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).

April 16, 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

City Council will confirm the Minutes from the regular meeting held on March 26 and 27, 2025.

Report of the Executive Committee from Meeting 22 on April 14, 2025

Submitted by Mayor Olivia Chow, Chair 

Report of the Civic Appointments Committee from Meeting 24 on April 11, 2025

Submitted by Councillor Lily Cheng, Chair 

Report of the Economic and Community Development Committee from Meeting 19 on April 8, 2025

Submitted by Councillor Alejandra Bravo, Chair

Report of the General Government Committee from Meeting 20 on April 7, 2025

Submitted by Councillor Paul Ainslie, Chair

Report of the Infrastructure and Environment Committee from Meeting 20 on April 9, 2025

Submitted by Councillor Mike Colle, Vice-Chair

Report of the Planning and Housing Committee from Meeting 20 on April 10, 2025

Submitted by Councillor Gord Perks, Chair

Report of the Striking Committee from Meeting 8 on April 7, 2025

Submitted by Deputy Mayor Ausma Malik, Chair

Report of the Etobicoke York Community Council from Meeting 21 on April 2, 2025

Submitted by Councillor Stephen Holyday, Chair

Report of the North York Community Council from Meeting 22 on April 2, 2025 

Submitted by Councillor James Pasternak, Chair

Report of the Scarborough Community Council from Meeting 21 on April 3, 2025 

Submitted by Councillor Paul Ainslie, Chair  

Report of the Toronto and East York Community Council from Meeting 21 on April 3, 2025 

Submitted by Councillor Chris Moise, Chair

New Business from the Mayor and City Officials

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

Members of Council may file petitions.

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

City Council will review the Order Paper.

Councillor Gord Perks, Ward 4, Parkdale-High Park, has submitted the following Administrative Inquiry:

I am submitting this Administrative Inquiry under Municipal Code Section 27-7.11 for the April 23rd 2025 meeting of City Council.

On April 1st all members of Council received a letter from the Canadian Civil Liberties Association. It raised a number of questions about how the online survey regarding the “Proposed Demonstrations Bylaw to Protect Vulnerable Institutions” was designed and carried out.

The letter draws attention to the language in the survey which states that the potential bylaw is “not intended to prohibit peaceful and lawful demonstrations” – however as they point out, under the Canadian Charter of Rights and Freedoms, any protest is peaceful as long as it does not reach the level of physical violence or threats of physical violence. Protests which do not present these characteristics qualify as peaceful, even if they are disturbing, offensive or conveying intolerant or discriminatory expression. A bubble zone bylaw limiting this type of expression would expressly limit peaceful protests, which makes the survey’s statement potentially misleading.

The Canadian Civil Liberties Association points out that the survey materials mention that other municipalities have adopted a similar bylaw. But, the survey materials fail to mention that at least one of those municipalities is subject to an ongoing Charter challenge. This omission gives the impression that these bylaws are commonplace and non-contentious, which is not accurate.

Finally, the Canadian Civil Liberties Association points out that the survey is an anonymous process that does not even require respondents to attest that they are Toronto residents. This raises questions about what measures, if any, the City has implemented to ensure that results are not skewed by non-residents’ input or by multiple survey submissions made by the same individuals.

Charter jurisprudence protects the right to peaceful assembly and the right to free expression even in cases where it may cause ‘discomfort.’ The survey questions, which offer respondents an opportunity to express how they ‘feel’ when they encounter a peaceful demonstration, may lack the context that would properly allow for residents to provide an informed and balanced answer.

With a matter of such sensitivity, it is important to ensure that the consultation process is diligent, fair, and process oriented.

I am asking these questions to ensure a transparent, clear and fair discussion on this important topic and that the process is up to the standard of excellence that this tremendously important issue deserves.

If a determination is made under section 27-7.11 subsection A(3) of the Municipal Code that staff cannot answer all questions in the normal course of their work then I respectfully request that staff answer the questions they are able to and allow Council to determine under subsection B(1) if staff should answer the unanswered questions.

Survey

1. What measures, if any, has the City implemented to ensure that survey results are not skewed by non-residents’ input or by multiple survey submissions made by the same individuals?

2. What is the City’s standard for collecting data regarding if a person resides in Toronto as part of any public engagement survey and does this survey meet that standard?

3. It is often a City process to collect at least the first 3 letters of a postal code. Who designed the survey, including the decision to not collect any kind of information regarding a respondent’s place of residence? If a combination of City Staff and outside consultants, please enumerate all parties.

4. Who drafted or selected the questions for the survey? If a combination of City Staff and outside consultants, please enumerate all parties. Who approved the final survey questions?

5. Who drafted and approved the website ‘Background’ section? If a combination of City Staff and outside consultants, please enumerate all parties.

6. On such a critical matter, which directly involves freedom of expression and freedom of peaceful assembly –rights enshrined in the Canadian Charter of Rights and Freedoms – what was the role of City Legal in designing and vetting the questions on the survey, including all of the questions that solicit feedback about how individuals ‘feel’ about fundamental freedoms protected in the Charter?

7. How were email addresses added to the list that would be contacted directly regarding the survey?

In-Person Consultation Meetings

1. How many in-person consultation meetings have been scheduled, and are planned as part of the “Public Consultation for a Proposed Demonstrations Bylaw to Protect Vulnerable Institutions”? How was this decision made?

2. Were any of these meeting conducted ‘by invitation only’?

3. Who made the decision to conduct the meetings this way? Please list all City staff who approved the consultant’s plan.

4. Who determined who would be invited to these meetings? Was anyone added to the list of invitees at any point, if so, who requested that addition?

Consultant Selection and Procurement

1. What was the date when the contract was awarded to the consultant and who signed on behalf of the City?

2. How was the consultant selected and what other work has this consultant undertaken for the City dealing with issues of heightened sensitivity, or complex constitutional issues?

3. Please provide a copy of requirements, solicitation document, or similar, for the selection of the consultant for the pubic consultation.

4. What information or direction was given to the consultant regarding constitutional issues and the legal aspects of the potential bylaw?

The General Government Committee recommends that:

1. City Council in accordance with Section 195-8.5 of Toronto Municipal Code Chapter 195 (Purchasing By-law), authorize the General Manager, Solid Waste Management Services to award and enter into an agreement with GFL Environmental Inc., being the lowest Supplier meeting specifications for Request for Quotations Doc4863856516 for containerized collection, transportation and off-loading of materials in the City of Toronto commencing on June 27, 2026 to June 24, 2033 for a total contract value of $136,873,865 net of all applicable taxes and charges ($139,282,845 net of Harmonized Sales Tax recoveries) from June 27, 2026 to June 24, 2033, all in accordance with the terms and conditions as set out in the Request for Quotation and any other terms and conditions satisfactory to the General Manager, Solid Waste Management and in a form satisfactory to the City Solicitor.

