligible developments, in accordance with the City's Community Benefits Charge Bylaw (1139-2022).

3. City Council direct the Chief Planner and Executive Director, City Planning, and Executive Director, Development Review to consider local context when applying the Community Benefits Charge In-Kind Guidelines, including considering opportunities that meet the intent but are not specified in the Guidelines.

As Toronto grows, so does the need for new and expanded public facilities and public realm improvements that support a high quality of life. The Community Benefits Charge (CBC) is an important tool, in combination with other funding sources, to help the City respond to this need and create complete communities, where things like parks, libraries, child care, community and cultural spaces, affordable housing options, and a welcoming public realm are available and easily accessible.

In most cases, the CBC is provided as a payment at the time of the first building permit. However, in some instances there may be benefit to the City in accepting in-kind contributions that support the City's strategic and policy goals and meet identified community needs. The purpose of the CBC In-Kind Guidelines (“the Guidelines”) is to provide a transparent, policy supported and evidence-based approach for considering in-kind CBC contributions. The Guidelines (Attachment 1) are also intended to support consistency in how and when in-kind contributions are accepted and ensure alignment with the City's approach to allocating CBC funds that have been collected.

The Guidelines are based on a set of five principles which provide high-level guidance for assessing a proposed in-kind contribution. The principles are: Complete Communities, Growth Pays for Growth, Equitable Distribution, Prioritization of Funding Sources, and Alignment with Planning Tools.

The Guidelines include a recommended process for considering and accepting in-kind CBC contributions, to provide a clear, predictable, transparent path for everyone involved. This process includes guidance for considering when to accept an in-kind contribution while balancing the various community priorities within an area to make best use of the CBC, as well as a general description of the steps involved in securing an in-kind CBC contribution. The Guidelines also include Capital Facility Requirements, which describe minimum requirements, sources of information, and other key considerations for each of the most common types of in-kind contributions in more detail.

The Planning and Housing Committee recommends that:

1. City Council adopt the Thermal Comfort Guidelines, included as Attachment 1 to the report (January 9, 2025) from the Chief Planner and Executive Director, City Planning.

2. City Council request the Chief Planner and Executive Director, City Planning and Executive Director, Development Review, to apply the Thermal Comfort Guidelines in the evaluation of city-initiated large area studies.

3. City Council request the Executive Director, Development Review, to apply the Thermal Comfort Guidelines in the evaluation of large site developments (over 5 hectares) with buildings over 6 storeys on a voluntary basis.

4. City Council request the General Manager, Parks and Recreation to apply the Thermal Comfort Guidelines in the evaluation of major outdoor public realm capital projects on a voluntary basis.

This report recommends Council’s adoption of the Thermal Comfort Guidelines shown as Attachment 1 to this report and that Council direct staff to apply the Thermal Comfort Guidelines in the evaluation of City-initiated large area studies, major outdoor public realm capital projects, and large site developments (over 5 hectares) with buildings over 6 storeys.

In a period of climate change, it is becoming increasingly important to protect the quality and comfort of the public realm that serves residents, workers, and visitors in the city. Climate change is causing more extreme weather conditions, and there is a growing need to design public spaces that optimize comfort in four seasons.  Toronto's population continues to grow, with much growth occurring through vertical densification. The public realm is an important shared amenity that will be relied upon by more and more people for recreation as well as respite from hot indoor conditions. The design of the public realm optimized for thermal comfort is key in building a resilient and livable city.

Thermal comfort is the measure of how someone feels thermally whether they are too hot or too cold, and the degree of their comfort or discomfort. The four primary contributing factors to thermal comfort are air temperature, radiant temperature, relative humidity, and air movement. The outdoor public realm is all exterior public and private spaces to which the public has access. It is a network that includes but is not limited to, streets, lanes, parks, and open spaces.

City Planning identified the need to update the existing study, "Sun, Wind and Pedestrian Comfort: A Study of Toronto’s Central Area" (1990), prepared for the former City of Toronto more than 30 years ago to analyse how development would affect street level sun, wind, and thermal comfort conditions. The update incorporates new technology and software, as well as modern methodologies to ensure data-driven insights. The Guidelines take a Toronto-specific approach with performance metrics that establish seasonal targets. The Guidelines provide a clear methodology to undertake a Thermal Comfort Study as outlined in the appendices, equipping designers, planners, and the development industry with information on the impact of the built environment on the thermal comfort of public spaces.

The outlined Thermal Comfort Study methodology aligns with and integrates the findings of Pedestrian Level Wind Studies and Sun/Shadow Studies, which are required for development applications involving buildings over 6 storeys. While Pedestrian Level Wind Studies and Sun/Shadow Studies are primarily required for development applications, the Thermal Comfort Study methodology, as outlined in the appendices of the guidelines, is designed to inform City-initiated large-scale area studies, major outdoor public realm capital projects, and large site developments (over 5 hectares). For such large area studies or developments, the Thermal Comfort Study assists in organizing streets and blocks and strategically locating outdoor parks, open spaces, and amenities to maximize thermal comfort. This approach fosters a cohesive and comprehensive strategy for city planning, ensuring a more sustainable and livable urban environment.

The Guidelines also feature a Design Toolbox, offering developers and planners practical strategies to mitigate negative thermal impacts. This toolbox helps development proposals address thermal comfort effectively, promoting better urban environments.

Ultimately, the Thermal Comfort Guidelines address outdoor public realm thermal conditions, responding to climate emergencies, sustainability goals, and the needs of a growing population. By prioritizing thermal comfort, the city enhances urban living, encouraging residents to explore the outdoors, stay active, and engage in recreational activities year-round. This dynamic engagement strengthens urban vibrancy and resilience, fostering a city where people and communities thrive.

The purpose of this report is to provide background on the Thermal Comfort Guidelines, an overview of the contents of the Guidelines, how the Guidelines will be used, and an outline of the next steps.

The Planning and Housing Committee recommends that:

1. City Council state its intention to designate the property at 3100 Weston Road under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 3100 Weston Road (Reasons for Designation) attached as Attachment 1 to the report (January 10, 2025) 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.

3. City Council direct the Senior Manager, Heritage Planning, Urban Design, City Planning to evaluate the entire property at 3100 Weston Road as a Cultural Heritage Landscape, considering all historical eras of the site including, but not limited to, the area's Indigenous heritage and the Humber River Valley, the post-colonial siting of the private residence, Rivermede, and the property's use by of The Order of Saint Basil, a Ukranian Greek Catholic monastic order, as the site of their church, school (St. Basil-the-Great College), monastery, and printing house, and to recommend any such amendment to this designation as may be necessary.

This report recommends that City Council state its intention to designate the property at 3100 Weston Road 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 1.

The subject property at 3100 Weston Road is located on the west side of Weston Road at the intersection of Weston Road and Sheppard Avenue West. The subject property straddles the boundary of the Humbermede and Pelmo Park-Humberlea neighbourhoods. A location map and current photograph of the heritage property is found in Attachment 2.

Known as Rivermede, the property contains a detached two and a half-storey house-form building with a two and a half-storey garage, a rear pool complex and pumphouse, and an expansive surrounding landscape. Constructed in c.1930-1931 for Percy R. Gardiner and his wife, Gertrude Gardiner, and designed by renowned architect Jocelyn Davidson and landscape architect Arthur M. Kruse, the residence is fashioned in the Tudor Revival style and is set within an expansive lot that extends into the Humber River Valley. The main house holds a prominent position in its setting at the top of the embankment with the primary (east) elevation fronting Weston Road and the rear (west) elevation contains a panoramic view overlooking the Humber-Sheppard Pond (Crang's Pond) to the west. Views of the side (south) elevation of the main house have also been maintained and contribute to its sense of place within the landscape. While much of the original interior detailing, including expansive wood panelling, has since been removed, the original fieldstone fireplace in the main foyer is extant as is the original wood panelling and ceiling beams in the library at the northeast corner of the main house.

In 1958, 3100 Weston Road was sold to The Order of Saint Basil the Great (OSBM) Holding Corporation, a Ukranian Greek Catholic monastic order, based in Winnipeg, Manitoba, to be the future site of their church, school (St. Basil-the-Great College), monastery, and printing house. The main house at Rivermede, which was used as a residence for the priests, became a full monastery known as the St Gregory of Nyssa Monastery. In 1961 to 1962, the former St. Basil-the-Great College School, which is now Carmine Stefano Community Centre, was constructed in red brick in the Modernist style at the north end of the property. At the rear of the main house at Rivermede, is the former location of the Marian Shrine of Gratitude which was removed prior to the sale of the property in August 2023.

The property at 3100 Weston Road was included on the North York Inventory of Heritage Properties by North York Council on October 6, 1997. The original listing related solely to the former Rivermede house. Following revisions to the Ontario Heritage Act in 2005, 3100 Weston Road and many other properties on pre-amalgamation municipal inventories were included on the City of Toronto's Heritage Register as listed properties on September 27, 2006. 

On September 6, 2023, City Council adopted item MM10.5, a request from Councillor Anthony Perruzza to evaluate the listed property at 3100 Weston Road for designation under Part IV of the Ontario Heritage Act.

City Council amended the Listing Statement on November 8, 2023.

Staff have determined that the property at 3100 Weston Road has cultural heritage value and meets 6 of the Ontario Regulation 9/06 criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act. A property may be designated under Part IV, Section 29 of the Ontario Heritage Act, if it meets two or more of the nine criteria.

At its meeting on January 8, 2025 the Toronto Preservation Board considered Item PB26.1 and made recommendations to City Council.

Summary from the report (December 18, 2025) from the Senior Manager, Heritage Planning, Urban Design, City Planning:

 
This report recommends that City Council state its intention to designate the property at 3100 Weston Road 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 1.

The subject property at 3100 Weston Road is located on the west side of Weston Road at the intersection of Weston Road and Sheppard Avenue West. The subject property straddles the boundary of the Humbermede and Pelmo Park-Humberlea neighbourhoods. A location map and current photograph of the heritage property is found in Attachment 2.

Known as Rivermede, the property contains a detached two and a half-storey house-form building with a two and a half-storey garage, a rear pool complex and pumphouse, and an expansive surrounding landscape. Constructed in c.1930-1931 for Percy R. Gardiner and his wife, Gertrude Gardiner, and designed by renowned architect Jocelyn Davidson and landscape architect Arthur M. Kruse, the residence is fashioned in the Tudor Revival style and is set within an expansive lot that extends into the Humber River Valley. The main house holds a prominent position in its setting at the top of the embankment with the primary (east) elevation fronting Weston Road and the rear (west) elevation contains a panoramic view overlooking the Humber-Sheppard Pond (Crang's Pond) to the west. Views of the side (south) elevation of the main house have also been maintained and contribute to its sense of place within the landscape. While much of the original interior detailing, including expansive wood panelling, has since been removed, the original fieldstone fireplace in the main foyer is extant as is the original wood panelling and ceiling beams in the library at the northeast corner of the main house.

In 1958, 3100 Weston Road was sold to The Order of Saint Basil the Great (OSBM) Holding Corporation, a Ukranian Greek Catholic monastic order, based in Winnipeg, Manitoba, to be the future site of their church, school (St. Basil-the-Great College), monastery, and printing house. The main house at Rivermede, which was used as a residence for the priests, became a full monastery known as the St Gregory of Nyssa Monastery. In 1961-62, the former St. Basil-the-Great College School, which is now Carmine Stefano Community Centre, was constructed in red brick in the Modernist style at the north end of the property. At the rear of the main house at Rivermede, is the former location of the Marian Shrine of Gratitude which was removed prior to the sale of the property in August 2023.

The property at 3100 Weston Road was included on the North York Inventory of Heritage Properties by North York Council on October 6, 1997. The original listing related solely to the former Rivermede house. Following revisions to the Ontario Heritage Act in 2005, 3100 Weston Road and many other properties on pre-amalgamation municipal inventories were included on the City of Toronto's Heritage Register as listed properties on September 27, 2006. 

On September 6, 2023, City Council adopted item MM10.5, a request from Councillor Anthony Perruzza to evaluate the listed property at 3100 Weston Road for designation under Part IV of the Ontario Heritage Act.

City Council amended the Listing Statement on November 8, 2023.

Staff have determined that the property at 3100 Weston Road has cultural heritage value and meets 6 of the Ontario Regulation 9/06 criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act. A property may be designated under Part IV, Section 29 of the Ontario Heritage Act, if it meets two or more of the nine criteria.

The Planning and Housing Committee recommends that:

1. City Council state its intention to designate the property at 29 Sussex Avenue under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 29 Sussex Avenue (Reasons for Designation) attached as Attachment 1 to the report (January 7, 2025) from the Chief Planner and Executive Director, City Planning.

2. City Council state its intention to designate the property at 31 Sussex Avenue under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 31 Sussex Avenue (Reasons for Designation) attached as Attachment 2 to the report (January 7, 2025) from the Chief Planner and Executive Director, City Planning.

3. City Council state its intention to designate the property at 33 Sussex Avenue under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 33 Sussex Avenue (Reasons for Designation) attached as Attachment 3 to the report (January 7, 2025) from the 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 properties under Part IV, Section 29 of the Ontario Heritage Act.

This report recommends that City Council state its intention to designate the properties at 29, 31 and 33 Sussex Avenue under Part IV, Section 29 of the Ontario Heritage Act for their cultural heritage value according to the Statements of Significance and description of Heritage Attributes in Attachment 1, Attachment 2, and Attachment 3.

The subject properties at 29, 31, and 33 Sussex Avenue are between Huron Street and Spadina Avenue, in the Huron-Sussex neighbourhood. A location map and current photograph of the heritage properties is found in Attachment 4.

The subject properties are part of a trio of originally identical Second Empire style house-form buildings that were constructed in 1879. These properties comprise the earliest surviving houses on Sussex Avenue and survive today as a remnant of a larger Victorian residential neighbourhood that spanned to the south and which was redeveloped as part of the West Campus expansion of the University of Toronto.

The property at 29 Sussex Avenue along with the property at 33 Sussex Avenue were listed on the Heritage Register in November 2016. The middle property located at 31 Sussex Avenue was included on the City of Toronto's inaugural Inventory of Heritage Properties over fifty years ago in 1973 and is listed on the Heritage Register.

The subject properties are currently owned by the University of Toronto. City staff consulted with University of Toronto Assistant Vice-President, University Planning in preparing this report.  

Staff have determined that the properties at 29, 31, and 33 Sussex Avenue have cultural heritage value and meet 5 of the Ontario Regulation 9/06 criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act. A property may be designated under Part IV, Section 29 of the Ontario Heritage Act, if it meets two or more of the nine criteria.

The Ontario Heritage Act states that structures or buildings on properties listed on the City’s Heritage Register cannot be removed or demolished without at least 60 days’ notice to Council. The legislation allows time for Council to review the property’s cultural heritage value to determine if the property merits designation before the property may be demolished if a building permit is requested.

At its meeting on January 8, 2025 the Toronto Preservation Board considered Item PB26.2 and made recommendations to City Council.

Summary from the report (December 13, 2025) from the Senior Manager, Heritage Planning, Urban Design, City Planning:

This report recommends that City Council state its intention to designate the properties at 29, 31 and 33 Sussex Avenue under Part IV, Section 29 of the Ontario Heritage Act for their cultural heritage value according to the Statements of Significance and description of Heritage Attributes in Attachment 1, Attachment 2, and Attachment 3.

The subject properties at 29, 31, and 33 Sussex Avenue are between Huron Street and Spadina Avenue, in the Huron-Sussex neighbourhood. A location map and current photograph of the heritage properties is found in Attachment 4.

The subject properties are part of a trio of originally identical Second Empire style house-form buildings that were constructed in 1879. These properties comprise the earliest surviving houses on Sussex Avenue and survive today as a remnant of a larger Victorian residential neighbourhood that spanned to the south and which was redeveloped as part of the West Campus expansion of the University of Toronto.

The property at 29 Sussex Avenue along with the property at 33 Sussex Avenue were listed on the Heritage Register in November 2016. The middle property located at 31 Sussex Avenue was included on the City of Toronto's inaugural Inventory of Heritage Properties over fifty years ago in 1973 and is listed on the Heritage Register.

The subject properties are currently owned by the University of Toronto. City staff consulted with University of Toronto Assistant Vice-President, University Planning in preparing this report.  

Staff have determined that the properties at 29, 31, and 33 Sussex Avenue have cultural heritage value and meet 5 of the Ontario Regulation 9/06 criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act. A property may be designated under Part IV, Section 29 of the Ontario Heritage Act, if it meets two or more of the nine criteria.

The Ontario Heritage Act states that structures or buildings on properties listed on the City’s Heritage Register cannot be removed or demolished without at least 60 days’ notice to Council. The legislation allows time for Council to review the property’s cultural heritage value to determine if the property merits designation before the property may be demolished if a building permit is requested.

The Etobicoke York Community Council recommends that:

1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 210 Markland Drive substantially-in-accordance with the draft Zoning By-law Amendment attached as Attachment 5 to the report (December 18, 2024) from the Director, Community Planning, Etobicoke York District, as amended by the following:

a. Amend the storey height of Building A on Diagram 3 from 9 storeys to 8 storeys;

b. Amend the metric height of Building A on Diagram 3 to reflect the reduction of 1 storey in Recommendation 1.a. above, satisfactory to the Executive Director, Development Review, in consultation with the City Solicitor;

c. Amend Provision (G)(i) respecting the permitted gross floor area for Building “A” from 7,150 to reduce to gross floor area to reflect the reduction of 1 storey in Recommendation 1.a. above, satisfactory to the Executive Director, Development Review, in consultation with the City Solicitor; and

d. Amend Provision (J)(i) respecting the permitted maximum number of dwelling units for Building “A” from 92 to reduce the number of dwelling units to reflect the reduction of 1 storey in Recommendation 1.a. above, satisfactory to the Executive Director, Development Review, in consultation with the City Solicitor. 

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

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

a. Submit, for review and acceptance, a Functional Servicing Report to determine the storm water runoff, sanitary flow and water supply demand resulting from this development and whether there is adequate capacity in the existing municipal infrastructure to accommodate the proposed development.

b. Make satisfactory arrangements with Engineering Review and enter into the appropriate agreement with the City for the design and construction of any improvements to the municipal infrastructure, should it be determined that upgrades are required to the infrastructure to support this development according to the accepted Functional Servicing Report acceptable by the Director, Engineering Review. 

4. City Council approve that in accordance with Section 42 of the Planning Act, prior to 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 1,590 square metres, to the satisfaction of the General Manager, Parks, Forestry and Recreation.

5. 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 to the satisfaction of the General Manager, Parks, Forestry and Recreation. 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.

6. 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.

7. City Council request that the Executive Director, Development Review in consultation with the Chief Planner and Executive Director, City Planning secure through the Site Plan Control process for the lands, pursuant to Section 114 of the City of Toronto Act, 2006, the owner's obligation to:

a. Continue to provide and maintain the existing 152 rental dwelling units at 210 Markland 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 from residential rental use during the 20-year period, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning Division.

b. Undertake improvements to the existing rental building, at its sole expense and at no cost to the tenants, at 210 Markland Drive, as follows:

1. Access to new outdoor and outdoor amenity spaces in the proposed new buildings for tenants of the existing rental apartment building.

2. Existing laundry room to be renovated and all machines replaced (eight washers and eight dryers).

3. Exterior garbage consolidated with the new building. 

8. City Council amend City of Toronto Municipal Code, Chapter 925, Permit Parking in order to prevent the residents of, visitors to, or tradespersons at 210 Markland Drive from obtaining a parking permit.

9. City Council request that the Executive Director, Development Review include the following as a Site Plan Control approval condition:

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

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

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

The buildings contain [insert number of] units, served on site by [insert number of] resident parking spaces, [insert number of] visitor parking spaces and [insert number of] accessible parking spaces. Additional parking for overflow, visitors and residents, including overnight, is of limited or no availability. Additional off street parking, potentially at additional cost, is not guaranteed, however may be available at:

For visitors: [insert the 5 closest locations that provide off-street parking, Green P on-street parking, or parking for more than 3 hours]

For residents: [insert locations of 5 closest off-street parking locations that offer overnight or monthly parking]

10. City Council request the Executive Director, Development Review to consult with the Bloordale Baseball League and any other major permit holders in Millwood Park, and the local Councillor, on matters affecting baseball in the adjacent park prior to Site Plan Control approval condition.

11. City Council request the Executive Director, Development Review, to consult with the Bloordale Baseball League, the local residents’ association, and the local Councillor prior to approval of the Construction Management Plan.

12. City Council request the Executive Director, Development Review to consider alternate options that may eliminate the need for a safety net to protect from stray baseballs from Millwood Park as part of the Site Plan approval process.

The Etobicoke York Community Council held a statutory public meeting on January 9, 2025, and notice was given in accordance with the Planning Act.