The purpose of this report is to advise on the results of the Request for Quotation  Doc4863856516 for Containerized Waste Collection Services issued for the collection, transportation and off-loading services of containerized multi-residential garbage, organic materials, bulky items and durable goods from multi-residential units, non-residential locations, schools, Divisions, Agencies, and Corporations and related facilities as well as the collection, transportation and off-loading of recyclable materials from non-eligible customer types, in the collection area in the City of Toronto, and to request the authority to enter into an agreement with GFL Environmental Inc., being the lowest Supplier meeting specifications, in the amount of $136,873,865 net of all applicable taxes and charges ($139,282,845 net of Harmonized Sales Tax recoveries). This containerized collection contract service award will commence on June 27, 2026 and will end on June 24, 2033.

The Toronto and East York Community Council forwards the Item to City Council without recommendation.

Transportation Services is requesting approval, on behalf of the Toronto Transit Commission (TTC), to install transit priority measures (TPMs) to support the diversion routes associated with the closure of King Street East and Church Street intersection for watermain and streetcar track maintenance from May 2025 to August 2025. The 503 Kingston Road, 504 King, and 508 Lakeshore will be diverted due to the closure. The diversion will result in 25 streetcars in the peak hour, up from seven streetcars in existing conditions, using Queen Street east of Spadina Avenue to Broadview Avenue and the existing diversion associated with the Ontario Line construction. The Queen Street diversion uses tracks on Richmond Street and Adelaide Street, between York Street and Church Street to by-pass the closure of Queen Street from Bay Street to Victoria Street. Therefore, the existing 501 Queen service will also be impacted by the diversion due to the increased number of streetcars using this route. The proposed temporary transit priority measures aim to mitigate the impact on the 102,900 daily customers primarily on streetcars that travel along the diversion route. The measures in this report are being approved as temporary, and a long-term plan for parking and traffic regulation changes on Queen Street West and Queen Street East between Spadina Avenue and Broadview Avenue will be brought forward to Toronto and East York Community Council in the near future.

This report proposes a suite of transit priority measures to support the diversion including new parking restrictions on Queen Street, additional no stopping zones, increased duration of turning restrictions, restrictions on CaféTO curb lane installations and, implementing a short eastbound transit-only lane at the intersection of Queen Street East and Broadview Avenue to support streetcar and general traffic operations.

In addition to the proposed TPMs, the TTC will work with City staff to support the diversion using the Traffic Agent program and signal timing optimizations where possible

As TTC operates transit service on Broadview Avenue, Queen Street, Richmond Street, Adelaide Street, Church Street and York Street, City Council approval of this report is required.

 The Toronto and East York Community Council recommends that:

1. City Council request the City Manager to communicate directly to Metrolinx to:

a.  remind Metrolinx of their obligation to conduct their work with the utmost safety while using City roads for their work on the Ontario Line and request the City Manager to forward his communication to Metrolinx to affected Councillors; and

b. request Metrolinx to prominently post all the haul routes for the Ontario Line on the Ontario Line website.

The Toronto and East York Community Council:

1. Requested the City Manager to report directly to the March 26, 27 and 28, 2025 meeting of City Council on the following:

a. charges laid by Toronto Police against the driver of the dump truck and the trucking company involved in a life altering collision at Mortimer and Pape because the truck had diverted from the official Metrolinx haul route;

b. all current Metrolinx haul routes for the Ontario Line work that have been provided to the City of Toronto and conditions that Metrolinx has provided; 

c. the current haul route proposed by Metrolinx for the spoils from the tunnel excavation for the 3.4 kilometres of subway tunnels from Gerrard and Carlaw to Minto Place; and

d. what, if any repercussions, does Metrolinx currently have in place for contractors that contravene the haul routes and for any accidents that occur in the event the proscribed haul routes are not being followed.

Metrolinx is building their Ontario Line through very dense neighbourhood and busy active streets in the city of Toronto. This has many communities very concerned about safety.

On February 6,  a contractor working for Metrolinx hauling spoils from work along the Ontario Line was not following the Metrolinx proscribed haul route and struck an East York resident causing life altering injures. This tragedy has increased safety concerns for all communities in Toronto Danforth regarding the years long construction anticipated until the completion of the project.

The City Clerk transmits the Decision Letter from the Nominating Panel - Dangerous Dog Review Tribunal.

The Nominating Panel - Dangerous Dog Review Tribunal recommends that:

1. City Council appoint the following candidate to the Dangerous Dog Review Tribunal for a term of office beginning March 28, 2025, and ending on November 14, 2026, and until a successor is appointed:

Sophia Davis

The City Clerk further recommends that:

2. City Council direct that Confidential Attachment 1 to the Decision Letter (February 26, 2025) from the Nominating Panel - Dangerous Dog Review Tribunal remain confidential in its entirety as it relates to personal matters about identifiable individuals who are being considered for appointment to the Dangerous Dog Review Tribunal.

Candidate's biography

Sophia Davis

Sophia Davis has a degree in Professional Communications. She is an experienced dog daycare business owner and is formally trained by Grassroots K9 in dog behaviour, psychology, and effective training methodologies of police, service and military dogs. She has contributed to her community as a Warrant Officer Second Class and Civilian Instructor with the 180 Mosquito Cadet Squadron. She brings many years of leadership and experience working with dogs and assessing their behaviour.

At its meeting on February 26, 2025, the Nominating Panel - Dangerous Dog Review Tribunal considered Item ND6.1 and made a recommendation to City Council.

Summary from the report (February 10, 2025) from the City Clerk

The Nominating Panel - Dangerous Dog Review Tribunal will conduct interviews and recommend one candidate to City Council for appointment to the Dangerous Dog Review Tribunal.

Councillor Paula Fletcher, seconded by Deputy Mayor Ausma Malik, recommends that:

1. City Council direct the City Manager to request Metrolinx to develop a comprehensive Heavy Truck Safety Plan to the satisfaction of the General Manager, Transportation Services, that is shared publicly by Metrolinx, and includes enforcement measures, monitoring protocols, and a mechanism for residents to report concerns, and to share the finalized plan with the local Councillors and interested community members along the Ontario Line alignment by April 11, 2025.

2. City Council direct the General Manager, Transportation Services, to include the requirement for a Heavy Truck Safety Plan as a permit condition in Transportation Permits issued to Metrolinx Ontario Line contractors in Ward 14 subsequent to April 11, 2025.

On February 6, 2025, a heavy construction vehicle operated by a Metrolinx sub-contractor struck a pedestrian while making a right turn from Pape Avenue onto Mortimer Avenue.

This route was not a Metrolinx approved haul route. On February 27, 2025, another heavy truck, operated by a different Metrolinx sub-contractor, made an identical turn, which was captured on video.

These two incidents have caused the surrounding community and residents all across the Ontario Line to call for increased steps to be taken to keep people safe during Ontario Line construction.

At a recent online community meeting nearly 150 residents expressed their concerns about heavy truck safety around the Ontario Line construction sites.

With hundreds of additional trucks expected once Metrolinx begins soil removal from tunnelling operations at the Gerrard and Carlaw site, a publicly shared Heavy Truck Safety Plan is critical to ensuring community confidence and safety throughout the project construction.