An application to amend Zoning By-law 569-2013 has been submitted that proposes to develop three new residential buildings with heights of nine, 10, and 12 storeys, respectively (the "proposal") at 210 Markland Drive ("subject land"). The existing 13-storey residential building on site, which contains 152 rental dwelling units (the "existing building"), will be retained.

A total of 484 new residential dwelling units are proposed with 37,421 square metres of Gross Floor Area ("GFA"), which includes 328 square metres of non-residential GFA, and a Floor Space Index ("FSI") of 3.12 times the area of the lot. A total of 438 vehicle parking spaces and 489 bicycle parking spaces are proposed to be provided for both the new and existing buildings. The proposal includes 1,591 square metres of on-site parkland dedication, which would connect to 1,553 square metres of connected Privately-Owned Publicly Accessible Space (POPS) along Silverthorne Bush Drive.

This proposed development is consistent Provincial Planning Statement (2024) and conforms to the City's Official Plan.

This report reviews and recommends approval of the application to amend Zoning By-law 569-2013.

The Etobicoke York Community Council recommends that:

1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 87 Ethel Avenue substantially-in-accordance with the draft Zoning By-law Amendment included as Attachment 5 to the report (December 15, 2024) from the Director, Community Planning, Etobicoke York District.

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

3. City Council authorize the Chief Planner and Executive Director, City Planning to enter into an agreement with the owner to secure the provision of affordable housing required for the site, on such terms and conditions satisfactory to the Chief Planner and Executive Director, City Planning, and in accordance Site and Area Specific Policy 537, and with such agreement registered in priority on title to the lands in a manner satisfactory to the City Solicitor.

4. City Council request the General Manager, Transportation Services to examine and report to Etobicoke York Community Council, after the Zoning By-law Amendment has come into full force and effect, regarding the installation of signalized traffic control, new traffic signals and the associated traffic by-law for the Old Stock Yards Road and West Toronto Street intersection.

5. City Council request the General Manager, Transportation Services to examine and report to Etobicoke York Community Council, after the Zoning By-law Amendment has come into full force and effect, regarding a new all-way stop and prohibited left-turn signage along with the associated traffic by-laws authorizing the traffic controls at Dods Avenue and West Toronto Street.

6. City Council request the General Manager, Transportation Services to examine and report to Etobicoke York Community Council, after the Zoning By-law Amendment has come into full force and effect, regarding new all-way stop signage along with the associated traffic by-laws authorizing the traffic controls at Dods Avenue and Ethel Avenue.

7. City Council approve that, in accordance with Section 42 of the Planning Act, prior to 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 3,063 square metres, to the satisfaction of the General Manager, Parks, Forestry and Recreation.

8. 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 to the satisfaction of the General Manager, Parks, Forestry and Recreation.

9. 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.

10. City Council classify the lands municipally known as 87 Ethel Avenue as a Class 4 Noise Area pursuant to Publication NPC-300 (Ministry of Environment and Climate Change Environmental Noise Guideline – Stationary and Transportation Sources - Approval and Planning).

11. City Council direct the Chief Planner and Executive Director, City Planning or their designate to forward a copy of the City Council Decision Document to the Ministry of Environment, Conservation and Parks.

12. City Council request the Mayor to consider allocating any Community Benefit Charge funds collected from this development to George Bell Arena, for improvements of the facility, through the annual budget process immediately following the payment of the funds to the City.

The Etobicoke York Community Council held a statutory public meeting on January 9, 2025, and notice was given in accordance with the Planning Act.

This report recommends approval of the application to amend the Zoning By-law with a Holding Provision to permit the development of two mixed-use buildings with a total of four towers ranging in height from 31 to 34 storeys. The proposal includes 1,409 rental residential units of which 10 percent (141 units) would be affordable units. The proposal also includes 7,243 square metres of non-residential space and 947 vehicular parking spaces and 1,580 bicycle parking spaces.

The Etobicoke Community Council recommends that:

1. City Council direct the City Solicitor and appropriate City staff to attend the Ontario Land Tribunal to oppose the appeal of the Official Plan and Zoning By-law Amendment application for 2485 Eglinton Avenue West in its current form and to continue discussions with the applicant to resolve outstanding issues but not limited to those outlined in the report (December 16, 2024) from the Director, Community Planning, Etobicoke York District.

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

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

b. The owner has satisfactorily addressed matters from Development Engineering as contained in the Development Engineering Memorandum, dated June 25, 2024, and any outstanding issues raised by Development Engineering, arising from the ongoing technical review (including the provision of acceptable reports and studies), to the satisfaction of the Director, Engineering Review.

c. The owner has submitted updated Hydrogeological Review Report, Hydrological Review Summary, Foundation Drainage Summary Form, Subsurface Utility Engineering Investigation, Functional Servicing and Stormwater Management Report, Servicing Report Groundwater Summary Form and any other reports or documents deemed necessary in support of the development to the satisfaction of the Director, Engineering Review.

d. The owner has satisfactorily addressed the Transportation Services matters in the Development Engineering Memorandum, dated June 25, 2024, and any outstanding issues raised by Transportation Services, arising from the ongoing technical review (including the provision of acceptable reports and studies), to the satisfaction of the Director, Engineering Review and the General Manager, Transportation Services.

e. The owner has satisfactorily addressed matters from the Tree Protection and Plan Review, Urban Forestry Memorandum, dated April 12, 2024, and any outstanding issues raised by Urban Forestry, arising from the ongoing technical review (including the provision of acceptable reports and studies), to the satisfaction of the Executive Director, Environment and Climate, and the General Manager, Parks, Forestry and Recreation.

f. The owner has provided a revised Pedestrian Level Wind Study, including a Wind Tunnel Study, to the satisfaction of the Chief Planner and Executive Director, City Planning.

g. The submitted Noise Impact Study and Land Use Compatibility/Mitigation Study, both dated February 2, 2024 and prepared by RWDI, have been peer-reviewed by a third-party consultant retained by the City at the owner's expense, and the owner agrees to implement any necessary control measures and recommendations identified by the peer review, with the control measures to be secured through the Site Plan Control process, to the satisfaction of the Executive Director, Development Review.

3. Should it be determined that upgrades are required to the infrastructure to support the development according to the accepted Functional Servicing Report and/or the Transportation Impact Study, City Council direct the City Solicitor and appropriate City staff to request that a Holding Provision (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 Executive Director, Development Review and the General Manager, Transportation Services.

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

This report reviews an application to amend the Official Plan and Zoning By-law to permit a 45-storey mixed-use building containing 500 dwelling units at 2485 Eglinton Avenue West.

On November 4, 2024, the applicant appealed the Official Plan and Zoning By-law Amendment application to the Ontario Land Tribunal (“OLT”) citing City Council's failure to make a decision on the application within the time period prescribed under the Planning Act. A Case Management Conference (“CMC”) has yet to be scheduled. City staff require direction from City Council in advance of the Case Management Conference. An Ontario Land Tribunal hearing has not been scheduled at this time.

This report recommends that Council direct the City Solicitor, together with appropriate City staff, to attend the Case Management Conference and any future Ontario Land Tribunal hearing to oppose the application in its current form and to continue discussions with the applicant in an attempt to resolve outstanding issues.

The Etobicoke York Community Council recommends that:

1. City Council direct the City Solicitor and appropriate City staff to attend the Ontario Land Tribunal to oppose the appeal of the Zoning By-law Amendment application for 99 Birmingham Street and 210 Islington Avenue and to continue discussions with the applicant to resolve outstanding issues.

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

a. The final form and content of the Zoning By-law Amendment is satisfactory to the Executive Director, Development Review, and the City Solicitor;

b. The owner or applicant, at their sole cost and expense, has submitted a revised Functional Servicing and Stormwater Management Report to demonstrate that the existing sanitary sewer system and watermain and any required improvements to them, have adequate capacity and supply to accommodate the development of the lands to the satisfaction of the Director, Engineering Review;

c. If the accepted Functional Servicing and Stormwater Management Report requires any new municipal infrastructure or upgrades to existing municipal infrastructure to support the development, then either:

1. The owner or applicant has secured the design, construction, and provision of financial securities for any new municipal infrastructure, or any upgrades or required improvements to the existing municipal infrastructure identified in the accepted Functional Servicing and Stormwater Management Report, to support the development, in a financial secured agreement, all to the satisfaction of the Director, Engineering Review; or,

2. The required new municipal infrastructure or upgrades to existing municipal infrastructure to support the development in the accepted and satisfactory Functional Servicing and Stormwater Management Report are constructed and operational, all to the satisfaction to the Director, Engineering Review;

d. The owner has addressed all outstanding issues identified in the Engineering and Construction Services’ correspondence, dated June 28, 2024, to the satisfaction of the Director, Engineering Review;

e. The owner has provided a revised Transportation Impact Study to the satisfaction of the General Manager, Transportation Review;

f. The owner has provided a revised Pedestrian Level Wind Study including a Wind Tunnel Study, to the satisfaction of the Executive Director, Development Review and Chief Planner and Executive Director, City Planning;

g. The submitted Compatibility/Mitigation Study and Roadway Traffic Noise Feasibility Assessment, both dated September 20, 2023, and prepared by Gradient Wind Engineering Inc. have been peer-reviewed by a third-party consultant retained by the City at the owner's expense, and the owner agrees to implement any necessary control measures and recommendations identified by the peer review, with the control measures to be secured through the Site Plan Control process, to the satisfaction of the Executive Director, Development Review; and

h. The owner has addressed all outstanding issues raised by Urban Forestry, Tree Protection and Plan Review, as they relate to the application, to the satisfaction of the General Manager of Parks, Forestry and Recreation.

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

On November 29, 2023, the applicant applied to amend the Zoning By-law to permit a 26-storey mixed-use tower with a six-storey base building containing a total of 352 dwelling units with retail uses at grade at 99 Birmingham Street and 210 Islington Avenue.

On October 18, 2024, the applicant appealed the Zoning By-law Amendment application to the Ontario Land Tribunal (OLT) citing City Council's failure to make a decision on the application within the time period prescribed under the Planning Act. A Case Management Conference (CMC) has been scheduled for January 28, 2025. City staff require direction from City Council in advance of the CMC. A full OLT hearing has not been scheduled.

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

The Etobicoke York Community Council recommends that:

1. City Council amend the existing parking prohibition in effect at all times, on the south side of Ormont Drive, between a point 107 metres east of Barmac Drive (west intersection) and a point 60 metres east thereof, to be in effect between a point 77 metres east of Barmac Drive (west intersection) and a point 90 metres further east.

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

Transportation Services is recommending that the existing parking prohibition on the south side of Ormont Drive, be extended 30 metres east. The proposed amendment will deter parking in this area and will improve heavy truck access to the driveway of 1290 Ormont Drive.

The Etobicoke York Community Council recommends that:

1. City Council designate the easterly southbound lane on Thirtieth Street, from Elder Avenue and a point 30.5 metres north, for southbound left turns only.

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

Transportation Services is requesting approval to designate the easterly southbound curb lane on Thirtieth Street, from Elder Avenue to a point 30.5 metres north, be designated for southbound left turns only. The proposed lane designation will clearly define lane usage and mitigate any potential vehicular conflicts.

The Etobicoke York Community Council recommends that:

1. City Council designate the easterly northbound lane on The East Mall, from West Deane Park Drive and a point 30.5 metres south, for northbound right turns only, buses excepted.

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

Transportation Services is requesting approval to recommend that the easterly northbound curb lane on The East Mall, from West Deane Park Drive to a point 30.5 metres south, be designated for northbound right turns only. The proposed lane designation will clearly define lane usage and mitigate any potential vehicular conflicts.

North York Community Council recommends that:

1. City Council approve the alterations to the designated heritage property at 94 Cortleigh Boulevard, in accordance with Section 33 of the Ontario Heritage Act, and the demolition of heritage attributes in accordance with Section 34 of the Ontario Heritage Act, to allow for the construction of a new rear-yard addition, with such alterations substantially in accordance with the plans and drawings dated December 6, 2024 by ERA Architects, Inc. and on file with the Senior Manager, Heritage Planning and the Heritage Impact Assessment prepared by ERA Architects, Inc. dated December 6th, 2024, and on file with the Senior Manager, Heritage Planning and subject to the following additional conditions:

a. That prior to the issuance of any permit for all or any part of the property at 94 Cortleigh 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 shall:

1. Provide building permit drawings, including a description of materials and finishes, to be prepared by the project architect to the satisfaction of the Senior Manager, Heritage Planning; and

2. Obtain all planning permissions as may be necessary including, but not limited to, obtaining a Minor Variance.

This report recommends that City Council approve the alterations to and the demolition of attributes proposed for the William Weeks House at 94 Cortleigh Boulevard (designated under Part IV of the Ontario Heritage Act), in connection with a new one-storey addition at the rear of the property.

The subject property is in the Lytton Park neighbourhood, on the north side of Cortleigh Boulevard between Avenue Road and Rosewell Avenue and backs onto the Lytton Sunken Gardens Park.  The property contains the residence constructed in 1914 for William Weeks.   Inspired by the Arts and Crafts movement, the two-storey house is finished in rustic red brick, stone detailing, and has half-timbered gables. An extended roof slope bisects and distinguishes the main façade, which also features a prominent stone porch. The property was commissioned for professional interior decorator, William Weeks, and is among the earliest to be developed in this portion of Lytton Park.

The heritage permit application proposes alterations to heritage attributes on the property, as shown in Attachment 4, including the relocation and removal of window and door openings, in-kind replacement of historic windows and doors, and enclosure of the rear integral porch. 

The rear stone stair wing walls and rear verandah, which was altered from its original design in 1945, and its architectural elements would be demolished as part of the proposal.

The existing garage, not listed as a heritage attribute, will also be demolished to accommodate a new driveway and motor court with gates.

At its meeting on January 8, 2025 the Toronto Preservation Board considered Item PB26.5 and made recommendations to City Council.

Summary from the report (December 13, 2024) from the Senior Manager, Heritage Planning, Urban Design, City Planning:

This report recommends that City Council approve the alterations to and the demolition of attributes proposed for the William Weeks House at 94 Cortleigh Boulevard (designated under Part IV of the Ontario Heritage Act), in connection with a new one-storey addition at the rear of the property.

The subject property is in the Lytton Park neighbourhood, on the north side of Cortleigh Boulevard between Avenue Road and Rosewell Avenue and backs onto the Lytton Sunken Gardens Park.  The property contains the residence constructed in 1914 for William Weeks.   Inspired by the Arts and Crafts movement, the two-storey house is finished in rustic red brick, stone detailing, and has half-timbered gables. An extended roof slope bisects and distinguishes the main façade, which also features a prominent stone porch. The property was commissioned for professional interior decorator, William Weeks, and is among the earliest to be developed in this portion of Lytton Park.

The heritage permit application proposes alterations to heritage attributes on the property, as shown in Attachment 4, including the relocation and removal of window and door openings, in-kind replacement of historic windows and doors, and enclosure of the rear integral porch. 

The rear stone stair wing walls and rear verandah, which was altered from its original design in 1945, and its architectural elements would be demolished as part of the proposal.

The existing garage, not listed as a heritage attribute, will also be demolished to accommodate a new driveway and motor court with gates.

North York Community Council recommends that:  

1. City Council assume the services installed within Green Gates Court and that the City formally assume the road within the Registered Plan of Subdivision 66M-2531.

2. City Council authorize the Acting Director, Engineering Review to release the performance guarantee held with respect to the municipal services in accordance with the Subdivision Agreement.

3. City Council direct that an assumption By-law be prepared to assume the public highway and municipal services within the Registered Plan of Subdivision 66M-2531.

4. City Council authorize and direct the City Solicitor to register the assumption By-law in the Land Registry Office at the expense of the Owner.

5. City Council authorize the appropriate City Officials to take the necessary action to give effect thereto.

6. City Council authorize the appropriate City Officials to transfer ownership of the street lighting system constructed with Registered Plan of Subdivision 66M-2531 to Toronto Hydro.

This report recommends that the municipal services under the terms of the Subdivision Agreements for Plan 66M-2531 dated June 30, 2015, between Orchard Ridge (Fairmeadow) G.P. Inc., and the City of Toronto be assumed by the City. 

North York Community Council recommend that:

1. City Council approve Jason Ash as the 2025 Agnes Macphail Award recipient.

The Agnes Macphail Award was established by the Borough of East York to annually recognize an outstanding volunteer who upheld the values and causes of Agnes Macphail and who lives within the boundaries of the former borough.

The Agnes Macphail Recognition Committee met, as established in the Toronto City Council approved selection process, on January 6, 2025 to review the nominations received and to select this year's award recipient. The Committee selected Jason Ash as their 2025 Agnes Macphail Award recipient.

The Scarborough Community Council recommends that:

1. City Council amend site specific Zoning By-law 22913, for the lands at 515 Markham Road substantially in accordance with the draft Zoning By-law Amendment included as Attachment 2 to the report (December 17, 2024) from the Director, Community Planning, Scarborough District.

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

3. City Council authorize City officials to take such action as is necessary to implement the recommendations above, including execution of necessary agreements as required.

The Scarborough Community Council held a statutory public meeting on January 14, 2025, and notice was given in accordance with the Planning Act.

This report recommends City Council approve a City-Initiated Zoning By-law Amendment which proposes revisions to the Woburn Community By-law 9510, as amended by Site Specific Zoning By-law 22913, in order to reallocate unspent Section 37 funds. The in-force zoning and associated Section 37 agreement, approved in 1990, does not include a reallocation clause for unspent monies. No new development is contemplated on the subject property.

It is proposed to amend the Section 37 provision of By-law 22913 to allow for the potential reallocation of unspent Section 37 funds. The proposed amendment would allow the unspent monies secured in the amount of $213,747.92 and currently allocated towards streetscape improvements, be reallocated towards other purposes such as or for general park improvements, including a splashpad within the Ward.

The amendment to the site-specific zoning by-law listed above intends to include what is now a standard reallocation authority as found in other site-specific zoning by-laws enacted after 2013. Namely, the proposed amendment would authorize reallocation of unspent funds at the discretion of the Chief Planner and Executive Director, City Planning in consultation with the Ward Councillor.

The Scarborough Community Council recommends that:

1. City Council direct the City Solicitor, together with appropriate staff, to attend the Ontario Land Tribunal in opposition to the Zoning By-law Amendment application appeal, in its current form, for the lands at 1552, 1554, 1562, 1570 and 1572 Kingston Road.

2. City Council authorize the City Solicitor and appropriate City staff to continue discussions with the applicant to address outstanding issues, including but not limited to those outlined in this report.

3. In the event that the Ontario Land Tribunal allows the appeals in whole or in part, City Council instruct the City Solicitor to request the Ontario Land Tribunal to withhold its Order until such time as the Ontario Land Tribunal has been advised by the City Solicitor that:
 

a. the form and content of the Zoning By-law Amendment is satisfactory to the Executive Director, Development Review Division and the City Solicitor;

b. the Owner has at its sole cost and expense:

1. submitted a revised Functional Servicing Report, Stormwater Management Report, Geotechnical Study and Hydrogeological Report, including the Foundation Drainage Report or addendums ("Engineering Reports"), to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services, in consultation with the General Manager, Toronto Water;

2. entered into a financially secured agreement for the construction of any improvements to the municipal infrastructure, at the owner's sole expense, should it be determined that upgrades are required to support the development as identified in the accepted Functional Servicing and Stormwater Management Reports or any other reports accepted by the Chief Engineer and Executive Director, Engineering and Construction Services.

3. submitted a revised Transportation Impact Study or addendum, acceptable to, and to the satisfaction of, the General Manager, Transportation Services and the Chief Engineer and Executive Director, Engineering and Construction Services and that such matters arising from such study, be secured if required;

4. submitted a revised Arborist Report or addendum and Tree Protection Plan acceptable and satisfactory to the General Manager, Parks, Forestry and Recreation;

5. submitted a community services and facilities study to the satisfaction of the Chief Planner and Executive Director, City Planning; and

6. made revisions to meet the Toronto Green Standard requirements to the satisfaction of the Executive Director, Development Review Division.

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

On July 29, 2021, Zoning By-law Amendment and Site Plan applications were submitted to permit the development of an eight-storey residential building containing 93 residential dwelling units for the site municipally known as 1552, 1554, 1562, 1570 and 1572 Kingston Road.

On October 8, 2024, revised applications were submitted to permit a 12-storey (38.27 metres, including the mechanical penthouse) mixed-use building containing 168 residential dwelling units and one retail unit on the ground floor. The revised proposal consists of 11,850 square metres of gross floor area, 110 vehicular parking spaces in four levels of underground parking, 129 bicycle parking spaces and one loading space.

On December 5, 2024, the Applicant appealed the applications to the Ontario Land Tribunal (the "OLT") due to City Council failing to make a decision within the prescribed time frames in the Planning Act.

This report recommends that the City Solicitor together with appropriate City staff attend the Ontario Land Tribunal hearing to oppose the application in its current form and to continue discussions with the Applicant to resolve outstanding issues.