The Executive Committee recommends that:

1. City Council direct the Executive Director, Corporate Real Estate Management, in consultation with the General Manager, Toronto Shelter and Support Services, the General Manager, Senior Services and Long-Term Care, the Executive Director, Housing Secretariat, the Executive Director, Housing Development Office, and the Executive Director, Social Development, Finance and Administration, to proceed with the design and construction of Phase 1 of the George Street Revitalization project based on a City-delivered approach outlined in the report (March 31, 2025) from the Executive Director, Corporate Real Estate Management and within the current approved project budget.

The George Street Revitalization (GSR) project is a signature initiative of the Downtown East Action Plan and is distinguished by its continuum of care model that co-locates and integrates shelter services, a long-term care home, supportive housing with wrap-around services, and a community hub on a single site. The purpose of this report is to outline a path forward to deliver the GSR project in a manner that aligns with the original project vision, responds to the City’s emerging priorities, and adheres to the approved project budget.

In July 2016, City Council authorized staff to proceed with an alternative financing and procurement approach, also known as a Public-Private Partnership (P3) model for the implementation of the GSR project, with Ontario Infrastructure and Lands Corporation (also known as Infrastructure Ontario, or IO) acting as procurement lead. Through 2020 and onwards, the construction sector began to experience significant financial impacts by the volatile increase in construction material costs, global supply chain disruptions, and labour shortages due to COVID-19 pandemic pressures. The same impacts were felt across the City, including the GSR project through the P3 process.

In February 2024, City Council directed staff to explore a City-delivered procurement and implementation model for the GSR project in order to bring the project in compliance with the approved project budget. Through work with City divisions and value engineering, the City can accommodate the delivery of key program elements and preservation of the three existing heritage buildings, two of which are semi-detached, on the Phase 1 site, through a City-led development within the current approved budget. Phase 1 occupies two-thirds of the site and includes the core elements of the GSR project, and Phase 2 occupies the remaining one-third of the site to the south, creating a potential future affordable housing opportunity.

The phased development approach allows the fully funded Phase 1 to proceed independently of Phase 2, which requires further project design and planning studies, due diligence work, as well as funding – ultimately minimizing the risk of delay of Phase 1.

The GSR project will be delivered through a Construction Management approach, an industry standard method which can emphasize certainty on budget prior to the start of construction; and provides further control and accountability to the owner. In this approach, the construction manager can take on the financial risk of completing the project within a set budget.

Pending adoption of the City-delivered approach, staff will proceed with the design services and construction procurement for Phase 1, and report back to the appropriate committee upon the conclusion of the competitive procurement process, estimated to take place by the third quarter of 2025. Phase 1 construction is estimated to start by the fourth quarter of 2026 with occupancy estimated for end of 2029.

To align all GSR related decision-making, two separate heritage and planning reports will be considered by City Council in April 2025 concurrently with this report. This includes a report from the Senior Manager, Heritage Planning, on the proposed heritage conservation and integration of the three designated heritage properties into the Phase 1 GSR building and a report from the Director, Community Planning, Toronto and East York District on the recommended approval of a City-initiated Official Plan and Zoning By-law Amendment to permit the construction of the Phase 1 GSR building.

As outlined in this report, staff are committed to continued thoughtful community engagement and the Seaton House Transition Plan, ensuring stakeholders receive updates and provide ongoing advisory input to the City of Toronto.

The Executive Committee recommends that:

1. City Council direct the Chief Planner and Executive Director, City Planning, the General Manager, Parks and Recreation, the General Manager, Transportation Services and the General Manager, Economic Development and Culture, in consultation with all relevant City Divisions, to report back to the Executive Committee in the fourth quarter of 2025 with an update on the five priority actions outlined in the report (March 31, 2025) from the Chief Planner and Executive Director, City Planning, the General Manager, Parks and Recreation, and the General Manager, Transportation Services that seek to increase beauty in the public and private realms and continue to advance design excellence in Toronto.

City Planning, Transportation Services, and Parks and Recreation Divisions have plotted a path forward to achieve improved beautification of the public realm in Toronto. This work was in response to the City Council Member Motion 2024.19.26 - Towards A Beautiful City. The path forward includes 5 Priority Actions:

- Develop an internal governance model for oversight, leadership and coordination with respect to achieving design excellence in the public realm, including parks, public spaces and buildings;

- Undertake an inventory and review of current procurement processes (e.g. Request For Proposals, design competitions) and identify any changes, additional processes, and best practices that should be considered moving forward;

- Develop a "Considerate Construction" guideline to advance best practices for the design and aesthetics of construction setups and take downs on City streets;

- Review City maintenance, service-level and operational practices across impacted divisions to identify opportunities and costs required to improve the quality and care of the public realm; and

- Review and enhance a “Toronto Clean and Beautiful” campaign to raise public awareness, and bring together multiple partners, stakeholders and private landowners in enhancing the public realm.

The Executive Committee recommends that:

1. City Council adopt the 2025 tax rates for school purposes, as shown in Column II, which will generate an education tax levy on rateable properties for 2025 in the total amount of $2,189,040,814 in accordance with Ontario Regulation 400/98 as amended, prescribing such rates for the City of Toronto, of which $4,221,673 (0.2 percent of the total education levy) is to be retained by the City pursuant to Ontario Regulation 121/07:

2. City Council adopt reductions in tax decreases for the 2025 taxation year on properties in the commercial, industrial and multi-residential property classes by the percentage of the tax decrease set out in Column II in order to recover the revenues foregone as a result of capping, and to allow the decrease percentages set out in Column III:

3. City Council authorize the introduction of the necessary Bills in Council to give effect to City Council's decision.

In accordance with legislative requirements, City Council must annually adopt the following by-laws associated with property taxes:

- the municipal levy;

- the education levy; and

- the clawback rates.

These by-laws are required to enable the City to issue the final property tax bills for the year, for both municipal and school purposes. Following City Council's adoption of the 2025 municipal property tax rates at its meeting on February 11, 2025, this report sets the education levy and the claw-back rates.

This report recommends adoption of the 2025 education tax rates and education property tax levy for school purposes, as required by legislation. The City of Toronto levies and collects education taxes on behalf of the Province of Ontario, based on the education tax rates set out in Ontario Regulation 400/98, as amended. The education property tax rates prescribed by the Province for 2025 remain unchanged from the previous year for all classes. Accordingly, the average household will see no increase in their education tax this year.

In addition, this report addresses the requirements associated with the clawback rate for properties in the commercial, industrial, and multi-residential property classes. In February 2025, City Council adopted the continued policy of limiting ('capping') allowable tax increases to a maximum of 10% of a property's prior year's annualized taxes for properties in those classes with a property tax bill increase greater than $500. This capping policy protects commercial, industrial, and multi-residential properties from significant annual tax increases.

In order to capture the lost revenue from properties that are capped, the City annually calculates a clawback rate that effectively results in withholding part of a property’s decrease due to reassessment, as applicable. This report recommends the 'clawback percentage', which represents the amount the City will retain from any decreases in property tax bills, to offset the capping policy. As a result, properties that would otherwise see a tax reduction due to reassessment may not receive the full decrease, since a portion is withheld to help offset the revenue lost from capped tax increases on other properties. Given the Province continues to postpone reassessment, the number of properties impacted by this policy is minimal in 2025.