The Scarborough Community Council recommends that:

1. City Council amend the existing Community Safety Zone in effect at all times on both sides of Orton Park Road, between Merkley Square and Merkley Square, to be in effect between Merkley Square and Ladysbridge Drive (north intersection).

Traffic Operations reviewed Orton Park Road for possible safety improvements as residents had been reporting concerns, especially due to the speed travelled on Orton Park Road. Traffic Operations recommended the installation of a Community Safety Zone at this location, which would enable the installation of Automated Speed Enforcement. Upon review by Vision Zero and Traffic Operations, there was an error in the 2018 blanket designation.  Currently, the designation applies to Orton Park Road between Merkley Square and Merkley Square, which doesn’t align with the intended designation.

George B. Little Public School is located on Orton Park Road, between Merkley Square and Ladysbridge Drive (north intersection). Speeding along Orton Park Road compromises the safety of all road users, especially young children and families. Designating the area in front of this public school will enhance the safety for all pedestrians, allowing for the installation of Automated Speed Enforcement. 

The recommendation necessary to make this change is before you.

The Toronto and East York Community Council recommends that:

1. City Council authorize public highway designation for the lands set out in Attachment 3 to the report (December 18, 2024) from the Director, Planning, Design and Management, Transportation Services, to be dedicated in name as Cherry Street, to take effect on the date that the last of the interest in lands identified in Attachment 3 to the report (December 18, 2024) from the Director, Planning, Design and Management, Transportation Services is conveyed to the City.

2. City Council authorize public highway designation for the lands set out in Attachment 5 to the report (December 18, 2024) from the Director, Planning, Design and Management, Transportation Services, to be dedicated in name as Commissioners Street, to take effect on the date that the last of the interest in lands identified in Attachment 5 to the report (December 18, 2024) from the Director, Planning, Design and Management, Transportation Services is conveyed to the City.

3. City Council authorize the extension of each of the previous temporary full closures to all road users of Villiers Street, between a point 144 metres east of Munition Street and Don Roadway, and of Villiers Street, between Don Roadway and Saulter Street, to December 31, 2025, inclusive, to allow for continued construction staging activities in the Port Lands.

4. City Council, having previously approved an exemption to Section 3.6 of the City's Street Naming Policy, approve the renaming of "New Cherry Street" between the Keating Channel and Commissioners Street to "Cherry Street".

5. City Council approve the renaming of a portion of "Cherry Street" between the Keating Channel and Commissioners Street to "Ookwemin Street".

6. City Council approve the renaming of a portion of "Cherry Street" between the Gardiner Expressway and the Keating Channel to "Lake Shore Boulevard East".

7. City Council approve the classification of Cherry Street between Lake Shore Boulevard East and Commissioners Street and Commissioners Street between Cherry Street and Ookwemin Street as Collector Roads in the City's Road Classification System.

8. City Council authorize the appropriate City officials to take all steps necessary to implement each of the proposed dedications referred to in Recommendations 1 and 2 above, including requesting the City Solicitor to prepare and submit the relevant Bills and to pay any costs necessary to register the resultant By-laws, if required.

9. City Council authorize the General Manager, Transportation Services, in issuing any requisite permits as delegated in Municipal Code Chapter 743, Streets and Sidewalks, Use of, to include additional permit terms as the General Manager, Transportation Services deems necessary and appropriate in the interim.

10. City Council authorize the appropriate City officials to submit directly to City Council at the appropriate time any necessary Bills to amend the City of Toronto Municipal Code, including City of Toronto Municipal Code Chapter 886, Footpaths, Pedestrian Ways, Bicycle Paths, Bicycle Lanes and Cycle Tracks, and City of Toronto Municipal Code Chapter 950, Traffic and Parking, to update references therein as a result of the renaming in Recommendations 4, 5 and 6 above.

11. City Council authorize the appropriate City officials to submit directly to City Council at the appropriate time any necessary Bills to amend the effective date of any dedication By-law(s) and/or traffic and parking regulation By-law(s) made in connection with the report (December 18, 2024) from the Director, Planning, Design and Management, Transportation Services, to, among other things, insert a specific effective date.

12. City Council authorize the City Solicitor to introduce the necessary Bills to give effect to City Council's decision, including the necessary Bills to amend City of Toronto Municipal Code Chapter 886, Footpaths, Pedestrian Ways, Bicycle Paths, Bicycle Lanes and Cycle Tracks, and City of Toronto Municipal Code Chapter 950, Traffic and Parking, and City Council authorize the City Solicitor to make any necessary clarifications, refinements, minor modifications, technical amendments, or By-law amendments as may be identified by the City Solicitor or the General Manager, Transportation Services, in order to give effect to Recommendations 1 to 11 above, inclusive.

This report recommends the following property dedications as public highway, temporary road closures, and renaming of streets required as implementation of the Port Lands Flood Protection Project progresses towards substantial completion at the end of 2024:

- Dedication of the remaining eastern portion of the Cherry Street right-of-way from south of Commissioners Street to just south of Polson Street that includes a short segment of public sidewalk and lands for a future transit right-of-way.

- Dedication of the remaining southern portion of the Commissioners Street right-of-way from Cherry Street to just east of Don Roadway that includes a new public sidewalk and lands for a future transit right-of-way.

- Extension of previous temporary closures of Villiers Street for continued construction staging activities until December 31, 2025.

- Renaming New Cherry Street between the Keating Channel to Commissioners Street to "Cherry Street".

- Renaming Cherry Street between the Keating Channel to Commissioners Street to "Ookwemin Street".

- Renaming a remnant portion of Cherry Street between the Gardiner Expressway and the Keating Channel to "Lake Shore Boulevard East".

- Classifying Cherry Street between Lake Shore Boulevard East and Commissioners Street and Commissioners Street between Cherry Street and Ookwemin Street as Collector Roads in the City's Road Classification System.

The Toronto and East York Community Council recommends that:

1. City Council amend the Official Plan for the lands municipally known as 450 Dufferin Street substantially in accordance with the draft Official Plan Amendment included as Attachment 5 to the report (December 18, 2024) from the Director, Community Planning, Toronto and East York District.

2. City Council amend City of Toronto Zoning By-law 569-2013, as amended, for the lands municipally known as 450 Dufferin Street substantially in accordance with the draft Zoning By-law Amendment included as Attachment 6 to the report (December 18, 2024) from the Director, Community Planning, Toronto and East York District.

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

4. City Council allow the owner of 450 Dufferin Street to provide six (6) Affordable Rental Housing Units as part of the development, to the satisfaction of the Chief Planner and Executive Director, City Planning, the Executive Director, Development Review and the Executive Director, Housing Secretariat, as an In-Kind Contribution pursuant to Subsection 37(6) of the Planning Act in accordance with the following terms (the "In-Kind Contribution"):

a. the Affordable Rental Housing Units secured through an in-kind contribution shall be comprised of 1 studio unit; 3 one-bedroom units; 1 two-bedroom unit; and 1 three-bedroom unit (the "Affordable Rental Housing Units");

b. the minimum unit size of the Affordable Rental Housing Units shall be no less than the minimum unit size of all the purpose-built rental units, by unit type, and the Affordable Rental Housing Units shall collectively have a gross floor area of at least 351 square metres (3,778 square feet);

c. the general configuration, location and layout of the Affordable Rental Housing Units in the development shall be to the satisfaction of the Chief Planner and Executive Director, City Planning;

d. tenants of the Affordable Rental Housing Units shall be provided with access to, and use of, all indoor and outdoor amenities in the development on the same terms and conditions as other residents of the development without the need to pre-book or pay a fee unless specifically required as a customary practice of private bookings;

e. all Affordable Rental Housing Units will be provided with ensuite laundry facilities and central air conditioning at no extra charge;

f. tenants of the Affordable Rental Housing Units will be provided with access to long-term and short-term bicycle parking and visitor parking in accordance with the Zoning By-law and on the same basis as other units within the development;

g. the initial rent (inclusive of utilities) charged to first tenants and upon turnover of the Affordable Rental Housing Units shall not exceed Affordable Rent as defined in the Official Plan for a minimum of 40 years, beginning with the date each such unit is first occupied (the "Affordability Period"); during the Affordability Period, increases to initial rents charged to tenants occupying any of the Affordable Rental Housing Units shall be in accordance with the Residential Tenancies Act and shall not exceed the Provincial rent guideline; regardless of whether the Provincial rent guideline applies to the Affordable Rental Housing Units under the Residential Tenancies Act;

h. the owner shall provide and maintain the Affordable Rental Housing Units as rental dwelling units at the rents identified in Recommendation 4.g. above, for the duration of the Affordability Period; the Affordable Rental Housing Units shall not be registered as a condominium or any other form of ownership, such as life lease or co-ownership, which provide a right to exclusive possession of a dwelling unit, and no application for conversion for non-rental housing purposes, or application to demolish any Affordable Rental Housing Unit shall be made for the duration of the Affordability Period; and upon the expiration of the Affordability Period, the owner shall continue to provide and maintain the Affordable Rental Housing Units as rental dwelling units, unless and until such time as the owner has applied for and obtained all approvals necessary to do otherwise;

i. the owner will use the City's Centralized Affordable Housing Access System to advertise and select tenants for the Affordable Rental Housing Units, provided it is in place, unless otherwise agreed to by the Executive Director, Housing Secretariat, and at least six months in advance of any Affordable Rental Housing Unit being made available for rent, the owner shall develop and implement an Access Plan which will outline how the Affordable Rental Housing Units will be rented to eligible households in consultation with, and to the satisfaction of, the Executive Director, Housing Secretariat; and

j. the Affordable Rental Housing Units 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 are erected on the site are available and ready for occupancy.

5. City Council attribute a value to the in-kind contribution set out above equal to 100 percent of 4 percent of the value of the land (net of any exclusions or exemptions authorized under the Community Benefits Charge By-law), as determined the day before the day the building permit is issued in respect of the development.

6. City Council authorize the Chief Planner and Executive Director, City Planning to enter into an Agreement pursuant to Subsection 37(7.1) of the Planning Act (the "in-kind Contribution Agreement") to address the provision of the in-kind contribution identified in Recommendation 4 above, to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor, with such Agreement to be registered on the title to 450 Dufferin Street, which agreement shall be evidence of arrangements for the provision of the in-kind Contribution that are satisfactory to City Council.

7. City Council authorize the appropriate City officials to take such actions as are necessary to implement City Council's decision, including execution of the in-kind Agreement and any other related agreements.

8. City Council direct the City Solicitor to withhold the necessary Bills for enactment, until the owner has, at its sole cost and expense, entered into one or more agreements, including a restriction pursuant to Section 118 of the Land Titles Act registered on title to the lands, to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning to secure the rental tenure of the 169 market rate units until such time as the City Solicitor determines that its registration on title is no longer required.

9. City Council direct the Director, Community Planning, Toronto and East York District, to consult with the Ward Councillor and Alexander Muir/Gladstone Avenue and Grove Community Schools respecting student safety in the vicinity of the construction site and City Council request the applicant to commit to implementing any appropriate additional measures identified as part of the Construction Management Plan, to the satisfaction of the Director, Community Planning, Toronto and East York District, the Chief Engineer and Executive Director, Engineering and Construction Services, and the General Manager, Transportation Services.

10. City Council request the General Manager, Transportation Services to review and report back on the feasibility of amending Schedule B of the City of Toronto Municipal Code Chapter 925, Permit Parking, to exclude the development located at 450 Dufferin Street from Permit Parking.

The Toronto and East York Community Council held a statutory public meeting on January 14, 2025 and notice was given in accordance with the Planning Act.

This Report recommends approval of the applications to amend the Official Plan and Zoning By-law to permit an 18 storey mixed use building, containing 175 purpose-built rental residential units, including 6 affordable rental housing units.  A total of 12,554 square metres of gross floor area is proposed, including 364 square metres of non-residential space on the ground floor.

This report reviews and recommends the Official Plan Amendment required to amend Site and Area Specific Policy (SASP) 794 to permit an 18 storey building and modify the employment area replacement requirements.  It also recommends the Zoning By-law Amendment to permit the proposed development.

The proposed development is consistent with the Provincial Planning Statement (2024).

The Toronto and East York Community Council recommends that:

1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 55 Belmont Street substantially in accordance with the draft Zoning By-law Amendment included as Attachment 5 to the report (December 18, 2024) from the Director, Community Planning, Toronto and East York District.

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

3.  City Council request the applicant to establish a Neighbourhood Liaison Committee, in consultation with the Ward Councillor, the General Manager, Transportation Services and the Executive Director, Development Review, and to consult the Neighbourhood Liaison Committee in developing and implementing a Neighbourhood Communication Strategy and the Construction Management Plan for the project.

4. City Council request the General Manager, Transportation Services, to review and report back on the feasibility of amending Schedule B of the City of Toronto Municipal Code Chapter 925, Permit Parking, to exclude the development located at 55 Belmont Street from Permit Parking.

The Toronto and East York Community Council held a statutory public meeting on January 14, 2025 and notice was given in accordance with the Planning Act.

This report reviews and recommends approval of the application to amend the Zoning By-law to permit an 11-storey addition to the existing long-term care and retirement home at 55 Belmont Street. The 17,458 square metre addition will add 168 long-term care beds and 30 assisted living units to the existing compliment of beds. An 82.2 square metre on-site parkland dedication is proposed to expand the existing Belmont Parkette.

This report recommends revisions to the recommendations in the 55 Belmont Street - Zoning By-law Amendment - Decision Report - Approval (Item TE19.4), being considered at the Toronto and East York Community Council Meeting on January 14, 2024.

The recommendations in this Supplementary Report acknowledges that the Belmont House is a non-profit organization and is exempted from Section 42 of the Planning Act. This report also recommends Transportation Services report back on excluding the development from Permit Parking.

The Toronto and East York Community Council recommends that:

1. City Council amend the Official Plan for the lands municipally known as 1-19 Thelma Avenue substantially in accordance with the draft Official Plan Amendment included as Attachment 5 to the report (December 18, 2024) from the Director, Community Planning, Toronto and East York District.

2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 1-19 Thelma Avenue substantially in accordance with the draft Zoning By-law Amendment included as Attachment 6 to the report (December 18, 2024) from the Director, Community Planning, Toronto and East York District.

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

4. Before introducing the necessary Bills for enactment, City Council require:

a. that City Council has approved the Rental Housing Demolition Application 20 192647 STE 12 RH under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006, to permit the demolition of existing rental dwelling units;

b. the owner submit a revised Functional Servicing and Stormwater Management Report (“Engineering Reports”) to demonstrate that the existing sanitary sewer system and watermain, and any required improvements to them, have adequate capacity and supply to accommodate the development of the lands to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services;

c. if the accepted and satisfactory Engineering Reports, from Recommendation 4.b. above, require any new municipal infrastructure or upgrades to existing municipal infrastructure to support the development, then either:

i. the owner has secured the design, construction and provision of financial securities for any new municipal infrastructure, or any upgrades or required improvements to the existing municipal infrastructure identified in the accepted Engineering Reports, to support the development, in a financial secured agreement, all to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services; or

ii. the required new municipal infrastructure or upgrades to existing municipal infrastructure to support the development in the accepted Engineering Reports, in Recommendation 4.b. above, are constructed and operational, all to the satisfaction to the Chief Engineer and Executive Director, Engineering and Construction Services; and

d. all necessary approvals or permits arising from Recommendation 4.c.i. or 4.c.ii. above are obtained, where required all to the satisfaction to the Chief Engineer and Executive Director, Engineering and Construction Services.

5. City Council request the Executive Director, Development Review, Community Planning, in consultation with the Chief Planner and Executive Director, City Planning, to review the Forest Hill Village Urban Design Guidelines (2015) in conjunction with the St. Clair Avenue West and Bathurst Street Planning Framework (2019) with focus on the following objectives:

a. updating the existing planning framework for Forest Hill Village, the St. Clair Avenue West and the Bathurst Street area with consideration of recent changes to Provincial legislation and policies, updated Official Plan policies, and active development applications, to guide future growth;

b. developing updated built form and public realm principles for Forest Hill Village that reflect its unique retail and streetscape character to ensure that growth is balanced with preserving, enhancing and animating the retail character of the community and allows for a range of housing and uses; and

c. developing updated goals and objectives for housing and retail, with an emphasis on affordability, to protect against displacement of residents and businesses and maintain vibrant main streets.
 

6. City Council request the Executive Director, Development Review, Community Planning to work with the Ward Councillor to undertake a community consultation process for this review, and report back on findings and next steps to the Toronto and East York Community Council in the third quarter of 2025.

7. City Council request the Chief Planner and Executive Director, City Planning and the General Manager, Transportation Services to study options to mitigate traffic impacts on Thelma Avenue, including the consideration of a circular driveway or a layby on site to optimize vehicular flows.

8. City Council request the General Manager, Transportation Services to conduct an area-based traffic study in the Forest Hill Village that produces recommendations that reduce cut through traffic on residential streets.

9. City Council request the General Manager, Transportation Services to prohibit the issuance of any new on-street parking permits for the 1-19 Thelma Avenue development, to sustain existing street usage.

10. City Council request the General Manager, Transportation Services to work with the Toronto Parking Authority to report on the feasibility of reducing the number of access points to the Green P (Car Park 164) lot on Thelma Avenue, creating a new exit on the north side of the lot on Spadina Road.

11. City Council request the Chief Planner and Executive Director, City Planning to direct the appropriate City Staff to work with the applicant, in consultation with the local community, to develop a Construction Management Plan to mitigate construction impacts on the street.

12. City Council request the Chief Engineer and Executive Director, Engineering and Construction Services and the Executive Director, Development Review, in consultation with Solid Waste Management Services, to work on a private garbage collection solution during the Site Plan stage.

The Toronto and East York Community Council held a statutory public meeting on January 14, 2025 and notice was given in accordance with the Planning Act.

This report recommends approval of the application to amend the Official Plan and Zoning By-law to permit a 27.0-metre (7-storey) apartment building, including mechanical penthouse, within Neighbourhoods designated lands at 1-19 Thelma Avenue.

The Toronto and East York Community Council recommends that:

1. City Council approve the Rental Housing Demolition Application 20 192647 STE 12 RH in accordance with Chapter 667 of the Toronto Municipal Code and pursuant to Section 111 of the City of Toronto Act, 2006 to permit the demolition of 11 rental dwelling units located at 1-19 Thelma Avenue, subject to the following conditions:

a. the owner shall provide and maintain 11 replacement rental dwelling units on the lands at 2470 Bayview Avenue 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 976 square metres and be comprised of 1 one-bedroom unit, 8 two-bedroom units, and 2 three-bedroom units and shall be illustrated in replacement floor plans to the satisfaction of the Chief Planner and Executive Director, City Planning;

b. the owner shall, as part of the 11 replacement rental dwelling units required in Recommendation 1.a. above, provide at least 1 two-bedroom unit 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 1 one-bedroom, 7 two-bedroom, and 2 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;

c. the owner shall provide tenants of all 11 replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the replacement 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;

d. the owner shall provide ensuite laundry and central air conditioning in each replacement rental dwelling unit at no extra charge;

e. the owner shall provide and make available vehicle parking spaces to tenants of the replacement rental dwelling units at the same residential unit-to-vehicle parking ratio as provided for the remainder of the building; the terms and conditions for renting vehicle parking spaces to tenants of the replacement rental dwelling units shall be to the satisfaction of the Chief Planner and Executive Director, City Planning;

f. 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;

g. the owner shall provide and make available storage lockers to tenants of the replacement rental dwelling units at the same residential unit-to-storage locker ratio as provided for in the remainder of the replacement building; the terms and conditions for renting storage lockers to tenants of the replacement rental dwelling units shall be to the satisfaction of the Chief Planner and Executive Director, City Planning;

h. no above-grade building permit shall be obtained for the proposed developed at 1-19 Thelma Avenue prior to the issuance of an above-grade building permit for the proposed development at 2470 Bayview Avenue which shall contain the 11 replacement rental dwelling units required in Recommendation 1.a. above, or as otherwise agreed to by the Chief Planner and Executive Director, City Planning;

i. the owner shall enter into, and register on title to the lands at 1-19 Thelma Avenue and 2470 Bayview Avenue, Agreements pursuant to Section 111 of the City of Toronto Act, 2006, to secure the conditions outlined in Recommendations 1.a. to 1.h. above, to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning; and

j. the owner has registered, 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 lands at 1-19 Thelma Avenue and 2470 Bayview Avenue, without prior written consent of the Chief Planner and Executive Director, City Planning, or their designate.

2. City Council authorize the Chief Planner and Executive Director, City Planning, or their designate, to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code for the demolition of the 11 rental dwelling units located at 1-19 Thelma Avenue after all the following have occurred:

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

b. the Zoning By-law Amendment(s) has come into full force and effect; and

c. the owner has provided a Letter of Credit for a portion of the value of the cost of the replacement housing required in Recommendation 1 (“Financial Security”) above, in a form and in an amount satisfactory to the City, and such security shall not be released until the replacement housing is ready and available for occupancy, to the satisfaction of the Chief Planner and Executive Director, City Planning; the Financial Security may be drawn upon and used towards the provision of affordable and/or mid-range rental housing in the City if the replacement housing is not ready and available for occupancy prior to the earlier of:

i. a new dwelling unit erected in the new residential building 1-19 Thelma Avenue is ready and available for occupancy; or

ii. four (4) years from the date of issuance of the first demolition permit for all or any portion of the existing rental units at 1-19 Thelma Avenue, subject to such extensions as may be reasonably requested by the Owner and agreed to at the sole discretion of the City.

From the date the Financial Security is first paid to the City until such time as the replacement housing is ready and available for occupancy, the Financial Security shall be indexed upwardly in accordance with the Statistics Canada Residential Construction Price Index for the Toronto Census Metropolitan Area, reported quarterly by Statistics Canada in Building Construction Price Indexes Publication 18-10-0135-01, or its successor, to the satisfaction of the Chief Planner and Executive Director, City Planning.

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 once the 11 replacement rental dwelling units are ready and available for occupancy to the satisfaction of the Chief Planner and Executive Director, City Planning.

4. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code after the Chief Planner and Executive Director, City Planning, or their designate, has given Preliminary Approval referred to in Recommendation 2 above.

5. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Residential Demolition Permit under Section 33 of the Planning Act and Chapter 363 of the Toronto Municipal Code for 1-15 Thelma Avenue after the Chief Planner and Executive Director, City Planning, or their designate, 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; and

b. the owner erects solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building.

6. 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.

7. City Council request the Chief Planner and Executive Director, City Planning, to continue to work with the applicant to identify options to secure the rental replacement in closer proximity to the existing site within Ward 12 Toronto St. Paul’s, to provide a wider range of affordable housing options in the community; in the event an alternative off-site location is identified prior to permits being issued for 2470 Bayview Avenue, City Planning staff shall bring forward a report to the Toronto and East York Community Council with the revised off-site location.

The Toronto and East York Community Council held a statutory public meeting on January 14, 2025 and notice was given in accordance with the City of Toronto Act, 2006.

This report reviews and recommends approval of the Rental Housing Demolition Application which proposes to demolish nine existing rental dwelling units located at 1-15 Thelma Avenue, all of which are currently vacant, in addition to two rental dwelling units at 17 and 19 Thelma Avenue which were previously demolished. The 11 rental dwelling units are proposed to be replaced at an off-site location in a new development at 2470 Bayview Avenue.

The new development on the site is the subject to a related Official Plan and Zoning By-law Amendment application (24 181288 STE 12 OZ). The proposed development would permit a 27.0 metre (7-storey) apartment building, including mechanical penthouse, at 1-19 Thelma Avenue. An approval report for the Zoning By-law Amendment application has been advanced concurrently with this Rental Housing Demolition Application approval report.

This report also recommends approval of the Residential Demolition Permit under Chapter 363 of the Toronto Municipal Code, subject to conditions.

The Toronto and East York Community Council recommends that:

1. City Council amend former East York Zoning By-law 6752 and Zoning By-law 958-2020 (LPAT) for the lands municipally known as 90 Eastdale Avenue and 2 Secord Avenue substantially in accordance with the draft Zoning By-law Amendment included as Attachment 5 to the report (December 18, 2024) from the Director, Community Planning, Toronto and East York District, revised to increase the maximum building height to 41 storeys, and revised Schedule A to the zoning by-law amendment to include the community benefits and legal conveniences listed in the Recommendation 3 below.

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

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

a. the owner of the lands at 90 Eastdale Avenue and 2 Secord Avenue to enter into an agreement with the City under Section 37(3) of the Planning Act, as it read the day before Section 1 of Schedule 17 to the COVID-19 Economic Recovery Act, 2020 came into force, to secure the following, satisfactory to the Executive Director, Development Review, and the Chief Planner and Executive Director, City Planning, at the owner’s sole expense, with such agreement to be registered on title to the lands, in a manner satisfactory to the City Solicitor:

i. as a community benefit, the owner shall provide and maintain 11 new Affordable Rental Housing Units in the new development on the lands for a minimum period of ninety-nine (99) years beginning from the date that each such unit is first occupied, in accordance with the following:

1. the average unit size of the Affordable Rental Housing Units shall be no less than the average unit size of all the market units, by unit type;

2. the minimum unit size of the Affordable Rental Housing Units shall be no less than the minimum unit sizes of all market units, by unit type;

3. the unit mix of the affordable housing shall reflect the market component of the development;

4. the Affordable Rental Housing Units shall be provided in contiguous groups of at least six (6) rental dwelling units if tenure of the building is condominium;

5. the general configuration, location and layout of the Affordable Rental Housing Units in the development shall be to the satisfaction of the Chief Planner and Executive Director, City Planning;

6. tenants of the Affordable Rental Housing Units shall be provided with access to, and use of all indoor and outdoor amenities in the development 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;

7. all Affordable Rental Housing Units will be provided with ensuite laundry facilities and central air conditioning at no extra charge;

8. tenants of the Affordable Rental Housing Units will be provided with access to permanent and visitor bicycle parking/bicycle lockers in accordance with the Zoning By-law and on the same basis as other units within the development;

9. the affordable rental housing units shall be secured for a minimum of ninety-nine (99) years beginning with the date each unit is first occupied (“the Affordability Period”);

10. the initial rents (inclusive of utilities) charged to the first tenants of the Affordable Rental Housing Units and upon turnover of any Affordable Rental Housing Unit for the duration of the Affordability Period shall not exceed the lower of City of Toronto’s Official Plan definition of affordable rental housing and the Provincial Affordable Residential Units Bulletin definition;

11. during the Affordability Period, increases to initial rents charged to tenants occupying any of the Affordable Rental Housing Units shall be in accordance with the Residential Tenancies Act and shall not exceed the Provincial rent guideline, regardless of whether the Provincial rent guideline applies to the Affordable Rental Housing Units under the Residential Tenancies Act;

12. the owner shall provide and maintain the Affordable Rental Housing Units as rental dwelling units at the rents identified in Recommendation 3.a.i.10. above for the duration of the Affordability Period; the Affordable Rental Housing Units shall not be registered as a condominium or any other form of ownership, such as life lease or co-ownership, which provide a right to exclusive possession of a dwelling unit, and no application for conversion for non-rental housing purposes, or application to demolish any Affordable Rental Housing Unit shall be made for the duration of the Affordability Period; upon the expiration of the Affordability Period, the owner shall continue to provide and maintain the Affordable Rental Housing Units as rental dwelling units, unless and until such time as the owner has applied for and obtained all approvals necessary to do otherwise;

13. the owner will use the City's Centralized Affordable Housing Access System to advertise and select tenants for the Affordable Rental Housing Units, provided it is in place, unless otherwise agreed to by the Executive Director, Housing Secretariat; and at least six (6) months in advance of any Affordable Rental Housing Unit being made available for rent, the owner shall develop and implement an Access Plan which will outline how the Affordable Rental Housing Units will be rented to eligible households in consultation with, and to the satisfaction of, the Executive Director, Housing Secretariat; and

14. the Affordable Rental Housing Units shall be made ready and available for occupancy no later than the date by which seventy percent (70%) of the new dwelling units erected in the new development on the lands are available and ready for occupancy;

 ii. as a legal convenience:

1. the owner agrees to continue to provide and maintain the 304 existing rental dwelling units at 2 Secord Avenue and 383 existing rental dwelling units at 90 Eastdale Avenue 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 from residential rental use during the 20-year period, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning;

2. the owner agrees to not apply for above-guideline rent increases for previous capital repairs including window replacements and garage slab replacement at 90 Eastdale Avenue;

3. prior to issuance of the first above-grade building permit for the new development on the lands, the owner shall develop a Construction Mitigation and Tenant Communication Plan, including an interim parking plan, to mitigate the impacts of construction of the development on tenants of the existing rental buildings at 2 Secord Avenue and 90 Eastdale Avenue, all to the satisfaction of the Chief Planner and Executive Director, City Planning;

4. the owner shall provide access to indoor amenities in the proposed new residential building for tenants at 2 Secord Avenue; and

5. prior to issuance of the first above-grade building permit for the new development on the lands, the owner shall undertake improvements to the existing rental buildings at 90 Eastdale Avenue and 2 Secord Avenue, at its sole expense and at no cost to the tenants at 2 Secord Avenue and 90 Eastdale Avenue, to the satisfaction of the Chief Planner and Executive Director, City Planning as follows:

a. improvements to the garbage storage enclosure at 2 Secord Avenue;

b. upgrades to existing at-grade residential terraces at 2 Secord Avenue;

c. automatic push door to the entrance of the Multipurpose Room at 2 Secord Avenue;

d. 50 additional bicycle parking spaces at 2 Secord Avenue; and

e. renovations to the laundry rooms of 2 Secord Avenue and 90 Eastdale Avenue including painting, new counters and new washers and dryers; and

b. the Rental Housing Demolition Application 24 123653 STE 19 RH under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006, to permit the demolition of 31 existing rental dwelling units, has been approved by City Council.

4. City Council request the Executive Director, Development Review, and the General Manager, Transportation Services, as part of the Site Plan process, to work with the applicant at 90 Eastdale Avenue and 2 Secord Avenue to provide a construction management plan, construction timeline with the approximate frequency of weekly deliveries and traffic mitigation measures to alleviate the impacts to the neighbourhood and overall transportation network and measures to address potential traffic infiltration into the surrounding Neighbourhoods, including pursuing site access via Dawes Road.

5. City Council request the General Manager, Transportation Services to review and report back on the feasibility of amending Schedule B of the City of Toronto Municipal Code Chapter 925, Permit Parking, to exclude the development located at 90 Eastdale Avenue and 2 Secord Avenue from Permit Parking.

The Toronto and East York Community Council held a statutory public meeting on January 14, 2025 and notice was given in accordance with the Planning Act.

This report reviews and recommends approval of a Zoning By-law Amendment to permit a 40-storey residential building with a six-storey podium at 90 Eastdale Avenue and 2 Secord Avenue. The proposed development has 535 dwelling units including 35 rental replacement units, 38,806 square metres of residential gross floor area, and two levels of underground vehicular parking.

A related Rental Housing Demolition application (24 123653 STE 19 RH) has also been submitted as the proposal includes the demolition and full replacement of 31 rental dwelling units and a Tenant Relocation and Assistance Plan that addresses the right for eligible tenants to return to replacement rental dwelling units at similar rents and financial assistance to lessen hardship. An approval report for the Rental Housing Demolition application has been advanced concurrently with this Zoning By-law Amendment approval report.

The proposed development is consistent with the Provincial Planning Statement (2024). The proposed development also conforms to the City's Official Plan. The proposed residential building represents appropriate intensification that is compatible with the existing and planned context. It will provide a diversity of unit types, rental replacement, will improve pedestrian connections and increase tree canopy on site.

The Toronto and East York Community Council recommends that:

1. City Council approve the Rental Housing Demolition Application 24 123653 STE 19 RH in accordance with Chapter 667 of the Toronto Municipal Code and pursuant to Section 111 of the City of Toronto Act, 2006, to permit the demolition of 31 existing rental dwelling units located at 90 Eastdale Avenue and 2 Secord Avenue, subject to the following conditions:

a. the owner shall provide and maintain 35 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 3,953 square metres and be comprised of 2 studio units, 2 one-bedroom units, 27 three-bedroom units and 4 four-bedroom units, as generally illustrated in the plans submitted to the City Planning dated May 8, 2024; and any revision to these plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning;

b. the owner shall, as part of the 35 replacement rental dwelling units required in Recommendation 1.a. above, provide at least 2 studio, 2 one-bedroom, 13 three-bedroom at affordable rents, 4 four-bedroom units at mid-range (affordable) rents, and 1 three-bedroom unit at mid-range (moderate) 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; the rents of the remaining 13 three-bedroom replacement rental dwelling units shall be unrestricted;

c. the owner shall provide an acceptable Tenant Relocation and Assistance Plan to all eligible tenants of the 31 existing rental dwelling units proposed to be demolished at 90 Eastdale Avenue and 2 Secord 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;

d. the owner shall provide tenants of all 35 replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed development 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 development without the need to pre-book or pay a fee, unless specifically required as a customary practice for private bookings;

e. the owner shall provide ensuite laundry and central air conditioning in each replacement rental dwelling unit at no extra charge;

f. the owner shall provide the 27 three-bedroom and 4 four-bedroom replacement rental dwelling units with balconies or terraces for private and exclusive access by the tenants of such units;

g. the owner shall provide and make available for rent at least 16 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; the 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;

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 development;

i. the owner shall provide and make available for rent a minimum of 21 storage lockers to eligible tenants of the replacement rental dwelling units at no charge;

j. the replacement rental dwelling units required in Recommendation 1.a. above shall be made ready and available for occupancy no later than the date by which 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

k. the owner shall enter into, and register on title to the lands at 90 Eastdale Avenue and 2 Secord 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.j. above, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning.

2. City Council authorize the Chief Planner and Executive Director, City Planning, or their designate, to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code for the demolition of the 31 existing rental dwelling units located at 90 Eastdale Avenue and 2 Secord 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 Executive Director, Development Review or their designate, pursuant to Section 114 of the City of Toronto Act, 2006, or as otherwise determined by the Chief Planner and Executive Director, City Planning;

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 to issue a Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code after the Chief Planner and Executive Director, City Planning, or their designate, has given Preliminary Approval referred to in Recommendation 2 above.

4. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Residential Demolition Permit under Section 33 of the Planning Act and Chapter 363 of the Toronto Municipal Code for 90 Eastdale Avenue and 2 Secord Avenue after the Chief Planner and Executive Director, City Planning, or their designate, 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 containing the replacement rental dwelling units on the site no later than three (3) years from the date that the demolition of the existing buildings commenced, subject to the timeframe being extended to the discretion of the Chief Planner and Executive Director, City Planning; and

d. should the owner fail to complete the proposed building within the time specified in Recommendation 4.c. above, the City Clerk shall be entitled to enter on the collector’s roll, to be collected in a like manner as municipal taxes, an amount equal to the sum of twenty thousand dollars ($20,000.00) per dwelling unit for which a demolition permit is issued, and that each sum shall, until payment, be a lien or charge upon the land for which the Residential Demolition Permit is issued.

5. City Council authorize the appropriate City officials to take such actions as are necessary to implement City Council's decision, including execution of the Section 111 Agreement and any other related agreements.

The Toronto and East York Community Council held a statutory public meeting on January 14, 2025 and notice was given in accordance with the City of Toronto Act, 2006.

This report reviews and recommends approval of the Rental Housing Demolition Application which proposes to demolish 31 townhouse rental dwelling units located at 90 Eastdale Avenue and 2 Secord Avenue. The 31 townhouse units are subject to secondary addresses inclusive of 20-38 Secord Avenue and 48-88 Eastdale Avenue.

The 31 rental units are proposed to be replaced by 35 new rental units as part of a new development on the site. The proposal includes a Tenant Relocation and Assistance Plan that secures the right of existing tenants to move to a replacement unit of the same type at similar rent, and provides other assistance to mitigate hardship.

The new development on the site is the subject of a related Zoning By-law Amendment application (24 123646 STE 19 OZ). The proposed development would permit a 40-storey residential building at 90 Eastdale Avenue and 2 Secord Avenue with 535 dwelling units, including 35 replacement units, 38,806 square metres of residential gross floor area and two levels of underground vehicular parking. An approval report for the Zoning By-law Amendment application has been advanced concurrently with this Rental Housing Demolition Application approval report.

The proposal is for phase 2 of the development block on the south east side of Eastdale Avenue. On May 24, 2019, The Local Planning Appeal Tribunal (LPAT) approved Zoning By-law and Official Plan Amendment applications for Phase 1 to permit a 35-storey tower consisting of 404 units on the north end of the block and a 7-storey apartment building consisting of 80 units, including 22 rental replacement units, on the western side of the block.

This report also recommends approval of the Residential Demolition Permit under Chapter 363 of the Toronto Municipal Code, subject to conditions.

The Toronto and East York Community Council recommends that:

1. City Council refuse the application for the Official Plan and Zoning By-law Amendment (Application 24 226502 STE 13 OZ) for the lands municipally known as 506-516 Church Street for the reasons identified in the report (December 18, 2024) from the Director, Community Planning, Toronto and East York District.

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

3. City Council authorize the City Solicitor and other appropriate City Staff to take any necessary steps to implement City Council's decision, including requesting any conditions of approval that would be in the City's interest, in the event an appeal of City Council's decision is allowed by the Ontario Land Tribunal, in whole or in part.

This report recommends refusal of the application to amend the Official Plan and Zoning By-law to permit a 48-storey (151.8-metre, excluding a 7.5-metre mechanical penthouse) mixed-use building. The proposal contains 390 square metres of ground floor non-residential space, 611 square metres of community space, and 574 residential units.

The proposed built form and massing does not conform with the Church Street Village Character Area policies of Site and Area Specific Policy 382 in the Official Plan.

The site contains a property designated under Part IV of the Ontario Heritage Act located at 508 and 510 Church Street and proposes the partial retention of the 2.5- storey semi-detached heritage building.

The Toronto and East York Community Council recommends that:

1. City Council consent to the application to alter the designated properties at 508 and 510 Church Street, with conditions, under Part IV, Section 33 of the Ontario Heritage Act to allow for the construction of a new mixed use building with the alterations to the designated heritage properties being substantially in accordance with the plans and drawings dated September 27, 2024 prepared by Diamond Schmitt Architects on file with the Senior Manager, Heritage Planning and the Heritage Impact Assessment prepared by ERA Architects Inc. dated December 21, 2021 and Heritage Impact Assessment Addendum prepared by ERA Architects Inc. dated November 7, 2024 and on file with the Senior Manager, Heritage Planning, all subject to and in accordance with the Conservation Plan satisfactory to the Senior Manager, Heritage Planning.

2. City Council direct that its consent to the application to alter the designated properties at 508 and 510 Church Street under Part IV, Section 33 of the Ontario Heritage is also subject to the following conditions:

a. the related Official Plan Amendment and Zoning By-law Amendment requiring the proposed alterations and proposed removal of the heritage attributes has been enacted by City Council and has come into full force and effect;

b. the owner shall:

1. amend the existing Heritage Easement Agreement for the properties at 508 and 510 Church Street in accordance with the plans and drawings dated September 27, 2024, prepared by Diamond Schmitt Architects, and on file with the Senior Manager, Heritage Planning, and subject to and in accordance with the Conservation Plan required in Recommendation 2.b.2. below, all to the satisfaction of the Senior Manager, Heritage Planning including registration of such amending agreement to the satisfaction of the City Solicitor; and

2. provide a detailed Conservation Plan, prepared by a qualified heritage consultant, that is consistent with the conservation strategy set out in the Heritage Impact Assessment prepared by ERA Architects Inc. dated December 21, 2021 and Heritage Impact Assessment Addendum prepared by ERA Architects Inc. dated November 7, 2024 for the properties at 508 and 510 Church Street, to the satisfaction of the Senior Manager, Heritage Planning;

c. prior to final Site Plan approval for the proposed Official Plan Amendment and Zoning By-law Amendment by City Council, for the properties located at 508 and 510 Church Street the owner shall:

1. provide final site plan drawings substantially in accordance with the approved Conservation Plan required in Recommendation 2.b.2. above to the satisfaction of the Senior Manager, Heritage Planning;

2. have obtained final approval for the necessary Official Plan and Zoning By-law Amendment required for the subject properties, such Amendment to have come into full force and effect;

3. provide a Heritage Lighting Plan that describes how the exterior of the heritage properties will be sensitively illuminated to enhance its heritage character to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such Plan to the satisfaction of the Senior Manager Heritage Planning;

4. provide a detailed landscape plan for the subject properties, satisfactory to the Senior Manager, Heritage Planning;

5. provide an Interpretation Plan for the subject properties, to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Planning; and

6. submit a Signage Plan to the satisfaction of the Senior Manager, Heritage Planning;

d. prior to the issuance of any permit for all or any part of the properties at 508 and 510 Church Street, 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 shall:

1. have obtained final approval for the necessary Zoning By-law Amendment required for the subject properties, such Amendment to have come into full force and effect;

2. provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Conservation Plan required in Recommendation 2.b.2. above, 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;

3. 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, Lighting Plan and Interpretation Plan; and

4. provide full documentation of the existing Crews and Tangos building and coach house, including two (2) printed sets of archival quality 8” x 10” colour photographs with borders in a glossy or semi-gloss finish and one (1) digital set on a flash drive in tiff format and 600 dpi resolution keyed to a location map, elevations and measured drawings, and copies of all existing interior floor plans and original drawings as may be available, to the satisfaction of the Senior Manager, Heritage Planning; and

e. prior to the release of the Letter of Credit required in Recommendation 1.d.3. 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 and the required interpretive work has been completed in accordance with the Conservation Plan and Interpretation Plan and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Planning; and

2. provide replacement Heritage Easement Agreement photographs to the satisfaction of the Senior Manager, Heritage Planning.