The Executive Committee recommends that:

1. City Council amend Municipal Code Chapter 190, Polling and Notification as follows and as outlined in Attachment 1 to the report (March 31, 2025) from the City Clerk:

a. lower the minimum age to vote in a poll from 18 years of age to 16 years of age, with the exception of polls required under Municipal Code Chapter 19, Business Improvement Areas;

b. replace the requirement in Subsection 190-4.C. for an affidavit to be added to the polling list with "proof of ownership or tenancy";

c. add "Spoiled Ballot" to the list of definitions in Subsection 190-1, as drafted in Attachment 1 to the report (March 31, 2025) from the City Clerk;

d. add "Family Day" and "Remembrance Day" to the list of observances in the definition of "Holiday";

e. add Community Council approved policies to the Application of Polling Procedure in Subsection 190-2;

f. remove the requirement in Subsections 190-5.A; 190-6; and 190-8, for the Clerk to "mail" ballots, and instead indicate that ballots will be "provided";

g. amend Subsection 190-7, Accepted Ballots in accordance with the edits in Attachment 1 to the report (March 31, 2025) from the City Clerk;

h. add a new subsection to Subsection 190-8, Minimum response rate and majority regarding spoiled ballots, as drafted in Attachment 1 to the report (March 31, 2025) from the City Clerk; and

i. add "revisions to the polling list" to the confidentiality provisions in Subsection 190-10.

2. City Council direct that the amendments to Municipal Code Chapter 190, Polling and Notification in Recommendation 1 above come into force on November 1, 2025.

3. City Council direct that any poll that is commenced prior to November 1, 2025 but completed after November 1, 2025 be conducted in accordance with the provisions of Municipal Code Chapter 190, Polling and Notification as it existed immediately prior to the amendments coming into force on November 1, 2025.

This report responds to Item 2024.DM23.1, which requests the City Clerk to report on an approach to reducing the minimum age to vote in a neighbourhood poll from 18 to 16.

In addition to lowering the minimum polling age, the City Clerk is proposing additional amendments to Municipal Code, Chapter 190, Polling and Notification to ease participation in the polling process and improve polling administration.

The Executive Committee recommends that:

1. City Council receive the report from the Mayor’s Designate to the Sao Paulo Urban Summit and Urban 20 Rio Summit in Attachment 1 to the letter (March 31, 2025) from Councillor Alejandra Bravo for information.

In 2024, I attended the São Paulo Urban Summit in São Paulo, Brazil and U20 Summit in Rio de Janeiro, Brazil as the Mayor’s designate-representing the City of Toronto in these key international engagements for municipalities.

My travel included participation with activities organized by Metropolis, ICLEI-Local Governments for Sustainability, and U20, including participation in policy forums, panels, sessions, site visits, and several bilateral meetings.

Attached to this letter, you can find a copy of my report, program for the São Paulo Urban Summit, program for the U20 Summit, and a copy of the final U20 communique for 2024.

The Executive Committee recommends that:  

1. City Council direct the City Manager and the General Manager, Economic Development and Culture, to continue efforts to advance the Mayor's Economic Action Plan in Response to United States Tariffs and report back on implementation progress to City Council in July 2025.

At its meeting on March 26, 2025, City Council adopted the Mayor's Economic Action Plan in Response to US Tariffs, which laid out ten (10) immediate actions the City is taking in response to United States (US) tariffs. The cumulative effect of these tariffs, along with multiple subsequent announcements, threatens to upend global supply chains, shut down auto manufacturing plants in Canada and the US, and reduce the productivity of the global economy with some economists raising the increasing likelihood of a recession in the US, Canada and beyond.

Since the adoption of the Mayor's Economic Action Plan in Response to US Tariffs, staff have been working to implement the actions, monitor the evolving US trade situation, and continue to work with the Mayor's Economic Action Team on the next phase of City actions. Notably, American trade policy and related Executive Orders from the White House continue to evolve rapidly, and this report outlines the situation at the time of writing. City staff are committed to monitoring the situation and providing Council with timely updates. This report provides an update on the implementation of the Council-approved action plan and outlines the next steps for City response.

The Executive Committee recommends that:

1. City Council direct the Executive Director, Housing Secretariat, in consultation with the Executive Director, Development Review, to resume the review and eligibility verification process for the remaining projects received by the City in Phase One of the Purpose-built Rental Homes Incentives stream and report to the Executive Committee by July 2025 with a list of eligible projects and their status that can be supported through an indefinite deferral of development charges payable, as long as the development remains a rental property, should sufficient provincial funding be made available.

In Fall 2024, City Council advanced the new Purpose-Built Rental Housing Incentives program, an important new initiative to unlock new rental supply and affordable rental housing.

This program provides eligible projects with relief on property taxes and development charges to bring down the cost of building, and help new rental and affordable units break ground at a time when many are stalled due to economic conditions.

There has been an overwhelmingly strong response to this program, far exceeding expectations and demonstrating the housing sector’s readiness to build. The City received a total of 75 applications in 21 wards across the city, representing over 32,600 purpose-built rental homes and over 7,400 affordable rental homes that are ready to break ground by the end of next year.

In December 2024, City Council approved incentives for 17 applications in 12 wards across the city, representing 7,156 net new rental homes and 1,047 net new affordable rental homes, to be funded by the City.

With provincial and federal government support, the City can move forward to unlock additional shovel-ready projects.

In March 2025, the federal government indicated it has earmarked up to $7.3 billion in low-cost financing through the Canada Mortgage and Housing Corporation’s Apartment Construction Loan Program for projects in Toronto. This funding is contingent on securing required support from the Government of Ontario.

This motion requests City staff to review the remaining applications to the Purpose-Built Rental Housing Incentives program and report on additional shovel-ready housing projects that could be eligible to receive property tax and development charge relief if provincial funding is received. This will help the City move quickly to advance these projects with provincial financial support.

The Civic Appointments Committee recommends that:

1. City Council appoint Diana Chan McNally to the Housing Rights Advisory Committee, for a term of office ending on November 14, 2026.

2. City Council direct that Confidential Attachments 1a, 1b, and 2 to the report (April 1, 2025) from the City Clerk remain confidential in their entirety as they relate to personal matters about identifiable individuals being considered for appointment to the Housing Rights Advisory Committee.

Candidate's biography:

Diana Chan McNally

Diana Chan McNally (she/they) (Diploma Community Work/Bachelor Fine Arts/Master of Arts/Master of Education) is a community worker in downtown Toronto. As someone with lived-experience of social services and of being unhoused, Diana’s work focuses on human rights and equity issues for people who are homeless. Diana is the founder and Coordinator of the Ontario Coalition for the Rights of Homeless People and works with human rights organizations The Shift and Maytree.