This report recommends that City Council approve the alterations proposed for the heritage properties at 508 and 510 Church Street (designated under Part IV of the Ontario Heritage Act) in connection with the development of the subject site.

The development site at 506-516 Church Street contains the Crews and Tangos building at 508 and 510 Church Street, which comprises two adjoining structures, originally constructed as part of a row of six residences in c.1856-1858, along with a surviving nineteenth-century coach house to the rear. The primary structures are a unique example of semi-detached house-form buildings from the mid-nineteenth century that have evolved for commercial use. Since 1994 they have been the home of Crews, later Crews and Tangos, a storied venue for drag performances and queer gatherings. The building is notable for its asymmetrical configuration and details that demonstrate the influence of the Romanesque Revival style. The properties are a cultural landmark within the Church and Wellesley Village and for Toronto's broader 2SLGBTQ+ community.

The development application proposes a 48-storey mixed-use building, the retention of a portion of the existing Crews and Tangos building at 508 and 510 Church Street and the demolition of the coach house to the rear. A previous development application for a 14-storey building with a similar conservation strategy was approved by City Council at its meeting of July 19, 20, 21 and 22, 2022. In both this proposal and the previous proposal, the retained portion of the heritage building is to be restored with minor modifications to support ground floor retail uses. The existing World Pride Mural will be removed to allow for masonry restoration, and it will be commemorated through documentation and two new murals.

The most significant change from the previously approved application is the increase in tower height from 14-storeys to 48-storeys and the reduction in the tower stepback from the east property line from 15.77 metres to 6.5 metres, with balconies encroaching into the stepback. Although staff acknowledge that the reduction in the tower stepback, combined with the increase in the tower height, negatively impacts the heritage building’s scale, form and massing, these impacts will be mitigated through the overall conservation strategy.

At its meeting on January 8, 2025 the Toronto Preservation Board considered Item PB26.7 and made recommendations to City Council.

Summary from the report (December 17, 2025) from the Senior Manager, Heritage Planning, Urban Design, City Planning:

 
This report recommends that City Council approve the alterations proposed for the heritage properties at 508 and 510 Church Street (designated under Part IV of the Ontario Heritage Act) in connection with the development of the subject site.

The development site at 506-516 Church Street contains the Crews and Tangos building at 508 and 510 Church Street, which comprises two adjoining structures, originally constructed as part of a row of six residences in c.1856-1858, along with a surviving nineteenth-century coach house to the rear. The primary structures are a unique example of semi-detached house-form buildings from the mid-nineteenth century that have evolved for commercial use. Since 1994 they have been the home of Crews, later Crews and Tangos, a storied venue for drag performances and queer gatherings. The building is notable for its asymmetrical configuration and details that demonstrate the influence of the Romanesque Revival style. The properties are a cultural landmark within the Church and Wellesley Village and for Toronto's broader 2SLGBTQ+ community.

The development application proposes a 48-storey mixed-use building, the retention of a portion of the existing Crews and Tangos building at 508 and 510 Church Street and the demolition of the coach house to the rear. A previous development application for a 14-storey building with a similar conservation strategy was approved by City Council at its meeting of July 19, 20, 21 and 22, 2022. In both this proposal and the previous proposal, the retained portion of the heritage building is to be restored with minor modifications to support ground floor retail uses. The existing World Pride Mural will be removed to allow for masonry restoration, and it will be commemorated through documentation and two new murals.

The most significant change from the previously approved application is the increase in tower height from 14-storeys to 48-storeys and the reduction in the tower stepback from the east property line from 15.77 metres to 6.5 metres, with balconies encroaching into the stepback. Although staff acknowledge that the reduction in the tower stepback, combined with the increase in the tower height, negatively impacts the heritage building’s scale, form and massing, these impacts will be mitigated through the overall conservation strategy.

The Toronto and East York Community Council recommends that:

1. City Council include 1778, 1908 (including entrance addresses 1910 Bloor Street West and 8 High Park Avenue), 1914, 1920 and 1926 Bloor Street West on the City of Toronto's Heritage Register in accordance with the Listing Statements (Reasons for Inclusion) attached as Attachments 1 to 5 to the report (December 13, 2024) from the Senior Manager, Heritage Planning, Urban Design, City Planning.

This report recommends that City Council include 1778, 1908 (including entrance addresses 1910 Bloor Street West and 8 High Park Avenue), 1914, 1920, and 1926 Bloor Street West on the City of Toronto's Heritage Register for their cultural heritage value and interest according to the Listing Statements (Reasons for Inclusion) found in Attachments 1 to 5.

The subject properties are located in the High Park North neighbourhood. The property at 1778 Bloor Street West is located on the northeast corner of Bloor Street West and Mountview Avenue. The properties at 1908, 1914, 1920, and 1926 Bloor Street West are located on the north side of Bloor Street West between High Park Avenue to the east and Quebec Avenue to the west. All five properties were constructed between circa 1927 and 1930 and contain early-20th century walk-up apartment buildings The four adjacent subject properties located at 1908, 1914, 1920, and 1926 were all constructed for local builders John. M. Cummings and Robert C. R. Cummings. The Cummings brothers commissioned well-known Toronto architect, Frank S. Mallory, to design the building at 1908 Bloor Street West situated at the corner of High Park Avenue.

The properties were identified as having potential heritage value through the Bloor Street West Heritage Conservation District Study and as contributing to the character of the portion of Bloor Street West which fronts onto High Park through the Bloor West Village Avenue Study.  A location map and current photograph of each heritage property is found in Attachments 1 to 5.

The properties recommended for inclusion on the City’s Heritage Register have been researched and evaluated by staff using the criteria prescribed in Ontario Regulation 9/06 and meet one or more of the provincial criteria for determining cultural heritage value or interest and are believed to be of cultural heritage value or interest.

Under the Ontario Heritage Act (the Act), a municipal heritage register may include properties that have not been designated but Council believes to be of “cultural heritage value or interest", and that meet one or more of the provincial criteria for determining whether they are of cultural heritage value or interest. The Act limits listing to a period of two years.

The Act requires that, should a property be subject to an Official Plan Amendment, Zoning By-law Amendment and/or Draft Plan of Subdivision Application, properties must be listed on the heritage register prior to Part IV designation and before the occurrence of a prescribed event. 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. 

The listing of non-designated properties on the municipal heritage register under the Act extends interim protection from demolition and provides an opportunity for City Council to determine whether the property warrants conservation through designation under the Act should a development or demolition application be submitted.

Properties on the Heritage Register will be conserved and maintained in accordance with the Official Plan Heritage Policies. Heritage Impact Assessments (HIA) are required for development applications that affect listed properties.

At its meeting on January 8, 2025 the Toronto Preservation Board considered Item PB26.3 and made recommendations to City Council.

Summary from the report (December 13, 2025) from the Senior Manager, Heritage Planning, Urban Design, City Planning:

 
This report recommends that City Council include 1778, 1908 (including entrance addresses 1910 Bloor Street West and 8 High Park Avenue), 1914, 1920, and 1926 Bloor Street West on the City of Toronto's Heritage Register for their cultural heritage value and interest according to the Listing Statements (Reasons for Inclusion) found in Attachments 1 to 5.

The subject properties are located in the High Park North neighbourhood. The property at 1778 Bloor Street West is located on the northeast corner of Bloor Street West and Mountview Avenue. The properties at 1908, 1914, 1920, and 1926 Bloor Street West are located on the north side of Bloor Street West between High Park Avenue to the east and Quebec Avenue to the west. All five properties were constructed between circa 1927 and 1930 and contain early-20th century walk-up apartment buildings The four adjacent subject properties located at 1908, 1914, 1920, and 1926 were all constructed for local builders John. M. Cummings and Robert C. R. Cummings. The Cummings brothers commissioned well-known Toronto architect, Frank S. Mallory, to design the building at 1908 Bloor Street West situated at the corner of High Park Avenue.

The properties were identified as having potential heritage value through the Bloor Street West Heritage Conservation District Study and as contributing to the character of the portion of Bloor Street West which fronts onto High Park through the Bloor West Village Avenue Study.  A location map and current photograph of each heritage property is found in Attachments 1 to 5.

The properties recommended for inclusion on the City’s Heritage Register have been researched and evaluated by staff using the criteria prescribed in Ontario Regulation 9/06 and meet one or more of the provincial criteria for determining cultural heritage value or interest and are believed to be of cultural heritage value or interest.

Under the Ontario Heritage Act (the Act), a municipal heritage register may include properties that have not been designated but Council believes to be of “cultural heritage value or interest", and that meet one or more of the provincial criteria for determining whether they are of cultural heritage value or interest. The Act limits listing to a period of two years.

The Act requires that, should a property be subject to an Official Plan Amendment, Zoning By-law Amendment and/or Draft Plan of Subdivision Application, properties must be listed on the heritage register prior to Part IV designation and before the occurrence of a prescribed event. 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. 

The listing of non-designated properties on the municipal heritage register under the Act extends interim protection from demolition and provides an opportunity for City Council to determine whether the property warrants conservation through designation under the Act should a development or demolition application be submitted.

Properties on the Heritage Register will be conserved and maintained in accordance with the Official Plan Heritage Policies. Heritage Impact Assessments (HIA) are required for development applications that affect listed properties.

The Toronto and East York Community Council recommends that:

1. City Council, in accordance with Section 41 of the Ontario Heritage Act, designate by By-law the area shown on Attachment 1 to the report (December 13, 2024) from the Senior Manager, Heritage Planning, Urban Design, City Planning as the Kensington Market Heritage Conservation District.

2. City Council adopt by By-law the Kensington Market Heritage Conservation District Plan as the District Plan for the Kensington Market Heritage Conservation District included as Attachments 5 and 6 to the report (December 13, 2024) from the Senior Manager, Heritage Planning, Urban Design, City Planning.

3. City Council authorize the City Solicitor to make such stylistic and technical changes to the Kensington Market Heritage Conservation District Plan, included as Attachments 5 and 6 to the report (December 13, 2024) from the Senior Manager, Heritage Planning, Urban Design, City Planning, as deemed necessary by and at the sole discretion of the City Solicitor, in consultation with the Chief Planner and Executive Director, City Planning and the Senior Manager, Heritage Planning, Urban Design, City Planning, and to ensure that such stylistic and technical changes are reflected within the Kensington Market's Heritage Conservation District Plan’s policies, guidelines, schedules, appendices and maps.

4. If there are any appeals to the By-law under Section 41 of the Ontario Heritage Act, City Council direct the City Solicitor, together with the City's outside counsel and any other appropriate City staff and/or outside consultants to appear before the Ontario Land Tribunal to defend the By-law.  

This report recommends that City Council designate the area referred to as Kensington Market as a Heritage Conservation District ("HCD"), identified on the map in Attachment 1 to this report, and adopt the Kensington Market HCD Plan by by-law under Part V of the Ontario Heritage Act.

The designation of Kensington Market (the "District") as an HCD and adoption of the HCD Plan will manage change within the District to conserve the area's cultural heritage value through the implementation of contextual, place-based policies and guidelines.

In March 2015, City Council authorized and prioritized the Kensington Market HCD Study. In March 2016, City staff, with a consultant team led by Taylor Hazell Architects, began a study of the potential for this area to be designated as an HCD under Part V of the Ontario Heritage Act. Upon the Toronto Preservation Board's endorsement of the HCD Study (2017) recommendations, City staff prepared the HCD Plan and focused efforts on its finalization and community consultation including urban Indigenous communities over the past two years. The Kensington Market HCD Study process and the HCD Plan have been prepared in accordance with provincial legislation and Heritage Conservation Districts in Toronto: Procedures, Policies and Terms of Reference.

Kensington Market, a National Historic Site, is a unique and important historic neighbourhood with a distinctive identity and sense of place. The neighbourhood is a microcosm of Canada's diverse immigrant population, where many different ethnocultural communities have each added to the area's layers of built form variety and contributed to a vibrant street life. The public realm and built environment of the area are a staging ground for the activities and uses that also contribute to the neighbourhood’s character and intangible heritage, including its sense of anarchy, inclusivity, and a history of experimentation.

The District encompasses 704 properties. For all HCDs adopted following January 1, 2023, as per Regulation 569/22 of the OHA, at least 25 percent of the properties within the defined area must meet two or more of the nine criteria for determining cultural heritage value or interest. In the proposed Kensington Market HCD, more than 50 percent of the properties satisfy two or more of the criteria.

December 12, 2024, marks the 50th anniversary of the introduction of Bill 176 - An Act to provide for the Conservation, Protection and Preservation of the Heritage of Ontario (now known as the Ontario Heritage Act), to the Ontario Legislature, which established the concept of heritage conservation districts as a regulatory tool for municipalities. The Act received assent on February 6, 1975. To date, there are 27 districts across Toronto that are designated under Part V of the Ontario Heritage Act. Kensington Market is one of three HCD plans that will be recently under consideration by Council for adoption.

During the last half century, concepts of identifying and evaluating heritage resources have evolved. While early preservation work focused on the retention of landmarks and monuments, conservation efforts have expanded to include sites associated with social value and intangible heritage. This shift has also reflected Indigenous understandings of heritage, which emphasize landscape and ritual while de-emphasizing physical structures. More recent conservation practices prioritize the relationships between people, buildings, and landscapes that ground communities with a sense of place. The Kensington Market HCD Plan embraces social value as an integral component of the District's significance, informing the framework of policies and guidelines to manage the area's ongoing evolution while sustaining its distinct identity.

At its meeting on January 8, 2025 the Toronto Preservation Board considered Item PB26.8 and made recommendations to City Council.

Summary from the report (December 13, 2025) from the Senior Manager, Heritage Planning, Urban Design, City Planning:

 
This report recommends that City Council designate the area referred to as Kensington Market as a Heritage Conservation District ("HCD"), identified on the map in Attachment 1 to this report, and adopt the Kensington Market Heritage Conservation District Plan by by-law under Part V of the Ontario Heritage Act.

The designation of Kensington Market (the "District") as an Heritage Conservation District and adoption of the Heritage Conservation District Plan will manage change within the District to conserve the area's cultural heritage value through the implementation of contextual, place-based policies and guidelines.

In March 2015, City Council authorized and prioritized the Kensington Market Heritage Conservation District Study. In March 2016, City staff, with a consultant team led by Taylor Hazell Architects, began a study of the potential for this area to be designated as an Heritage Conservation District under Part V of the Ontario Heritage Act. Upon the Toronto Preservation Board's endorsement of the Heritage Conservation District Study (2017) recommendations, City staff prepared the Heritage Conservation District Plan and focused efforts on its finalization and community consultation including urban Indigenous communities over the past two years. The Kensington Market Heritage Conservation District Study process and the Heritage Conservation District Plan have been prepared in accordance with provincial legislation and Heritage Conservation Districts in Toronto: Procedures, Policies and Terms of Reference.

Kensington Market, a National Historic Site, is a unique and important historic neighbourhood with a distinctive identity and sense of place. The neighbourhood is a microcosm of Canada's diverse immigrant population, where many different ethnocultural communities have each added to the area's layers of built form variety and contributed to a vibrant street life. The public realm and built environment of the area are a staging ground for the activities and uses that also contribute to the neighbourhood’s character and intangible heritage, including its sense of anarchy, inclusivity, and a history of experimentation.

The District encompasses 704 properties. For all Heritage Conservation District s adopted following January 1, 2023, as per Regulation 569/22 of the Ontario Heritage Act, at least 25 percent of the properties within the defined area must meet two or more of the nine criteria for determining cultural heritage value or interest. In the proposed Kensington Market Heritage Conservation District, more than 50 percent of the properties satisfy two or more of the criteria.

December 12, 2024, marks the 50th anniversary of the introduction of Bill 176 - An Act to provide for the Conservation, Protection and Preservation of the Heritage of Ontario (now known as the Ontario Heritage Act), to the Ontario Legislature, which established the concept of heritage conservation districts as a regulatory tool for municipalities. The Act received assent on February 6, 1975. To date, there are 27 districts across Toronto that are designated under Part V of the Ontario Heritage Act. Kensington Market is one of three Heritage Conservation District plans that will be recently under consideration by Council for adoption.

During the last half century, concepts of identifying and evaluating heritage resources have evolved. While early preservation work focused on the retention of landmarks and monuments, conservation efforts have expanded to include sites associated with social value and intangible heritage. This shift has also reflected Indigenous understandings of heritage, which emphasize landscape and ritual while de-emphasizing physical structures. More recent conservation practices prioritize the relationships between people, buildings, and landscapes that ground communities with a sense of place. The Kensington Market Heritage Conservation District Plan embraces social value as an integral component of the District's significance, informing the framework of policies and guidelines to manage the area's ongoing evolution while sustaining its distinct identity.

The Toronto and East York Community Council recommends that:

1. City Council include 84 Maitland Street (including entrance address 82 Maitland Street) on the City of Toronto's Heritage Register in accordance with the Listing Statement (Reasons for Inclusion) attached as Attachment 1 to the report (December 13, 2024) from the Senior Manager, Heritage Planning, Urban Design, City Planning.

This report recommends that City Council include 84 Maitland Street (including entrance address 82 Maitland Street) on the City of Toronto's Heritage Register for its cultural heritage value and interest according to the Listing Statement (Reasons for Inclusion) found in Attachment 1.

The subject property at 84 Maitland Street is located on the north side of Maitland Street between Church Street and Jarvis Street in the Church-Wellesley neighbourhood. It contains an early-20th century brick apartment building, known as the Royal George Apartments, constructed in 1911. A location map and current photograph of the heritage property is found in Attachment 1.

The property recommended for inclusion on the City’s Heritage Register has been researched and evaluated by staff using the criteria prescribed in Ontario Regulation 9/06 and meets one or more of the provincial criteria for determining cultural heritage value or interest and is believed to be of cultural heritage value or interest.

Under the Ontario Heritage Act (the Act), a municipal heritage register may include properties that have not been designated but Council believes to be of “cultural heritage value or interest", and that meet one or more of the provincial criteria for determining whether they are of cultural heritage value or interest. The Act limits listing to a period of two years.

The Act requires that, should a property be subject to an Official Plan Amendment, Zoning By-law Amendment and/or Draft Plan of Subdivision Application, properties must be listed on the heritage register prior to Part IV designation and before the occurrence of a prescribed event. 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. 

The listing of non-designated properties on the municipal heritage register under the Act extends interim protection from demolition and provides an opportunity for City Council to determine whether the property warrants conservation through designation under the Act should a development or demolition application be submitted.

Properties on the Heritage Register will be conserved and maintained in accordance with the Official Plan Heritage Policies. Heritage Impact Assessments (HIA) are required for development applications that affect listed properties.

At its meeting on January 8, 2025 the Toronto Preservation Board considered Item PB26.4 and made recommendations to City Council.

Summary from the report (December 13, 2025) from the Senior Manager, Heritage Planning, Urban Design, City Planning:

 
This report recommends that City Council include 84 Maitland Street (including entrance address 82 Maitland Street) on the City of Toronto's Heritage Register for its cultural heritage value and interest according to the Listing Statement (Reasons for Inclusion) found in Attachment 1.

The subject property at 84 Maitland Street is located on the north side of Maitland Street between Church Street and Jarvis Street in the Church-Wellesley neighbourhood. It contains an early-20th century brick apartment building, known as the Royal George Apartments, constructed in 1911. A location map and current photograph of the heritage property is found in Attachment 1.

The property recommended for inclusion on the City’s Heritage Register has been researched and evaluated by staff using the criteria prescribed in Ontario Regulation 9/06 and meets one or more of the provincial criteria for determining cultural heritage value or interest and is believed to be of cultural heritage value or interest.

Under the Ontario Heritage Act (the Act), a municipal heritage register may include properties that have not been designated but Council believes to be of “cultural heritage value or interest", and that meet one or more of the provincial criteria for determining whether they are of cultural heritage value or interest. The Act limits listing to a period of two years.

The Act requires that, should a property be subject to an Official Plan Amendment, Zoning By-law Amendment and/or Draft Plan of Subdivision Application, properties must be listed on the heritage register prior to Part IV designation and before the occurrence of a prescribed event. 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. 

The listing of non-designated properties on the municipal heritage register under the Act extends interim protection from demolition and provides an opportunity for City Council to determine whether the property warrants conservation through designation under the Act should a development or demolition application be submitted.

Properties on the Heritage Register will be conserved and maintained in accordance with the Official Plan Heritage Policies. Heritage Impact Assessments (HIA) are required for development applications that affect listed properties.

The Toronto and East York Community Council recommends that:

1. City Council authorize the continuation of the closure of the north side westbound bicycle lane, the north side westbound traffic lane, 1.5 metre wide portion of the eastbound left-turn lane, and the south side eastbound bicycle lane on Bloor Street West, between a point 4.8 metres west of Dufferin Street and a point 58 metres further west, from February 28, 2025 to January 31, 2026 inclusive.

2. City Council continue to prohibit eastbound left-turns (buses excepted) at all times on Bloor Street West and Dufferin Street.