The Civic Appointments Committee must select candidates to interview for appointment to the Housing Rights Advisory Committee. Following the interviews, the Civic Appointments Committee will recommend one candidate for appointment to City Council.

The Civic Appointments Committee recommends that: 

1. City Council extend the appointment of William Chinery as Chair of the Benefit Fund Committee of the Toronto Fire Department Superannuation and Benefit Fund, at pleasure of Council, to November 14, 2026, or until a successor is appointed.

2. City Council direct that Confidential Attachment 1 to the report (March 27, 2025) from the Executive Director, Finance Shared Services remain confidential in its entirety as it relates to personal matters about an identifiable individual being considered for continued appointment as Chair of the Benefit Fund Committee of the Toronto Fire Department Superannuation and Benefit Fund.

Candidate's biography:

William Chinery

Until early 2013, Bill Chinery was Chief Executive Officer of BlackRock Asset Management Canada. During his 13 years with BlackRock and predecessor Barclays Global Investors, Bill was a Managing Director in both the Toronto and San Francisco offices. Bill is currently on the Board of the Ontario Teachers’ Pension Plan, the GreenSky Capital Inc. Investment Committee, and Chair of the Independent Review Committee of SLCManagement. Bill is a Fellow of the Society of Actuaries and Canadian Institute of Actuaries.

This report recommends that City Council extend the appointment of William Chinery as Chair of the Benefit Fund Committee of the Toronto Fire Department Superannuation and Benefit Fund to the end of the current Council term of November 14, 2026 in order to align the appointment term with the Council term, in accordance with the provisions of By-law 10649 governing the Toronto Fire Department Superannuation and Benefit Fund (“the Fund By-law”).

The Civic Appointments Committee recommends that:  

1. City Council appoint Dawn Sutherland, Anduhyaun Incorporated, to the Aboriginal Affairs Advisory Committee, for a term of office ending on November 14, 2026.

This report recommends the appointment of a public member to the Aboriginal Affairs Advisory Committee, for a term ending on November 14, 2026.

Currently, the Terms of Reference (TOR) for the Committee states that the public members will be representatives of member agencies of the Toronto Aboriginal Support Services Council and representatives of Indigenous organizations identified by the City and/or Toronto Aboriginal Support Services Council. The public members will be nominated by the Toronto Aboriginal Support Services Council and recommended to the Civic Appointments Committee through the City Manager for appointment by City Council. The nomination contained in Attachment 1 to this report, has followed this process.

The Committee currently has 17 public members and one Member of City Council. The current Terms of Reference states that the Committee will be composed of up to 25 public members and one Member of City Council.

The Economic and Community Development Committee recommends that:

1. City Council amend Toronto Municipal Code Chapter 349, Animals to amend section 349-15.1A(4) so it reads:

(4) That a warning sign is posted in the form and location required by the Executive Director, with such locations potentially including, but not being limited to, the following:

(a) on the owners' private property in a location where it is visible to any person passing or entering the property;

(b) on the outside of the unit door for the apartment unit or condominium unit where the dog owner resides.

2. City Council direct that the Executive Director, Municipal Licensing and Standards, in consultation with the City Solicitor, to amend public webpages and/or develop a public document or bulletin that outlines in more detail the elements used by staff to determine the severity of a dangerous dog act, including but not limited to, the following:

a. The bite scale posted on the City’s website;

b. The nature of the person and/or domestic animal’s injuries, including if they required medical attention such as wounds requiring sutures or other wound repair or surgery, broken bones, severe sprains, or any other similar serious injury; 

c. Whether the dog behaved in a manner that may pose a menace to the safety of persons or domestic animals.

3. City Council direct the Executive Director, Municipal Licensing and Standards to issue letters to the following groups to notify them of the by-law change and requirements to post signage where applicable: 

a. Issue a letter to Dangerous Dog owners residing in condominiums.

b. Issue a letter to all Condominium Boards and property management groups where the property has a Dangerous Dog.

4. City Council direct the Executive Director, Municipal Licensing and Standards to implement a plan for by-law officers to deliver warning signs and complete compliance checks to ensure that owners of dangerous dogs have the signage posted and to complete annual compliance checks.

5. City Council amend section 349-15D(1) of Municipal Code Chapter 349, Animals, to require the following information be added to the City's public record listing of information from dangerous dog orders to comply in order to ensure public awareness of where dangerous dog orders have been served and to protect the health and safety of residents as part of the City's dangerous dog enforcement program:

(a) all six digits of the owner’s postal code where the Executive Director finds the dangerous act was severe; or

(b) the first three digits of the owner’s postal code for all other dangerous acts.

The City is committed to continuous improvement of dangerous dog investigation processes, prevention of dangerous acts, and enforcement of Dangerous Dog Orders.

In November 2024, staff reported to City Council on the recent steps taken to address dangerous dogs, including the standardization of the dangerous dog warning sign, development and launch of the Dangerous Dog Orders map, and a comprehensive public education campaign (2024.EC16.3).

City Council requested additional information from the City Solicitor and Municipal Licensing and Standards as part of 2024.EC16.3, including information on the number of children bitten by dogs, dangerous dog signage in condos, information on the dangerous dog map, and the quantification of severity. The City Solicitor is providing a separate report to provide comments on the directives.  

This report recommends an amendment to Chapter 349, Animals to support compliance with the dangerous dog order signage and the issuance of clear guidelines to the public about how staff assess the severity of dangerous dog acts.

At its meeting on November 13 and 14, 2024, City Council requested Legal Services to report back on the following:

a. how condos can be required to be brought into compliance with City requirements to post dangerous dog signage; 

b. options to include the entire postal code related to a dangerous dog order on the City’s website; and 

c. what steps could be taken to publicly quantify the severity chart.

This report responds to these requests and contains action Council could take in relation to these items.

The Economic and Community Development Committee recommends that:

1.  City Council remove the following director from the Mount Pleasant Village Business Improvement Area Board of Management set out below.

          Heller, Gregory (Greg)

The purpose of this report is to make changes to the Mount Pleasant Village Business Improvement Area Board of Management, in accordance with the requirements of the City of Toronto Municipal Code Chapter 19, Business Improvement Areas. Mount Pleasant Village Business Improvement Areas falls within two Community Council boundaries.

The Economic and Community Development Committee 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 Business Improvement Area special levy rate reductions to the subclasses, all as set out in Appendix C to the report (March 25, 2025) from the Chief Financial Officer and Treasurer.

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 85 established Business Improvement Areas in the City of Toronto. City Council previously approved the 2025 Operating Budgets for 65 Business Improvement Areas through Report 1 at its meeting on February 5, 2025 (Item 2025.CC26.1). Included in this Report 2 is the 2025 Operating Budgets for the 17 Business Improvement Areas for City Council approval. One Business Improvement Area, Historic Queen East, is inactive. The 2025 Operating Budgets for the remaining 2 BIAs will be presented to Council 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 General Government Committee recommends that:

1. City Council, in accordance with Section 195-8.4 of Toronto Municipal Code Chapter 195 (Purchasing By-law), authorize the Executive Director, Corporate Real Estate Management to award and enter into agreements for the provision of Fire and Life Safety, Inspection, Test and Maintenance for Fire Alarm, Sprinkler, Standpipe, Special Suppression, Fire Extinguisher, and Fire Hydrants, for an initial contract term of three years from date of award until December 31, 2027 with a two-year option period, with the following suppliers:

a. EPI Fire Protection Inc., for an initial contract value of up to $24,511,922 net of all applicable taxes and charges ($24,943,331 net of Harmonized Sales Tax recoveries), of which $2,228,357 is for operational services, and $22,283,565 is for as-required capital services, and option renewal contract value of up to $16,831,520 net of all applicable taxes and charges ($17,127,754 net of Harmonized Sales Tax recoveries), for a total potential contract value of up to $41,343,441 net of all applicable taxes and charges ($42,071,086 net of Harmonized Sales Tax recoveries).

b. Tyco Integrated Fire & Security, for an initial contract value of up to $15,426,352 net of all applicable taxes and charges ($15,697,855 net of Harmonized Sales Tax recoveries), of which $1,402,396 is for operational services, and $14,023,956 is for as-required capital services, and option renewal contract value of up to $10,592,761 net of all applicable taxes and charges ($10,779,194 net of Harmonized Sales Tax recoveries), for a total potential contract value of up to $26,019,113 net of all applicable taxes and charges ($26,477,049 net of Harmonized Sales Tax recoveries).

c. Control Fire Systems Ltd, for an initial contract value of up to $25,610,145 net of all applicable taxes and charges ($26,060,884 net of Harmonized Sales Tax recoveries), of which $2,328,195 is for operational services, and $23,281,950 is for as-required capital services, and option renewal contract value of up to $17,585,633 net of all applicable taxes and charges ($17,895,140 net of Harmonized Sales Tax recoveries), for a total potential contract value of up to $43,195,778 net of all applicable taxes and charges ($43,956,024 net of Harmonized Sales Tax recoveries).

Corporate Real Estate Management and Purchasing and Materials, Management Division recently completed Request for Proposal Doc4556210399 for the provision of Fire and Life Safety, Inspection, Test and Maintenance for Fire Alarm, Sprinkler, Standpipe, Special Suppression, Fire Extinguisher, and Fire Hydrants for Various City of Toronto Divisions. The three recommended suppliers under this report, together with the three recently awarded suppliers by Bid Award Panel (BA112.3), will provide inspection, testing and maintenance services to all City Divisions through Corporate Real Estate Management’s centralized fire and life safety program. A total of six suppliers is required given the extensive portfolio of facilities Corporate Real Estate Management services, encompassing over 1,000 buildings and approximately 185,000 fire and life devices.

This Request for Proposal expands existing services and provides a one stop solution for City-wide fire and life safety services through two streams of critical work to ensure issues and deficiencies can be addressed promptly:

1. Operational services: annual and semi-annual fire life safety inspections, testing and maintenance; and

2. As-required capital services: estimated upset limits in contract capacity to address any potential capital requirements identified during annual inspections and through the addition of new facilities.

On an annual basis, Corporate Real Estate Management includes provisions in both its operating and capital budget to deliver its centralized fire and life safety program to all City Divisions to ensure that City facilities are in compliance with the Ontario Fire Code.

The capital portion of the Request for Proposal is allocated to the City-wide State of Good Repair Program in the 2025-2034 Capital Budget and Plan for Corporate Real Estate Management and other City Divisions where needed. This amount strictly serves as an upset limit and will be utilized on an as-required basis, subject to funding availability. This approach of including as-required capital services contract capacity within the Request for Proposal minimizes the need for repeated procurement processes when major capital work is required and contributes to cost savings driven by economies of scale through one pooled procurement call. It also ensures one vendor has full oversight of all fire and life safety systems at a property, rather than dividing the responsibility between operational and capital work between two vendors. This will also assure only City of Toronto vetted and qualified vendors are conducting work on City fire and life safety systems.

The agreements have an initial term of three years, from the date of award, until December 31, 2027. The City will have the option to extend the agreements for an additional two-year period under the same terms and conditions. If this option is exercised, the Executive Director of Corporate Real Estate Management will request the Chief Procurement Officer to process the renewals accordingly.

This report seeks authority to award the contracts to EPI Fire Protection Inc., Tyco Integrated Fire & Security (operating as Johnson Controls) and Control Fire Systems Ltd being among the Highest Scoring Suppliers based on the evaluation criteria included in the solicitation and meeting the requirements of the solicitation. The combined total potential contract awards for all three suppliers, including option period, is up to $110,558,332 net of all applicable taxes and charges ($112,504,159 net of Harmonized Sales Tax recoveries).

The General Government Committee recommends that:

1. City Council authorize the Chief Procurement Officer to negotiate and execute non-competitive procurement contracts with Mister Safety Shoes Inc operating as Mister Safety Shoes in the amount of $8,182,012 net of all taxes and charges ($8,326,016 net of Harmonized Sales Tax recoveries) to provide for the non-exclusive supply and fitting of Various New Safety Footwear and Related Items for various City of Toronto Divisions, for a one (1) year period and will commence on July 1, 2025, with an option to renew the contract for four (4) additional one (1) year periods at the discretion of the City on terms and conditions satisfactory to the Chief Procurement Officer and in a form satisfactory to the City Solicitor.

2. City Council authorize the Chief Procurement Officer to negotiate and execute a non-competitive contract with Kodiak Group Holdings operating as Work Authority in the amount of $4,843,684 net of all applicable taxes and charges ($4,928,933 net of Harmonized Sales Tax recoveries) to provide for the non-exclusive supply and fitting of Various New Safety Footwear and Related Items for various City of Toronto Divisions, for a one (1) year period beginning and will commence on July 1, 2025, with an option to renew the contract for four (4) additional one (1) year periods at the discretion of the City on terms and conditions satisfactory to the Chief Procurement Officer and in a form satisfactory to the City Solicitor.

The purpose of this report is to request City Council authority to enter into non-competitive contracts with Mister Safety Shoes Inc operating as Mister Safety Shoes and Kodiak Group Holdings operating as Work Authority for the non-exclusive supply and fitting of Various New Safety Footwear and Related Items for various City of Toronto Divisions. The total amount requested for both contracts is $12,505,494 net of all taxes and charges ($12,725,591 net of Harmonized Sales Tax recoveries) and will commence on July 1, 2025, with an option to renew the contract for four (4) additional one (1) year periods.

This non-competitive procurement is required as the recent competitive procurement for safety footwear was unsuccessful, with no compliant or viable bids received. To ensure continuity of service and meet the City's obligations, particularly those tied to collective agreements, this Non-Competitive Procurement will allow us to maintain access to essential safety footwear in the interim. The current bridge contract, which was put in place to support operation continuity during the evaluation period of the competitive procurement, is set to expire on June 30, 2025.  This Non-Competitive Procurement will provide the necessary time to investigate the challenges encountered in the previous solicitation, engage stakeholders, develop a more effective and sustainable procurement strategy for future safety footwear requirements.