3. City Council continue to rescind the southbound left-turn prohibition in effect 7:00 a.m. to 6:00 p.m., except Sunday (buses excepted) at the intersection of Dufferin Street and Bloor Street West.

4. City Council continue to prohibit southbound left-turns from 7:00 a.m. to 7:00 p.m., except Sunday (buses excepted) at the intersection of Bloor Street West and Dufferin Street.

5. City Council rescind the existing northbound left-turn prohibition in effect 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 (Toronto Transit Commission vehicles excepted) at the intersection of Dufferin Street and Bloor Street West.

6. City Council prohibit northbound left-turns at all times (buses excepted) at the intersection of Dufferin Street and Bloor Street West.

7. City Council prohibit westbound left-turns (buses excepted) at all times on Bloor Street West and Dufferin Street.

8. City Council rescind the existing eastbound right-turn prohibition in effect 7:00 a.m. to 6:00 p.m., except Sunday (Toronto Transit Commission vehicles excepted)) on Bloor Street West and Dufferin Street.

9. City Council prohibit eastbound right-turns at all times (Toronto Transit Commission vehicles excepted) on Bloor Street West and Dufferin Street.

10. City Council prohibit southbound right-turns at all times (Toronto Transit Commission vehicles excepted) on Dufferin Street and Bloor Street West.

11. City Council rescind the existing westbound right-turn prohibition in effect 7:00 a.m. to 6:00 p.m., except Sunday (Toronto Transit Commission vehicles excepted) on Bloor Street West and Dufferin Street.

12. City Council prohibit westbound right-turns at all times (Toronto Transit Commission vehicles excepted) on Bloor Street West and Dufferin Street.

13. City Council continue to rescind the existing parking prohibition in effect at all times on the west side of Dufferin Street, between a point 91.5 metres north of Bloor Street West and a point 53.5 metres further north.

14. City Council continue to rescind the existing stopping prohibition in effect 7:00 a.m. to 9:00 a.m., Monday to Friday, except public holidays, on the west side of Dufferin Street, between a point 91.5 metres north of Bloor Street West and a point 53.5 metres further north.

15. City Council continue to rescind the existing parking prohibition in effect 4:00 p.m. to 6:00 p.m., Monday to Friday, except public holidays, on the west side of Dufferin Street, between a point 91.5 metres north of Bloor Street West and a point 53.5 metres further north.

16. City Council continue to prohibit standing at all times on the west side of Dufferin Street, between Bloor Street West and a point 145 metres further north.

17. City Council continue to rescind the existing accessible loading zone regulation in effect at all times, on the north side of Bloor Street West, between a point 5 metres east of Russett Avenue and a point 14 metres further east.

18. City Council continue to designate an accessible loading zone to be in effect at all times on the north side of Bloor Street West between a point 9 metres west of Russett Avenue and a point 14 metres further west.

19. City Council continue rescind the existing parking machine regulation in effect 7:00 a.m. to 9:00p.m. Monday to Friday.; 8:00 a.m. to 9:00 p.m. Saturday.; 1:00 p.m. to 9:00 p.m. Sunday, on the north side of Bloor Street West, between Russett Avenue and a point 23 metres further west.

20. City Council to direct the applicant to continue sweep the construction site, adjacent sidewalks and roadways daily, or more frequently as needed to be cleared of any construction debris and made safe.

21. City Council to direct the applicant to continue 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 Chief Engineer and Executive Director, Engineering and Construction Services and ensure it is compliant with the Accessibility for Ontarians with Disabilities Act.

22. City Council to direct the applicant to continue ensuring  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.

23. City Council to direct the applicant to continue 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.

24. City Council to direct the applicant to continue install appropriate signage and request the applicant to maintain all sightlines to ensure that pedestrians, cyclists and motorists safety is considered at all times.

25. City Council to direct the applicant to continue provide a sufficient number of traffic control persons as determined by the Work Zone Coordinator and the 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.

26. City Council to direct the applicant to continue provide a sufficient number of pay-duty Police Officers as determined by the Work Zone Coordinator and the 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.

27. City Council direct the applicant to continue posting 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.

28. City Council direct the applicant to continue providing and installing 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

29. City Council direct that Bloor Street West and Dufferin Street be returned to its pre-construction traffic regulations when the project is completed.

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

Bloor Dufferin Holdings LP and Ontario Holdings Ltd is constructing an underground pedestrian tunnel connecting the existing Dufferin Street TTC station to the proposed 33-storey building. The tunnel will run north to south and will be situated on Bloor Street West, just west of the Dufferin Street and Bloor Street West intersection.

City Council, at its meeting on February 6, 2024, authorized a construction staging area on Bloor Street West, to facilitate construction staging operations for Stage1 of the project, from February 29, 2024 to December 31, 2024, inclusive. The developer has requested an extension of the duration of the construction staging area on Bloor Street West, as the site has encountered unforeseen delays obtaining approvals, coordinating final permits, legal agreements, and stakeholder signoffs required to begin the work. Consequently, the delays impacted the original construction schedule and start of the work has been deferred to February 2025.

Furthermore, since the time of the original approval, the developer has modified the traffic management plan by reducing the width of the construction staging area, in order to maintain a 1.2 metre wide bicycle lane on the north side of the roadway.

It should be noted that this report is for Stage 1 of the TTC tunnel construction project only. The remaining construction stages will be discussed in future staff reports.

In view of the above, Transportations Services is requesting authorization to extend the duration of the construction staging area, with minor revisions to the traffic management plan on Dufferin Street and on Bloor Street West, for an additional 11 months, from February 28, 2025, to January 31, 2026, in order to accommodate construction operations in Stage 1 of the project.

The Toronto and East York Community Council recommends that:

1. City Council authorize the closure of the south sidewalk and a 3.1 metre wide portion of eastbound curb lane on Adelaide Street West, between a point 26.6 metres east of John Street and a point 49.1 metres further east and provision of a covered and protected walkway within the closed portion of the curb lane, between Duncan Street and John Street, from February 28, 2025 to February 1, 2029, inclusive.

2. City Council rescind the existing parking machine regulation in effect from 10:00 a.m. to 3:00 p.m., Monday to Friday on the south side of Adelaide Street West, between Duncan Street and John Street.

3. City Council rescind the existing parking machine regulation in effect from 7:00 p.m. to 12:00 a.m., Monday to Friday, on the south side of Adelaide Street West, between Duncan Street and John Street.

4. City Council rescind the existing parking machine regulation in effect from 6:00 p.m. to 12:00 a.m. Saturday; 1:00 p.m. to 12:00 a.m., Sunday, on the south side of Adelaide Street West, between Duncan Street and John Street.

5. City Council rescind the existing no stopping regulation on the south side of Adelaide Street West between, Duncan Street and John Street, in effect from 7:00 a.m. to 10:00 a.m. and 3:00 p.m. to 7:00 p.m., Monday to Friday, except public holidays.

6. City Council prohibit stopping at all times on the south side of Adelaide Street West, between Duncan Street and John Street.

7. 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.

8. 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.

9. 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.

10. City Council direct the applicant to provide a sufficient number of pay-duty Police Officers as determined by the Work Zone Coordinator and the 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.

11. 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.

12. 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.

13. City Council direct that Adelaide Street West be returned to its pre-construction traffic and parking regulations when the project is complete.

As the Toronto Transit Commission (TTC) will operate a future transit service on Adelaide Street West, City Council approval of this report is required.

Lanterra Developments is constructing a 47-storey residential condominium building at 263 Adelaide Street West. The site located on the south side of Adelaide Street West, between John Street and Duncan Street.

Transportation Services is requesting authorization to close the south sidewalk and   south curb lane on Adelaide Street West for a period of 48 months, from February 28, 2025 to February 1, 2029 in order to facilitate construction staging operations.

Pedestrian operations on the south side of Adelaide Street West will be maintained in a covered and protected walkway within the closed portion of the curb lane.

The Toronto and East York Community Council recommends that:

1. City Council authorize the closure of a 5.9 metre wide portion of the west sidewalk on Spadina Avenue between a point 85 metres north of Queen Street West to a point 15 metres further north, with the provision of a temporary pedestrian walkway within the closed parking layby, from February 28, 2025 to August 1, 2027.

2. City Council authorize the closure of a 2.5 metre wide portion of the east sidewalk and a 5.9 metre portion of the roadway on Cameron Street, between a point 80 metres north of Queen Street West to a point 22 metres further north, with a provision of a temporary pedestrian walkway within the closed portion of the roadway, from February 28, 2025 to August 1, 2027.

3. City Council authorize the implementation of one-way traffic operation on Cameron Street, between a point 80 metres north of Queen Street West and a point 22 metres further north, for southbound traffic only.

4. City Council rescind the existing parking machine regulation in effect from 8:00 a.m. to 9:00 p.m., Monday to Saturday; 1:00 p.m. to 9:00 p.m. Sunday, at a rate of $4.00 per hour and for a maximum period of three hours, on the east side of Cameron Street, between a point 36 metres north of Queen Street West and a point 63 metres further north.

5. City Council rescind the existing permit parking regulation in effect at all times, except during parking meter hours, from 12:00 midnight to 7:00 a.m. on the odd (east) side of Cameron Street, between a point 36 metres north of Queen Street West and a point 63 metres further north.

6. City Council rescind the existing parking prohibition in effect at all times on the west side of Cameron Street, between a point 45 metres north of Queen Street West and a point 55 metres further north.  

7. City Council prohibit stopping at all times on the east side of Cameron Street between a point 36 metres north of Queen Street West and a point 63 metres further north. 

8. City Council prohibit stopping at all times on the west side of Cameron Street between a point 45 metres north of Queen Street West and a point 63 metres further north. 

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

10. City Council direct the applicant to construct and maintain a fully covered, protected, unobstructed and fully Accessibility for Ontarians with Disabilities Act compliant walkway for all pedestrians, including for those with mobility devices for the entire duration of the construction staging area permit.

11. 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.

12. 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.

13. 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.

14. City Council direct the applicant to provide a sufficient number of pay-duty Police Officers as determined by the Work Zone Coordinator and the 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.

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

16. 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.

17. 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.

18. City Council direct that Cameron Street and Spadina Avenue be returned to its pre-construction traffic regulations when the project is complete.

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

Manga Hotels is constructing a 15-storey hotel at 182-184 Spadina Avenue. The site is located on the west side of Spadina Avenue, north of Queen Street West.

Transportation Services is requesting authorization to close the west sidewalk and a portion of the parking lay-by on Spadina Avenue, from a point 85 metres north of Queen Street West to a point 15 metres further north. Pedestrian movements on the west side of Spadina Avenue will be accommodated in a temporary pedestrian walkway within the closed parking layby.  

Additionally, authorization is being requested to close the east sidewalk and northbound lane on Cameron Street. With the closure in place, the remaining road width is too narrow to accommodate two-way traffic. Therefore, Transportation Services is requesting authorization to temporarily convert a section of Cameron Street, abutting the site, from a two-way traffic operation to a one-way southbound traffic operation.  

The Toronto and East York Community Council recommends that:

1. City Council authorize the continuation of the closure of the northbound curb lane on Avenue Road, between a point 138.5 metres north of Yorkville Avenue and a point 101 metres further north, and the closure of the east sidewalk and provision of a temporary pedestrian walkway and protected bike lane within the closed portion of the northbound curb lane, between a point 197.5 metres north of Yorkville Avenue and a point 12.5 metres further north, from February 6, 2025 to December 31, 2025 inclusive.

2. City Council authorize the continuation of the following conditions of the construction staging permit, which relate to the traffic control signal located on Avenue Road, 30 metres north of Elgin Avenue:

a. the developer will be required to submit the completed City Traffic Systems Construction and Maintenance Unit's "Takeover Request Form" and submit a security deposit to "The Treasurer, City of Toronto" in advance of the permit being issued; the deposit is required to cover costs incurred by the City, in the event the developer does not provide a service that it must, as stipulated in the permit agreement, relating to traffic control signal modifications and maintenance of the traffic control signal on Avenue Road at 30 metres north of Elgin Avenue; and upon completion of the construction project and return to normal operation, the unused portion of the deposit will be returned to the developer;

b. the developer will continue to be responsible for the modification and maintenance of the traffic control signal by one of the electrical contractors pre-approved by the City's Traffic Systems Construction and Maintenance Unit. Maintenance levels specified by the City's Traffic Systems Construction and Maintenance Unit must be followed, to be in accordance with those followed by the City's Electrical Maintenance Contractor for the maintenance of the City's other traffic control signals; and

c. the developer must continue to provide to Transportation Services a seven day/24 hour contact name, phone number and email address, for the City's dispatchers to forward operational malfunction/complaints to; if the City's dispatcher is not able to reach the contact by phone to provide details of a malfunction/complaint, then the City's Electrical Maintenance Contractor will be dispatched to investigate and complete repairs and the City's dispatcher will send an email to document the malfunction call and their inability to reach the contact; and the response and repair costs will be deducted from the deposit provided to the City.

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

4. City Council direct the applicant to continue to construct and maintain for the entire duration of the construction staging area permit, a fully covered, protected, unobstructed and fully Accessibility for Ontarians with Disabilities Act compliant walkway for all pedestrians, including for those with mobility devices and a clearly marked adjacent bike lane separated from motor vehicles by at least six (6) upright bollards.

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

6. City Council direct the applicant to continue 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.

7. City Council direct the applicant to continue 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.

8. City Council direct the applicant to continue to provide a sufficient number of traffic control persons as determined by the Work Zone Coordinator and the 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.

9. City Council direct the applicant to continue to provide a sufficient number of pay-duty Police Officers as determined by the Work Zone Coordinator and the 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.

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

11. City Council direct the applicant to continue 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.

12. City Council direct the applicant to continue 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.

13. City Council direct that Avenue Road be returned to its non-construction traffic and parking regulations when the project is complete.

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

Hazelton On The Avenue Inc. has undertaken the construction of a 20-storey residential condominium building at 89 Avenue Road. The site is located on the east side of Avenue Road, between Yorkville Avenue and Webster Avenue.

At its meeting of July 19, 2022, City Council authorized a temporary closure of the east sidewalk and northbound curb lane on Avenue Road, from July 20, 2022 to November 30, 2024. The developer has requested an extension of the duration of the construction staging area on Avenue Road as a result of delays caused by labour disruptions, delays in the delivery of materials and supplies from overseas, and the relocation of a crane from Toronto's port to the construction site.

Transportation Services is requesting authorization to extend the duration of the construction staging area on Avenue Road for an additional 11 months, from February 6, 2025 to December 31, 2025, to allow for the construction of the development to be completed.

The Toronto and East York Community Council recommends that:

1. City Council direct the Deputy City Manager, Infrastructure Services, in consultation with General Manager, Economic Development and Culture, and the Chief Financial Officer and Treasurer, to review all ways that City can reinstate its portion of the Levy for these properties Metrolinx has expropriated and report to the March 19, 2025 meeting of the Executive Committee.

2. City Council direct the Executive Director, Transit Expansion to request Metrolinx to continue outreach for residents to have a pre-condition survey/Building Condition Assessment and request City staff to include the outreach and uptake rate in the next quarterly report.

3. City Council direct the Executive Director, Transit Expansion to request Metrolinx to continue to work with Transit Expansion and the Housing Secretariat to identify tenants previously relocated by Metrolinx whose current tenure may end, have not yet been housed, or who remain in vulnerable circumstances to ensure that these individuals do not become shelter residents or worst case homeless.

4. City Council direct the Executive Director, Transit Expansion to request Metrolinx to beautify the properties on Pape in concert with Urban Design and City’s mural program.

5. City Council direct the Executive Director, Transit Expansion to request Metrolinx to assist the Toronto District School Board with traffic management due to the relocation of Pape School to Jones Avenue.

6. City Council direct the General Manager, Transportation Services, in consultation with the Executive Director, Transit Expansion, to request Metrolinx to review a potential permit parking area for the residents of Muriel Avenue and Gertrude Avenue, which would include the ability for them to park in permit area 8A, for the duration of the permit parking loss on Gertrude Avenue and Muriel Avenue due to Ontario Line construction.

7.  City Council request the Executive Director, Transit Expansion to update all future Ontario Line reports to the Toronto and East York Community Council to ensure that:

a.  the Information pertaining to community benefits is obtained and highlighted;

b.  the report responds clearly to the recommendations laid out in the report from the Subcommittee on Metrolinx’s Ontario Line Construction from July 2023; and

c. the report back on the naming process for stations and how feedback from community stakeholders is being considered, highlighting the status of Exhibition Station specifically.

The purpose of this report is to provide updates on the status of construction activities on the Ontario Line project within the boundaries of Toronto and East York Community Council. This report includes:

- Updates on key early works and the four major packages of work Metrolinx has procured to deliver the Ontario Line. All four packages have been awarded and work is underway. Construction of the Ontario Line began in December 2021 and according to current schedules from Metrolinx, is expected to be complete by 2031.

- Updates on the resolution of station-specific issues at:

- Pape Station, including property expropriations, removal of parking, and construction impacts on the community; and

- Exhibition Station, including a response to City Council direction from TE16.56 - Liberty Village Traffic Action Plan Update[1] to provide an update on plans for delivering Liberty New Street and managing traffic congestion in the area.

- Other construction updates, including general construction impacts and mitigation, business supports and community engagement.

The Toronto and East York Community Council recommends that:

1. City Council authorize the installation of an on-street accessible parking space at the location identified in Attachment 1 to the report (December 18, 2024) from the Director, Traffic Management, Transportation Services.

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

Transportation Services is requesting approval for the installation of an on-street accessible parking space for persons with disabilities.

The Toronto and East York Community Council recommends that:

1. City Council approve Jason Ash as the 2025 Agnes Macphail Award recipient. 

The Agnes Macphail Award was established by the Borough of East York to annually recognize an outstanding volunteer who upheld the values and causes of Agnes Macphail and who live within the boundaries of the former borough.

The Agnes Macphail Recognition Committee met, as established in the Toronto City Council approved selection process, on January 6, 2025 to review the nominations received and to select this year's award recipient. The Committee unanimously selected Jason Ash as their 2025 Agnes Macphail Award recipient.

The Toronto and East York Community Council recommends that:

1. City Council rescind the existing accessible loading zone in effect at all times on the east side of Dovercourt Road, between a point 60 metres north of Shanly Street and a point 9.5 metres further north.

During an investigation to assess the feasibility of installing an accessible parking space, Transportation Services discovered an on-street accessible loading zone location that was removed prior to July 2009, but not deleted in the by-law. The by-law entry will be deleted to reflect the existing parking conditions in the area. The below amendment to the parking regulations on Dovercourt Road does not require the installation or removal of parking signs.

The Chief Financial Officer and Treasurer recommends that:

1. City Council adopt and certify the 2025 recommended Operating Budgets and Levy requirements of the following Business Improvement Areas:

2. City Council elect to have the subclasses for the commercial and industrial property classes apply for 2025, and to apply the respective BIA special levy rate reductions to the subclasses, all as set out in Appendix C.

This report brings forward Business Improvement Area (BIA) annual Operating Budget for approval by City Council as required by the City of Toronto Act, 2006. City Council approval is required to permit the City to collect funds through a special levy on the rateable commercial and industrial properties within the respective Business Improvement Area boundaries.  Special levy rate reductions for the subclasses have been set out in Appendix C, for properties in the subclasses of the commercial and industrial property classes.

The Business Improvement Area is an association, independently managed from the City and operated by local businesses and property owners, joining together to organize, finance, and deliver capital streetscape improvements, and to promote economic development in a district with its own governance structure as set out in Chapter 19 of the Toronto Municipal Code and the City of Toronto Act, 2006.

There are currently 84 established Business Improvement Areas in the City of Toronto, of which 65 Business Improvement Areas 2025 Operating Budgets are submitted for City Council approval through this report. The 2025 Operating Budgets for the remaining 19 Business Improvement Areas will be presented to Council by the second quarter of 2025 once the board-adopted budgets are available. No City funding is required since the financing of individual Business Improvement Area Operating Budgets is raised by a special levy on the rateable commercial and industrial properties within the respective Business Improvement Area boundaries.

Under current Chapter 19 of the Toronto Municipal Code, the Business Improvement Areas By-law does not have specific provision requiring a Business Improvement Area maintain a certain amount in their accumulated surplus. Should a Business Improvement Area find itself in a deficit, be dissolved or becomes inactive, City Council has the authority to collect funds required and liabilities including interests, through the Business Improvement Area levy as stipulated under the By-law. If a board is dissolved and the liabilities exceed the assets assumed by the City, Council shall recover the difference.

The recommendation in this report reflects the board-adopted 2025 Operating Budgets by the respective Business Improvement Areas’ Boards of Management and General Membership. Complete budgets and supporting documentation have been reviewed by City staff to ensure that the 2025 Operating Budgets for Business Improvement Areas reflect Council’s approved policies and practices.

The City Solicitor recommends that:

1. City Council adopt the confidential instructions to staff contained in Confidential Attachment 1 to this report from the City Solicitor.

2. City Council authorize the public release of the confidential instructions to staff contained in Confidential Attachment 1 and Confidential Appendix A to this report from the City Solicitor, if adopted by City Council, at the discretion of the City Solicitor.

3. City Council direct that all other information contained in Confidential Attachment 1 to this report from the City Solicitor is to remain confidential at the discretion of the City Solicitor, as it is about litigation before the Ontario Land Tribunal and contains advice or communications that are subject to solicitor-client privilege.

On March 26, 2024, the owner of 86 Lombard Street appealed Council's failure to make a decision within the legislated timelines for Zoning By-law Amendment applications for 86, 100-108 Lombard Street and 103 Richmond Street East to the Ontario Land Tribunal.

The amendments to the Zoning By-law proposed a 59-storey (216 metres, including mechanical penthouse) mixed-use building containing 480 dwelling units, 4,321 square metres of office space, and 616 square metres of retail space.  The former City Morgue building at 86 Lombard Street is designated under Part IV of the Ontario Heritage Act and proposed to be relocated to the eastern portion of the site. A mid-block connection between Richmond Street East and Lombard Street and a public open space are proposed.

This report focuses on the owner's applications under Section 33 of the Ontario Heritage Act which requests City Council's consent to alterations to the designated property at 86 Lombard Street and subsection 34(1)2 of the Ontario Heritage Act, which requests moving the building on the designated heritage property to another property. Council requires the advice of the Toronto Preservation Board in respect of matters which may impact a designated heritage property.

The City Solicitor recommends that:

1. City Council adopt the confidential instructions to staff contained in Confidential Attachment 1 to this report from the City Solicitor.

2. City Council authorize the public release of the confidential instructions to staff contained in Confidential Attachment 1, Confidential Appendices A and B to this report from the City Solicitor, if adopted by City Council.

3. City Council direct that all other information contained in Confidential Attachment 1 to this report from the City Solicitor is to remain confidential at the discretion of the City Solicitor, as it is about litigation before the Ontario Land Tribunal and contains advice or communications that are subject to solicitor-client privilege.

The purpose of this report is to request instructions in respect of the proceedings before the Ontario Land Tribunal. The applicant appealed the proposed Zoning By-law Amendment Applications for 86, 100 - 108 Lombard Street and 103 Richmond Street West to the Ontario Land Tribunal as a result of Council's failure to make a decision on the application within the time prescribed by the Planning Act.

The property municipally known as 86 Lombard Street is designated under Part IV, Section 29 of the Ontario Heritage Act.

The City Solicitor recommends that:

1. City Council adopt the recommendations contained in Confidential Attachment 1 to this report from the City Solicitor.

2. City Council authorize the public release of the confidential recommendations contained in Confidential Attachment 1 and Confidential Appendix A to this report from the City Solicitor, if adopted by City Council.

3. City Council direct that all other information contained in Confidential Attachment 1 to this report from the City Solicitor is to remain confidential at the discretion of the City Solicitor, as it contains advice which is subject to solicitor-client privilege.

The City of Toronto, together with CreateTO and Waterfront Toronto, is advancing a significant revitalization project for the Port Lands, including Ookwemin Minising (formerly known as Villiers Island).  At its meeting on June 26, 2024, City Council adopted amendments to the Official Plan (OPA 409), Toronto Zoning By-law 569-2013 (By-law 702-2024) and the Precinct Plan for Ookwemin Minising in order to advance the redevelopment and update the planning framework for the Island in response to Toronto's Housing Action Plan, to permit a dense, inclusive, sustainable and walkable urban community.

On July 29, 2024, appeal letters were received from the Toronto Port Authority (operating as "PortsToronto") in respect of the Official Plan Amendment and Zoning By-law Amendment, and from Lafarge Canada Inc. ("Lafarge Canada") in respect of the Official Plan Amendment.  PortsToronto owns land within Ookwemin Minising, but Lafarge Canada does not.

The City Solicitor requires further directions for the upcoming Ontario Land Tribunal Case Management Conference scheduled for February 14, 2025.

The City Solicitor recommends that:

1. City Council adopt the recommendations contained in Confidential Attachment 1 to this report from the City Solicitor.

2. City Council authorize the public release of the confidential recommendations contained in Confidential Attachment 1 and Confidential Appendices A, B, and C, to this report from the City Solicitor, if adopted by City Council.

3. City Council direct that all other information contained in Confidential Attachment 1 to this report from the City Solicitor is to remain confidential at the discretion of the City Solicitor, as it contains advice which is subject to solicitor-client privilege.

On March 18, 2024, the City received a Zoning By-law Amendment application for 1930-1938 Bloor Street West and 3, 5 and 21 Quebec Avenue Bloor Street West to permit a 17-storey mixed use building with retail space on the ground floor and 144 residential units above.

The applicant appealed City Council's neglect or failure to make a decision on its application for the Zoning By-law Amendment, to the Ontario Land Tribunal on June 19, 2024.

The City Solicitor requires further directions for the upcoming Ontario Land Tribunal hearing scheduled for March 10, 2025.  This matter is urgent and cannot be deferred.

The City Solicitor recommends that:

1. City Council adopt the recommendations contained in Confidential Attachment 1 to this report from the City Solicitor.

2. City Council authorize the public release of the confidential recommendations contained in Confidential Attachment 1 and Confidential Appendix A to this report from the City Solicitor, if adopted by City Council.
 

3. City Council direct that all other information contained in Confidential Attachment 1 to this report from the City Solicitor is to remain confidential at the discretion of the City Solicitor, as it contains advice which is subject to solicitor-client privilege.

On May 16, 2024, the applicant submitted a Minor Variance application for 1040 Martin Grove Road, Units 8 and 9 seeking a variance to the City-wide Zoning By-law 569-2013 in order to permit a vehicle dealership on the Site.

The City appealed the Committee of Adjustment's decision to approve the application for the Minor Variance, to the Toronto Local Appeal Body on September 18, 2024.

The City Solicitor requires further directions for an upcoming Toronto Local Appeal Body Hearing scheduled for March 25, 2025. The matter is urgent and cannot be deferred.

The City Solicitor recommends that:

1.  City Council adopt the recommendations contained in Confidential Attachment 1 to this report from the City Solicitor.

2.  City Council authorize the public release of the confidential recommendations contained in Confidential Attachment 1 and Confidential Appendix A to this report from the City Solicitor, if adopted by City Council.

3.  City Council direct that all other information contained in Confidential Attachment 1 to this report from the City Solicitor is to remain confidential at the discretion of the City Solicitor, as it contains advice which is subject to solicitor-client privilege.

On May 19, 2023, the City received a Zoning By-law Amendment application for 1437-1455 Queen Street West to permit the construction of a 12-storey mixed-use building comprised of 1 level of underground parking, retail uses on the ground level and 249 residential units located on the upper floors.

The applicant appealed City Council's neglect or failure to make a decision on its application for the Zoning By-law Amendment, to the Ontario Land Tribunal on November 27, 2023. A hearing was scheduled to commence on January 28, 2025, but was adjourned on consent of the parties.

The City Solicitor requires further directions for the Ontario Land Tribunal proceedings. The Ontario Land Tribunal case coordinator has directed the parties to provide an update in February 2025 respecting scheduling of a hearing.

The City Solicitor recommends that:

1. City Council adopt the recommendations contained in Confidential Attachment 1 to this report from the City Solicitor.

2. City Council authorize the public release of the confidential recommendations contained in Confidential Attachment 1 to this report from the City Solicitor, if adopted by City Council.

3. City Council direct that all other information contained in Confidential Attachment 1 to this report from the City Solicitor is to remain confidential at the discretion of the City Solicitor, as it contains advice which is subject to solicitor-client privilege.

On May 4, 2024, the applicant submitted a Minor Variance application for 19 Belfield Road seeking a variance to the City-wide Zoning By-law 569-2013 in order to permit a vehicle dealership on the Site.

The City appealed the Committee of Adjustment's decision to approve the application for the Minor Variance, to the Toronto Local Appeal Body on November 12, 2024.

The City Solicitor requires further directions for an upcoming Toronto Local Appeal Body Hearing scheduled for March 10, 2025. This matter is urgent and cannot be deferred.

The City Solicitor recommends that:

1. City Council adopt the recommendations contained in Confidential Attachment 1 to this report from the City Solicitor.

2. City Council direct that the confidential recommendations and all other information contained in Confidential Attachment 1 and Confidential Appendix A to this report from the City Solicitor is to remain confidential as it contains advice and information which is subject to solicitor-client privilege and litigation privilege.

On August 26, 2024, the City received a complaint from Queen Ontario GP Inc., pursuant to section 20 of the Development Charges Act, 1997, S.O. 1997, c. 27, for 261-285 Queen Street East and 410 Richmond Street East regarding the payment of development charges.

The City Solicitor requires further directions. These matters are urgent and cannot be deferred.

The City Solicitor recommends that:

1. City Council adopt the recommendations contained in Confidential Attachment 1 to this report from the City Solicitor.

2. City Council direct that the confidential recommendations and all other information contained in Confidential Attachment 1 and Confidential Appendix A to this report from the City Solicitor is to remain confidential as it contains advice and information which is subject to solicitor-client privilege and litigation privilege.

On September 10, 2024, the City received a complaint from KT Housing Now Six Points GP Inc., pursuant to section 20 of the Development Charges Act, 1997, S.O. 1997, c. 27, for 5207 Dundas Street West regarding the payment of development charges.

The City Solicitor requires further directions. These matters are urgent and cannot be deferred.

The City Solicitor recommends that:

1. City Council adopt the recommendations contained in Confidential Attachment 1 to this report from the City Solicitor.

2. City Council authorize the public release of the confidential recommendations contained in Confidential Attachment 1 and Confidential Appendix A to this report from the City Solicitor, if adopted by City Council.

3. City Council direct that all other information contained in Confidential Attachment 1 to this report from the City Solicitor is to remain confidential at the discretion of the City Solicitor, as it contains advice which is subject to solicitor-client privilege.

On October 27, 2020, a series of development applications were submitted to the City to permit the redevelopment of the lands for 6,600 new dwelling units in up to 17 new high-rise mixed use apartment towers ranging in height from 14 to 48-storeys on standalone or shared podiums. On September 21, 2022 the applicant appealed all of the applications to the Ontario Land Tribunal. A Case Management Conference was held on February 16, 2023, and Metrolinx and a neighbouring property owner obtained added party status. At two subsequent Case Management Conferences another neighbouring property owner received added party status, and an 18-day hearing was scheduled at the Ontario Land Tribunal commencing on March 5, 2024.

On January 31, 2024, the Ontario Land Tribunal released the 18-day hearing while maintaining March 5, 2024 as a Case Management Conference. On March 4, 2024 the Ontario Land Tribunal released the March 5, 2024 Case Management Conference and directed that the parties proceed by way of written settlement once all settlement materials have been submitted. Written settlement materials have not been submitted at this time.

Further direction from City Council is required on this matter.

The City Solicitor recommends that:

1. City Council adopt the recommendations contained in Confidential Attachment 1 to this report from the City Solicitor.

2. City Council authorize the public release of the confidential recommendations contained in Confidential Attachment 1 to this report from the City Solicitor, if adopted by City Council.

3. City Council direct that all other information contained in Confidential Attachment 1 to this report from the City Solicitor is to remain confidential at the discretion of the City Solicitor, as it contains advice which is subject to solicitor-client privilege.

In October 2014, two separate applications were submitted to amend the Site and Area Specific Policy 6 of the City's Official Plan and Zoning By-law 748-2006 of the former Etobicoke Zoning Code for lands then bearing the municipal address 1061 The Queensway, which lands included the subject site.  Two associated applications were submitted: A Zoning By-law Amendment application for Phase 1 for the northern portion of the lands (for commercial buildings including a grocery store), and a combined Official Plan Amendment and Zoning By-law Amendment application for Phase 2 for the southern portion of the lands (for a residential development).

The 2014 proposal for the 40-60 St. Lawrence Avenue portion of the lands was for two residential buildings that were 22 and 27 storeys in height, connected by a four-storey base building.  A total of 558 dwelling units were proposed.

In October 2017, an application for a consent to sever the property comprised of the Phase 1 and Phase 2 lands was approved and the Phase 2 lands, now addressed as 40-60 St. Lawrence Avenue, were sold to the current owner.

In June 2023, the applicant made a resubmission in respect of the 40-60 St. Lawrence Avenue lands to permit three mixed-use buildings of 26, 34, and 43 storeys in height on a five-storey base building. A total of 1,166 condominium dwelling units were proposed in this resubmission.

On April 4, 2024, the applicant appealed City Council's non-decision on the Applications (for Official Plan and Zoning By-law Amendments) to the Ontario Land Tribunal.

On May 14, 2024, City staff submitted an Appeal Report to Etobicoke York Community Council in respect of the Appeals.

On June 26, 2024, City Council considered the Appeal Report and adopted staff's recommendations, including to oppose the Appeals and to continue discussions with the applicant to resolve outstanding issues, without amendment.

On August 6, 2024, the Ontario Land Tribunal held a first case management conference  in respect of the Appeals.  A hearing was scheduled at this first case management conference, which hearing is scheduled to commence on May 14, 2025.

On January 2, 2025, the applicant filed revised plans with the Ontario Land Tribunal, which plans will be the subject of the hearing scheduled to commence on May 14, 2025.

On January 22, 2025, the City received a with prejudice settlement offer from the applicant’s lawyers, Aird & Berlis LLP, which is attached as Public Attachment 1. The revised plans associated with the Settlement Offer are attached as Public Attachment 2.  The Settlement Offer will remain open until the end of the City Council meeting scheduled to commence on February 5, 2025.

The City Solicitor requires further directions in advance of the hearing scheduled to commence on May 14, 2025. This matter is urgent and should not be deferred.

The City Solicitor recommends that:

1. City Council adopt the recommendations contained in Confidential Attachment 1 to this report from the City Solicitor.

2. City Council authorize the public release of the confidential recommendations contained in Confidential Attachment 1 to this report from the City Solicitor, if adopted by City Council.

3. City Council direct that all other information contained in Confidential Attachment 1 to this report from the City Solicitor is to remain confidential at the discretion of the City Solicitor, as it contains advice which is subject to solicitor-client privilege.

On April 6, 2023 as part of Bill 97, the Ministry of Municipal Affairs and Housing introduced a new definition for "areas of employment" in both the Planning Act and in the draft Provincial Planning Statement.

Several municipalities, including the City of Toronto, have adopted Official Plan Amendments which respond to these legislative changes. The City adopted two Official Plan Amendments, 668 and 680, in response to these changes.

On October 18, 2024, O. Reg. 396/24 was filed by the Minister of Municipal Affairs and Housing. Subject to this regulation, Official Plan Amendments 680 and 668 will now require approval from the Minister. To date, no decision has been made by the Minister on the City's Official Plan Amendments.

On October 9, 2024, the City of Mississauga adopted Official Plan Amendment 182 to update its Official Plan to align with the new definition of "area of employment". The approach applied in Mississauga is similar to Council’s adopted Official Plan Amendments 668 and 680. Oakville (Official Plan Amendment 68) and St Catharines (Official Plan Amendment 40) have also taken a similar implementation approach.

Mississauga 's Official Plan Amendment 182 has been appealed by several landowners to the Ontario Land Tribunal. A Case Management Conference has been scheduled for March 19, 2025.

The City Solicitor requires further directions for upcoming Ontario Land Tribunal proceedings.

Councillor James Pasternak, seconded by Councillor Jon Burnside, recommends that:

1. Despite City Council’s decision on Item 2024.EX15.3, City Council exclude the site located at 1220 Wilson Avenue from development as a shelter.

2. City Council request the General Manager, Toronto Shelter and Support Services, in consultation with the local Councillor, to engage Humber River Hospital in discussions about an on site potential supportive housing option with an integrated services delivery model to shelter and help those experiencing homelessness.

3. City Council direct the General Manager, Parks and Recreation to explore creating a park at 1220 Wilson Avenue and report back to the Infrastructure and Environment Committee in the first quarter of 2025.

Addressing homelessness is perhaps the greatest social challenge of our times. The causes of homelessness are varied and complex and require a whole society approach to adopt successful solutions. That being said, with Toronto Shelter and Support Services seeking to locate a shelter in the Wilson Avenue and Keele Street area, an opportunity exists to create a dynamic partnership with Humber River Hospital. Such a close partnership would build real treatment and solution-based strategies that help the homeless back on their feet and not on the street.

The vacant lands at 1220 Wilson Avenue is a Toronto Parking Authority site that is a non performing holding for that division. The parcel is nestled into a stable neighbourhood and sits across the street from the Humber River Hospital. The lands front Wilson Avenue and would provide much needed green space in the area and provide a valuable gathering space for employees and patients of Humber River Hospital, the students of Pierre Laporte Middle school to the west and the neighbourhood as a whole. While a homeless shelter has been considered for this site, these discussions have been superseded by opportunities with the leadership of Humber River Hospital to develop a partnership for the homeless on the hospital campus, such that a shelter could be built on the hospital campus with an integrated services model strategy.

REQUIRES RE-OPENING:

Requires a re-opening of Item 2024.EX15.3 (June 26 and 27, 2024, Council Meeting), only as it pertains to the site located at 1220 Wilson Avenue.

Councillor Mike Colle, seconded by Councillor James Pasternak, recommends that:

1. City Council approve the amendments to City of Toronto Municipal Code Chapter 910, Parking Machines, Parking Meters and Mobile Only Zones, as generally outlined in Attachment 1 to this motion.

2. City Council authorize the City Solicitor to introduce the necessary Bills to give effect to City Council's decision and City Council authorize the City Solicitor to make any necessary clarifications, refinements, minor modifications, technical amendments, or By-law amendments as may be identified by the City Solicitor, in consultation with the General Manager, Transportation Services in order to give effect to the recommendation.

On November 29, 2023, the Toronto Parking Authority Board approved new on-street parking rates and extended hours of operation at select parking locations in the City. In December 2023, City Council also approved amendments to the City of Toronto Municipal Code Chapter 910, Parking Machines, Parking Meters and Mobile Only Zones, to reflect these changes.

Based on technical review, a four-block stretch on Avenue Road was identified as eligible for extended hours of operation in addition to City-wide fee increases. As a result, in addition to a rate change, the weekday hours of operation at the Avenue Road locations in Attachment 1 were extended from an end time of 9:00 p.m. to instead end at 12 midnight.

In December 2024, my office raised concerns about operational feasibility, enforcement, and Green P mobile app usage at these locations beyond 9:00 p.m. To address these concerns and ensure a seamless parking experience for customers, I am requesting that the extended weekday hours be reverted back to an end time of 9:00 p.m.

After working with staff from Transportation Services and the Toronto Parking Authority, it is recommended to amend Municipal Code Chapter 910 to implement the new hours of paid parking operations on Avenue Road.

Councillor Alejandra Bravo, seconded by Councillor Shelley Carroll recommends that City Council adopt the following recommendations in the report (January 24, 2025) from the Fire Chief and General Manager, Toronto Fire Services:

1. City Council authorize the Fire Chief and General Manager, Toronto Fire Services, to accept an in-kind donation from Public Services and Procurement Canada, of the goods described as Mobile Hospital Units (MHU's) and listed in Attachment 1, which are valued at approximately $6,101,373 and to allocate these resources as the Fire Chief and General Manager, Toronto Fire Services, believes appropriate for the proper administration and efficient operation of the City’s Toronto Fire Services Division.

2.  City Council authorize the Fire Chief and General Manager, Toronto Fire Services, to negotiate and sign on behalf of the City an agreement with Public Services and Procurement Canada, concerning this in-kind donation, containing on terms and conditions satisfactory to the Fire Chief and General Manager, Toronto Fire Services, and in a form satisfactory to the City Solicitor.

Recently, Toronto Fire Services was made aware by Public Services and Procurement Canada through Public Safety Canada that Mobile Hospital Units previously used or retained for use during the COVID-19 Pandemic were going to be made available by donation.

This report seeks approval from City Council to accept a donation from Public Services and Procurement Canada of a Mobile Hospital Unit, with an estimated value of $6,101,373. This donation will support Toronto Fire Services capacity to respond to incidents in the City of Toronto and the lifecycle management of the resources required to be regularly purchased by the Heavy Urban Search and Rescue team, Canada Task Force 3 (CAN-TF3).

The ability for the City of Toronto to receive this donation is subject to compliance with a deadline imposed by Public Safety Canada requiring execution of a donation agreement, and for the City to take possession of the donated goods no later than March 31, 2025.

The estimated value of this donation exceeds the $50,000 threshold for donation acceptance under the City's Policy on Donations to the City for Community Benefits and therefore requires City Council approval to accept the donation. A staff report prepared by Toronto Fire Services with additional information and an inventory of items to be donated is included as attachment.