Pursuant to City of Toronto Municipal Code Chapter 195, Procurement, Section 195-7.3 (D), Standing Committee and Council approval is required for all procurement valued up to or over $500,000, or where the term of the contract exceeds five (5) years or exceeds the projected capital funding for the project as approved by Council. Approval is also required under City of Toronto Municipal Code Chapter 71, Financial Control, Section 71-11A., as the procurement value exceeds the threshold of $500,000 net of Harmonized Sales Tax allowed under staff authority.

The purpose of this supplementary report is to replace Recommendation 2 from GG20.6 requesting City Council authority to amend the recommended value of the non-competitive procurement for Kodiak Group Holdings operating as Work Authority for the non-exclusive supply and fitting of Various New Safety Footwear and Related Items for various City of Toronto Divisions. The updated total amount requested for Toronto Fire is $4,843,684 net of all applicable taxes and charges ($4,928,933 net of Harmonized Sales Tax recoveries) which is an increase of $520,202 net of all applicable taxes and charges ($529,358 net of Harmonized Sales Tax recoveries) from the original report.

The General Government Committee recommends that:  

1. City Council authorize the Chief of Toronto Paramedic Services to negotiate and enter into a Non-Competitive Procurement contract with Rowland Emergency Vehicle Products Inc (Rowland) for the supply of Stryker powered stretchers, including all components, accessories, and repair services, in the amount of $27,195,964.37 net of Harmonized Sales Tax ($27,674,613.34, net of Harmonized Sales Tax recoveries). The contract will be for a term of three (3) years from July 1, 2025, subject to terms and conditions satisfactory to the Chief of Toronto Paramedic Services and in a form acceptable to the City Solicitor.

The purpose of this report is to request authority to enter into a non-competitive contract with Rowland Emergency Vehicle Products Inc, the current supplier providing Toronto Paramedic Services with Stryker powered stretchers. This contract is inclusive of all components, accessories, and repairs, to support Toronto Paramedic Services' ongoing operation, in the amount of $27,195,964 net of Harmonized Sales Tax ($27,674,613 net of Harmonized Sales Tax recoveries), for a period of three (3) years from July 1, 2025 with no optional terms.

The current contract number 47020183 with Rowland from Request for Proposal Number 0505-15-0125 is due to expire on June 30, 2025. Rowland provides custom engineered products and solutions that have critical impacts on prehospital delivery of patient care that does not exist elsewhere in the industry. This contract falls under Non-Competitive Procurement exception code 4 "compatibility". 

Pursuant to City of Toronto Municipal Code Chapter 195, Procurement, Section 195-7.3 (D), Standing Committee and Council approval is required for all procurement valued up to or over $500,000, or where the term of the contract exceeds five (5) years or exceeds the projected capital funding for the project as approved by Council. Approval is also required under City of Toronto Municipal Code Chapter 71, Financial Control, Section 71-11A., as the procurement value exceeds the threshold of $500,000 net of Harmonized Sales Tax allowed under staff authority.

The General Government Committee recommends that:  

1. City Council grant authority to the Chief Technology Officer, in accordance with Sections 195-6.6 and 195-8.5 of the Toronto Municipal Chapter 195 (Procurement), to enter into, and execute non-competitive contracts with SAP Canada Inc. commencing from the date of award for a five (5) year period, for up to the total amounts set out in Confidential Attachment 1 to the report (March 25, 2025) from the Chief Technology Officer, and the Chief Procurement Officer, subject to terms and conditions acceptable to the Chief Technology Officer and generally in accordance with the terms of the existing agreement.

2. City Council adopt the confidential instructions to staff in Confidential Attachment 1 to the report (March 25, 2025) from the Chief Technology Officer, and the Chief Procurement Officer.

3. City Council direct that Confidential Attachment 1 to the report (March 25, 2025) from the Chief Technology Officer, and the Chief Procurement Officer remain confidential at this time as it pertains to criteria to be applied to negotiations carried on or to be carried on by or on behalf of the City of Toronto and be made public at the discretion of the Chief Procurement Officer following the execution of the contract authorized by Recommendation 1.

The purpose of this report is to request City Council authority to enter into non-competitive contracts with SAP Canada Incorporated, a Canadian Business Subsidiary of SAP SE (Non-American Supplier), for proprietary software licenses, cloud subscriptions, and related system services and support.

SAP is a software system developed by SAP SE, which is based in Germany, and is used to create a centralized system that allows City Divisions to share data and manage business processes. SAP solutions form the backbone of the City’s critical systems, supporting accounting, budgeting, payroll, human resources, work order management, purchasing and inventory management.

By 2027, SAP will discontinue support for several legacy systems and replace them with next-generation cloud-based solutions. In 2022, City Council adopted GL32.12 and granted authority for the City to procure next generation SAP solutions and licences and laid the groundwork to standardize and keep the City's systems up to date.

This report continues to address business continuity and state of good repair, as well as enhancements, for six City systems affected by these changes, ensuring they remain functional, secure, and supported. The programs outlined in this report support both the migration efforts to new systems and lays the foundation for core solutions that offer better integration and improved standardization. In two instances, migration is complete, but the programs focus on implementing new and enhanced capabilities to improve service delivery and ensure compliance with Toronto Auditor General recommendations and included in Attachment 2 - Decision History). New and enhanced capabilities are also subject to business case approvals future budget year submissions.

The existing contracts and spend authority for these systems are set to expire within the next year. This report consolidates subscriptions, licences, professional services, and support packages from SAP under a new 5-year term to unify timelines, terms and pricing and strengthen overall contract management. The City also plans to include these contracts under a new Master Services Cloud Agreement, that it is in the process of negotiating, with the intent to enhance pricing and terms standardization.

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

The General Government Committee recommends that:  

1. City Council grant the authority to the Chief Technology Officer, in accordance with Sections 195-6.6 and 195-8.5 of the Toronto Municipal Code Chapter 195 (Procurement), to enter into, and execute a non-competitive contract with Salesforce.com Canada Corporation commencing from April 1, 2025 for an initial term of three (3) years with options to extend the Contract by up to two (2) additional one (1) year periods for up to the total amount set out in Confidential Attachment 1 to the report (March 24 2025) from the Chief Technology Officer, and the Chief Procurement Officer, subject to terms and conditions acceptable to the Chief Technology Officer.

2. City Council adopt the confidential instructions to staff in Confidential Attachment 1 to the report (March 24, 2025) from the Chief Technology Officer, and the Chief Procurement Officer.

3. City Council direct that Confidential Attachment 1 to the report (March 24, 2025) from the Chief Technology Officer, and the Chief Procurement Officer remain confidential at this time as it pertains to criteria to be applied to negotiations carried on or to be carried on by or on behalf of the City of Toronto and be made public at the discretion of the Chief Procurement Officer following the execution of the contract authorized by recommendation 1.

The purpose of this report is to request City Council authority to enter into a non-competitive contract with Salesforce.com Canada Corporation, a Canadian Business Subsidiary of Salesforce Inc. (USA Based Supplier) for proprietary Tableau software licences, training, and maintenance and support services.