This motion is urgent as the donor has set a March 31, 2025 deadline to enter into the donation agreement and accept the donated goods. The timing of the next City Council meeting does not allow sufficient time for Toronto Fire Services to both execute the agreement and ensure delivery of the goods to Toronto Fire Services by this specified deadline.

Councillor Shelley Carroll, seconded by Councillor Amber Morley, recommends that:

1. City Council approve part of the property known municipally as 575 Van Horne Avenue, being Part 1 on Plan 66R-34190 (the Land), be declared surplus to the Toronto Public Library Board’s purposes.

2. City Council consent to the disposition of the Land by the Toronto Public Library Board pursuant to Section 19 of the Public Libraries Act.

3. City Council authorize and direct the appropriate City officials to take the necessary action to give effect to City Council's decision.

This motion seeks City Council’s approval to transfer the ownership of a 0.40 metre wide parcel, comprising approximately 32.6 square meters, being Part 1 on Plan 66R-34190 (the Land) of Toronto Public Library Board’s property, located at 575 Van Horne Avenue (the Property), from the Board to City of Toronto. The transfer of the Land is to satisfy the requirement of the Notice of Site Plan Approval Conditions in connection with the Board’s Site Plan Control Application 23 142940 NNY 17 SA for exterior alterations to the Property.

The Toronto Public Library Board approved the transfer of the Land at its Board Meeting on January 27, 2025.

Councillor Mike Colle, seconded by Councillor Rachel Chernos Lin, recommends that:

1. City Council amend its previous decision on Item 2024.CC24.10 by amending Part 2 by:

a. deleting the words “authorize the public release of” and replacing them with the words “direct that”; and

b. adding the words “remain confidential at the discretion of the City Solicitor as it contains material that is subject to settlement privilege";

so that Part 2 now reads as follows:

2. City Council direct that the confidential instructions to staff in Confidential Attachment 1 and Confidential Appendices A and B to the report (December 5, 2024) from the City Solicitor remain confidential at the discretion of the City Solicitor as it contains material that is subject to settlement privilege.

At its meeting of December 17 and 18, 2024, City Council adopted decision Item CC24.10 which relates to the City Solicitor’s request for directions regarding an appeal of an application to amend the Zoning By-law at 2350-2352 Yonge Street (the “Appeal”). The matter is currently before the Ontario Land Tribunal. Legal Services has advised that the confidential disposition on the item needs to be amended, for the confidential attachments to remain confidential.

REQUIRES RE-OPENING:

Requires a re-opening of Item 2024.CC24.10 (December 17 and 18, 2024, Council Meeting), only as it pertains to Part 2 of the decision.

Councillor James Pasternak, seconded by Councillor Mike Colle, recommends that:

1. Notwithstanding Toronto Municipal Code Chapter 415, Development of Land, Section 28, Timing of conveyance or payment, City Council authorize that the conveyance of the on-site parkland (required parkland dedication of 397 square metres and parkland over-dedication of 133 square metres) in respect of the redevelopment of the lands known municipally as 25 Fisherville Road occur within thirty-six (36) months of the first above-grade building permit for the development.

In a decision issued May 13, 2021, the Ontario Land Tribunal approved a settlement in principle regarding the proposed redevelopment of the lands known municipally as 25 Fisherville Road.  A final order issued on July 29, 2022, resulting in Zoning By-law Amendment 335-2024.

Among other matters, this redevelopment (and two adjacent approvals) will result in the provision of new rental housing, a new public road and new public parkland.  The various landowners are working collaboratively with the City to ensuring delivery of the new public road in a timely manner such that construction of the new rental housing can commence in 2025.  The ultimate construction of the new public road will also include a new signalized intersection at Bathurst Street.

Chapter 415 of the Toronto Municipal Code currently provides for conveyance of the new parkland to occur at the first above-grade building permit for redevelopment of the site.  However, this timing would also require the new road to be open to the public, even though construction of the new public road, including the new signalized intersection, may not be complete prior conveyance of the public park into City ownership.  Further, the lands to be conveyed as parkland may be required for construction of the new rental housing on the site.

To facilitate construction of the new public road and expedite the development of much-needed new rental housing, the motion authorizes the parkland to be conveyed within thirty-six (36) months following issuance of the first above-grade building permit for the development.  This approach will enable the new road to be available to the public and allow efficient construction of much-needed rental housing in the City.

Councillor Mike Colle, seconded by Councillor Jennifer McKelvie, recommends that:

1. City Council request the City Manager, and relevant Divisions to develop a comprehensive, multifaceted “Buy Local, Buy Canadian” campaign in response to the potential 25-percent tariffs announced by the Trump Administration, such campaign to encourage Toronto residents and businesses to join the City of Toronto's divisions and its agencies and corporations in purchasing locally made Canadian goods and services in order to protect local jobs in Toronto and Ontario where the proposed punitive tariffs would result in hundreds of thousands of job losses if imposed on Canada.

2. City Council forward this Item to all Ontario municipalities and encourage them to join Toronto in a “Buy Local, Buy Canadian” campaign.

With recent threats from President Donald Trump to impose a 25 percent tariff on Canadian products and services, it is important that municipalities, businesses, and residents across Canada stand up for our country, our economy, and our businesses.

The City of Toronto, Canada’s largest municipality, has an opportunity to encourage residents, businesses, and cities across Canada to create and participate in a “Buy Local, Buy Canadian” campaign to ensure that we support local products, local businesses, and local growth.

This motion requests that the City Manager and relevant City Divisions develop a comprehensive “Buy Local, Buy Canadian” campaign that will encourage spending to further develop our own local economies through the purchasing of local goods and services when available.

Councillor Paul Ainslie, seconded by Councillor Gord Perks, recommends that:

1. City Council authorize an exemption from taxation for municipal and school purposes for the affordable rental and rent-controlled homes to be developed by the Cedars Development Corporation and/or the Cedars Non-Profit Housing Co-operative, or any related entities, in the project at 253 Markham Road - Building A, as set out in Table 1.

2. City Council authorize the Controller to cancel or refund any taxes paid after the effective date of the exemption from taxation for municipal and school purposes as set out in the applicable municipal housing facility agreement.

3. City Council authorize the Executive Director, Housing Secretariat to execute, on behalf of the City, any security or financing documents required by the Cedars Development Corporation and/or the Cedars Non-Profit Housing Co-operative, or any related entities above to secure construction and conventional financing and subsequent refinancing, including any postponement, tripartite, confirmation of status, discharge or consent documents where and when required during the term of the applicable municipal housing facility agreement, as required by normal business practices, and provided that such documents do not give rise to financial obligations on the part of the City that have not been previously approved by City Council.

4. City Council authorize the Executive Director, Housing Secretariat to execute, on behalf of the City, any documents necessary to terminate the Home Ownership Assistance Program agreement, provided that such documents do not give rise to financial obligations on the part of the City that have not been previously approved by City Council.

The Rental Housing Supply Program was approved by City Council at its meeting of June 26 and 27, 2024, to support the delivery of a range of new rental homes, including rent-geared to income, affordable, rent-controlled, and purpose-built rental homes, and build the capacity of the community housing sector.

A Call for Applications for financial incentives under this program opened in November 2024, and an application for the affordable rental and rent-controlled housing development at 253 Markham Road - Building A has been received. This project represents the first phase of a larger redevelopment project. The development is led by The Cedars Non-Profit Housing Co-operative Corporation who will lease the property from Cedars Development Corporation. City staff have completed their review of the application for Building A and it has been approved for financial incentives to create 49 affordable rental homes, and 196 rent-controlled homes.

Building A has received conditional approval of funding and financing under Canada Mortgage and Housing Corporation’s Co-Operative Housing Development Program, and the proponent has until February 20th, 2025, to satisfy Canada Mortgage and Housing Corporation’s 's requirements. To meet these conditions and secure the federal funding and financing, Canada Mortgage and Housing Corporation’s requires confirmation that all exemptions and waivers for the project be approved. While the project is eligible for property tax exemptions following its approval under Rental Housing Supply Program, this exemption is subject to approval by City Council.

This motion requests Council to approve an exemption from property taxes for municipal and school purposes for the affordable rental and rent-controlled homes at this project, to ensure the proponent can secure funding and financing from Canada Mortgage and Housing Corporation and bring the project to construction start in the second quarter of 2025. The project is described in Table 1 below.

Table 1: Property Tax Exemptions for New Affordable Rental and Rent-Controlled homes at 253 Markham Road - Building A to be developed by Cedars Development Corporation and/or the Cedars Non-Profit Housing Co-operative, or any related entities.

The larger multi-phase development at 253 Markham Road is subject to a prior development agreement with Build Toronto, originally planned as an ownership project with 50 percent affordable ownership homes. City Council, in July 2018, previously approved financial incentives for this project under a Home Ownership Assistance Program agreement. However, for Building A, the proponents have since shifted their focus to the development of rental housing through a co-operative. In addition, provincial legislative changes have now provided the development charge relief previously available through Home Ownership Assistance Program, and thus, the existing Home Ownership Assistance Program agreement will be terminated. The Home Ownership Assistance Program incentives approved by Council in 2018 have not resulted in any financial impact to the City as the development did not proceed.

This motion is urgent as the federal funding and financing represents a singular opportunity to proceed in short order with Building A as the first phase of development on the site. City staff in the Housing Secretariat, and CreateTO, will continue working with the proponent on the remainder of the development phases to deliver additional affordable rental housing.

Deputy Mayor Ausma Malik, seconded by Councillor Paula Fletcher, recommends that:

1. City Council direct the City Solicitor to appeal the Committee of Adjustment's decision regarding only Variances 3 and 4 pertaining to 2 Tecumseth Street (Application A0984/23TEY) and to attend the Toronto Local Appeal Body, with appropriate City staff.

2. City Council authorize the City Solicitor to negotiate a settlement of the appeal of the

decision in Application A0984/23TEY respecting 2 Tecumseth Street and authorize the City Solicitor to settle the matter on behalf of the City at their discretion after consultation with the Ward Councillor and the Executive Director, Development Review.

This Motion will give the City Solicitor authority to appeal the Committee of Adjustment's decision approving the minor variance application for 2 Tecumseth Street (Application A0984/23TEY) (the "Application") and to attend the Toronto Local Appeal Body, along with appropriate City Staff, in order to oppose the Application.

The Application seeks minor variances to alter the development standards (as approved under Site Specific Zoning By-law 1336-2023), for the 33-storey and 26-storey mixed-use buildings approved for this site, by increasing the approved height, gross floor area, and maximum permitted projections of equipment and structures, and to reduce the minimum required parking spaces, loading spaces, building setbacks, and separation distances.

On January 14, 2025, the Committee of Adjustment issued a decision approving the Application, subject to conditions (the “Decision”). A copy of the Notice of Decision of the Committee of Adjustment is attached.
 

Of primary concern to Transportation Review staff are Variances 3 and 4 which permit this development to proceed without any minimum parking requirement. In a report from the Manager, Transportation Review, Toronto and East York District, Development Review, dated December 20, 2024, submitted to the Committee of Adjustment, staff raised concerns with respect to the Application’s lack of a minimum visitor parking requirement. A copy of the Transportation Review Report is attached.

In order to preserve the City's right of appeal, the City Solicitor appealed the Committee of Adjustment’s Decision to the Toronto Local Appeal Body on January 28, 2025. 
 

This matter is time sensitive and urgent as the City Solicitor has already appealed the Decision to the Toronto Local Appeal Body in order to preserve the City’s statutory right and requires instructions to appeal and attend the hearing for this matter.

Councillor Chris Moise, seconded by Councillor Jennifer McKelvie, recommends that:

1. City Council rescind the appointments of the following members of the Moss Park Arena Board, effective immediately:

a. Uttam Bajwa

b. Ahsen Bhatti

c. Karin Fritzlar

d. Andrew Marcus

e. Terence Mark

f. Alec Wieczorek, and

g. Ethan Wright

2. City Council waive the Public Appointments Policy and appoint the following individuals to the Moss Park Arena Board, at pleasure of Council, for a term of office ending on November 14, 2026, and until successors are appointed:

a. Ines Garcia

b. Chris Matthews

c. Fabiano Medugno

d. Mathias Memmel

e. Anwar Mohamed, and

f. Leah Woldegiorgis

We are recommending the following people be appointed to the Moss Park Arena Board.

Ines Garcia is a long-standing community advocate and small business owner with over 30 years of deep-rooted connection to the Moss Park and Regent Park neighbourhoods. Originally from Ecuador, Ines brings a rich cultural perspective and a passion for grassroots community work, dedicating her time to initiatives that support local families, youth, and small businesses. Her extensive community development, outreach, and advocacy involvement have made her a trusted voice in the area, always striving to create opportunities for residents and foster an inclusive, vibrant neighbourhood. Ines is committed to ensuring the Moss Park Arena remains a welcoming space for recreation, community engagement, and youth development, bringing her leadership and dedication to strengthening the community she has long called home.

Chris Matthews is the Director of Data Products for the Chief Auditor Executive Office at the Royal Bank of Canada, where he provides strategic leadership and a global perspective to drive innovation and operational excellence. Beyond his professional endeavors, Chris is actively engaged in his local community in Toronto Centre, serving on the Board of Directors for both his condominium and Proud Politics. With a strong track record in strategic planning and data-driven decision-making, he specializes in spearheading transformative initiatives, optimizing operating models, and harnessing the power of data to drive impact. His extensive experience in not-for-profit leadership, governance, fundraising, and financial management uniquely equips him to contribute to the revitalization of the Moss Park Arena.

Fabiano Medugno is a seasoned leader with over 15 years of experience in operations management and service-oriented leadership. Currently, he serves as the Director of the Operations Control Centre at Ornge, where he leads teams in high-pressure environments, ensuring operational efficiency and quality service delivery. His strong background in aviation management, combined with his hands-on experience in managing large teams and complex projects, has honed his skills in strategic planning, resource management, and problem-solving. As a resident of Cabbagetown South, Fab is deeply committed to enhancing local spaces and fostering greater community engagement. He is eager to bring his strategic perspective, leadership skills, and focus on collaboration to the revitalization of the Moss Park Arena, ensuring its success as a long-term hub for local activities and events.

Mathias Memmel is an Associate Lawyer at Fasken, known for his exceptional legal expertise and dedication to public service. As a resident of Toronto Centre, he is deeply rooted in his local community and committed to making a positive impact. Mathias is active in both his local community and the Toronto performing arts community, and also serves as President of Start Proud. With his extensive legal background, not-for-profit management, and commitment to advocating for marginalized and 2SLGBTQ+ communities, Mathias is equiped with the skills needed to contribute to the management and revitalization of the Moss Park Arena.

Anwar (Hakim) Mohamed is a dedicated community leader, healthcare professional, and real estate expert committed to youth mentorship and community development. As a Registered Practical Nurse, he has extensive experience in trauma-informed care, crisis intervention, and patient advocacy, having worked at St. Michael’s Hospital and West Park Healthcare Centre. In addition to his healthcare background, Hakim has served as a Child and Youth Worker and long-distance running coach, mentoring young athletes and guiding them in personal growth. He founded the grassroots Father-Daughter Run, an inclusive program that trains youth in running, nutrition, and goal setting, equipping them with essential life skills. With over a decade in real estate, he specializes in negotiation, client advocacy, and housing support, fostering connections and addressing community needs. Hakim is excited to bring his experience in youth mentorship and community engagement to the Moss Park Arena to ensure the arena remains a welcoming, safe, and inclusive space for family recreation and youth empowerment.

Leah Woldegiorgis is a dedicated community leader, social development advocate, and events planner with over a decade of experience empowering inner-city youth and marginalized communities in Toronto. She has worked extensively in community engagement, safety networks, and resource access, ensuring Moss Park, Regent Park and St. Jamestown residents receive vital support. As a former researcher, she focused on addressing underserved communities' unique social and economic challenges, using data-driven insights to develop impactful programs and policies. As a Community Development Worker with the Neighbourhood Information Post, she continues to provide essential services related to housing stability, food insecurity, and job/career placements. Leah also oversees community planning, facilitates networks, and organizes major local events, including job fairs, resource navigation sessions, and rent bank initiatives. Leah is eager to bring her passion, leadership, and expertise in community building, event planning, and social advocacy to the Moss Park Arena.

Councillor Lily Cheng, seconded by Councillor Jamaal Myers, recommends that:

1. City Council request the City Manager to identify and leverage opportunities with the Federation of Canadian Municipalities, the Association of Municipalities of Ontario, the Ontario Big City Mayor’s Caucus and other regional organizations of which the City is a member, to amplify and support the importance of sustainable municipal fiscal frameworks that are aligned with the City’s intergovernmental priorities during the upcoming provincial and federal elections and beyond.

As municipal populations grow and demand for services increases, the need for sustainable fiscal frameworks becomes more urgent. The City of Toronto, like many others, faces a structural deficit, a growing state of good repair backlog, and the financial burden of assuming responsibilities that should fall to higher levels of government.

The Federation of Canadian Municipalities has long championed the need for municipalities to have the financial tools to meet these challenges. In May 2023, Federation of Canadian Municipalities passed a resolution calling for a new Municipal Growth Framework that aligns local government revenues with economic and population growth. This would ensure municipalities have the resources to address national issues like affordable housing, climate change, and infrastructure. Similarly, the Association of Municipalities of Ontario is advocating for less reliance on property taxes to fund provincial responsibilities and more investment in local infrastructure and housing. By aligning with the advocacy efforts of Federation of Canadian Municipalities and Association of Municipalities of Ontario, Toronto can strengthen its voice and empower our residents to advocate collectively for sustainable fiscal policies that will support a better future for all cities.

Councillor Mike Colle, seconded by Councillor Josh Matlow, recommends that:

1. City Council direct the General Manager, Transportation Services to initiate a study to examine redesign options to improve the operation of the Eglinton Avenue West and Allen Road intersection to address the current high level of congestion and neighbourhood traffic impacts, identify necessary resources to complete this work, and brief the local Councillors prior to reporting to the Infrastructure and Environment Committee in the first quarter of 2026 with a progress update and a recommended workplan, such study should include options such as:

a. an examination of the feasibility of including a pedestrian bridge or tunnel;

b. expanding the mouth of the northbound Allen Road on-ramp; and

c. any other physical modifications to the current intersection configuration.

2. City Council direct the General Manager, Transportation Services to continue existing work to meet with and collaborate with the Stakeholder Advisory Group on additional short-term operational modifications to the intersection such as signal timing, increased signage and lane markings that will reduce congestion and improve safety through driver compliance and behaviour.

The residents and businesses along Eglinton Avenue West and in the residential communities surrounding the intersection of Eglinton Avenue West and the Allen Expressway have endured traffic chaos, now into its 14th year of the ongoing Metrolinx Eglinton Crosstown construction boondoggle which is billions of dollars over budget, more than four years late with still no opening in sight.

Tens of thousands of vehicles a day use this intersection to commute to and from work in an extraordinarily unique situation where a major expressway empties out into the middle of our city creating congestion in what is in fact, a regional transportation asset that serves as the on-ramp to the Greater Toronto Area’s entire network of 400 series highways for commuters from Brampton, Mississauga, Vaughan and beyond.

This intolerable congestion has also resulted in unprecedented traffic infiltration on local residential streets as these thousands of daily commuters seek short cuts from Eglinton Avenue or are being directed by Waze and Google Maps. The result has been dozens of drivers queued up on the local roads experiencing road rage and engaging in dangerous behaviors putting pedestrians and cyclists at risk as evidenced by the increased number of accidents.

Furthermore, tens of thousands of desperately needed new homes and jobs will be created over the next 25 years in the Allen corridor at Downsview, Yorkdale, Lawrence Heights, the Glencairn study area and into the 905 regions.

This motion directs Transportation Services to expedite the study of options to redesign the intersection which continues to be the main bottleneck and source of traffic congestion now that the Crosstown surface construction is complete, and the operation of the intersection has been handed back over to the City after more than a dozen years of Metrolinx control.

Councillor Stephen Holyday, seconded by Councillor Vincent Crisanti, recommends that:

1. City Council affirm that Toronto, as Canada’s largest city, opposes any proposal for Canada to join the United States of America.

2. City Council forward this item to all Toronto Members of Parliament.

For over a century and a half, Canada has had a deep and true friendship with its closest neighbour, ally and trading partner, the United States of America. However, this close friendship should never be confused with a desire to become one in the same entity.

Troubling statements originating from President Donald Trump have circulated in mass media and social media for weeks, which attempt to bring into question Canada’s independence, our distinct culture and values, and suggest that our proud nation should become the 51st state of the United States of America.

As appalling and absurd as these messages are to Canadians, the comments could be used to distract from serious international relations discussions on issues that may have profound effects on our citizens, businesses and economy.

With the looming spectre of deep tariffs on cross border trade, it is now more important than ever that Toronto quash any fantasies that its citizens support, desire or aspire to be part of the 51st state of the United States of America.

Therefore, I recommend that City Council, on behalf of the three million citizens of Toronto, take a firm position against Canada becoming the 51st state of the United States of America.

City Council will introduce General Bills and Confirming Bills.