Tableau is the City of Toronto's primary enterprise-level data visualization tools. It enables City staff to integrate data from multiple systems to create internal dashboards and support decision-making processes. Since originally procuring Tableau from an authorized third-party supplier in 2022, use of product across the City has grown. With this stabilization, recent market research indicates that the City can benefit from purchasing directly from the supplier to avoid reseller markup.

The City plans to enter a direct agreement with the supplier Salesforce and amend its pre-existing Master Services Cloud Agreement with Salesforce to incorporate Tableau with the aim of accessing improved volume pricing and secure annual price protection and expanding to include on-premise software. 

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

The General Government Committee recommends that:

1. City Council amend Municipal Code Chapter 195, Procurement, Municipal Code Chapter 71, Financial Control, and the Procurement Policy as set out in the report (March 24, 2025) from the Chief Procurement Officer, effective October 1, 2025, to:

a. Eliminate the Bid Award Panel;

b. Delegate award authority to the Chief Procurement Officer to award open competitive solicitations up to $30 million;

c. Replace Bid Award Panel's current extended authority to exercise the power of a Standing Committee with extended authority to the Chief Procurement Officer, and remove extended authority during summer recess and election recess; and

d. Delegate commitment authority to the City Manager to approve the commitment of funding for open competitive procurements up to $30 million and authorize the City Manager to sub-delegate commitment authority up to $30 million to City officials or staff.

2. City Council request the Chief Procurement Officer, in consultation with the Chief Technology Officer and relevant City Divisions, to explore opportunities for the procurement process to support the procurement of Artificial Intelligence innovation.

3. City Council:

a. request the Chief Procurement Officer to develop measures that will ensure continued transparency in the procurement process, in the absence of the Bid Award Panel, and to report on such measures at the July 14, 2025 meeting of General Government Committee; and

b. request the Chief Procurement Officer to submit a Report for Information to every regular General Government Committee meeting, following the elimination of the Bid Award Panel, on all open competitive awards made by the Chief Procurement Officer during the previous cycle valued between $500,000 and $30,000,000.

This report outlines the findings and recommendations from a review of the Bid Award Panel and its role in the City's procurement process. In 2023, Purchasing and Materials Management Division completed a review of Toronto Municipal Code Chapter 195 (Procurement By-law), per the review requirements set out in the Procurement By-law. The review was scoped into two phases. City Council adopted Phase 1 recommendations in December 2023, which took effect on July 1, 2024. The report to Council identified key phase 2 review items, one of which was a review of the role of the Bid Award Panel to determine if it effectively serves its intended purpose, which is to enhance oversight of the procurement process. This review aligns with Council direction to consider the role of Bid Award Panel relative to capital program delivery, in particular regarding the feasibility of streamlining the bid award process to under 30 days.

The City’s procurement activities are governed by three key By-laws that set out the authorities required for procurement to proceed: commitment authority, award authority, and signing authority.

- Toronto Municipal Code, Chapter 71 (the Financial Control By-law) outlines commitment authority, which is the authority to make a contractual obligation for the purchase of goods, services or construction, including the execution of any agreement or contract, which commits City funds.

- Toronto Municipal Code, Chapter 195 (the Procurement By-law) establishes award authority, which is the formal authorization to proceed with the purchase of goods or services or both from a supplier who has been selected through a procurement process.

- Toronto Municipal Code, Chapter 257 (the Signing Authority By-law) sets out who may sign agreements for the purchase of goods and services, where a commitment and an award have been made. The same authority is also in Section 11.1 of the Procurement By-law.

The Bid Award Panel is an administrative committee that authorizes both the commitment of funds, and the award of open competitive solicitations valued between $500,000 and $20 million. Purchasing and Materials Management Division completed a review of the Bid Award Panel to determine if it enhances oversight of the procurement process. The review was conducted using the guiding principles of: openness, fairness, and transparency; efficiency and effectiveness; accountability; and adaptiveness.

The review determined Bid Award Panel does not provide additional oversight in the procurement process to justify the delays and additional workload that it creates, while noting:

- Review of procedural compliance does not occur at Bid Award Panel.

- The Bid Award Panel process adds approximately 10 - 20 days to the award timeline.

- By recommending an award and approving the recommendation to proceed to Bid Award Panel, Division Heads and the Chief Procurement Officer, respectively, are accountable for award decisions.

- The $20 million award threshold, set in 2007, is not reflective of current economic realities.

The review of Bid Award Panel identified benefits of the committee structure related to transparency, a key principle of the City's procurement process. All awards over $133,800, including those resulting from non-competitive and limited solicitations, are posted on the Toronto Bids Portal and the Open Data Portal and will continue to be reported in these places. However, some of the features of Bid Award Panel reports are not available through these portals, including: a summary of bids received and bid price, and the ability to subscribe to receive notifications when new awards are posted.

Given these findings, this report recommends the following:

- Eliminate Bid Award Panel.

- Delegate award authority to the Chief Procurement Officer to approve open competitive solicitations up to $30 million, subject to conditions set out in the Procurement By-law.

- Replace Bid Award Panel's current extended authority to exercise the power of a Standing Committee with extended authority to the Chief Procurement Officer but remove extended authority during summer recess and election recess.

- Delegate commitment authority to the City Manager to approve the commitment of funding for open competitive procurements up to $30 million, subject to conditions set out in Toronto Municipal Code, Chapter 71 (Financial Control By-Law), and authorize the City Manager to sub-delegate their commitment authority.

To ensure transparency remains central to the procurement process, the following measures will be implemented:

- Review existing datasets to ensure the types of information available through Bid Award Panel remain available to the public and that the datasets are simple to use.

- Add clear instructions on how to find these datasets to the 'Doing Business with the City' webpage.

Purchasing and Materials Management Division will work to identify additional options for award information to be shared with Councillors and the public.

The changes recommended in this report aim to improve efficiency and oversight while upholding the principles of open, fair, and transparent procurement. Additionally, they align with the City's evolving governance structure and the need to adapt to current economic conditions.

To put these recommendations into effect, amendments will be required in:

- The Procurement By-Law.

- The Procurement Policy, to align with the updated authority to award open competitive solicitations.

- The Financial Control By-law, to align the updated award authority with the authority to commit funding resulting from these awards.

Administrative processes and procedures will also be updated by the Chief Procurement Officer, in line with the Procurement By-law, Section 3.1.A, as well as by the City Manager, in line with the Financial Control By-law.

The General Government Committee recommends that:  

1. City Council amend Schedule A, Records Retention Schedule, in the City of Toronto Municipal Code Chapter 217, Records, Corporate (City), as set out in Attachment 1 to the report (March 11, 2025) from the City Clerk.

Under Section 201 of the City of Toronto Act, 2006, a record of the City may be destroyed if a retention period has been established and the retention period has expired, or the record is a copy of the original record. Toronto Municipal Code Chapter 217, Records, Corporate (City) provides the legislative basis on which the retention periods for City records are authorized, and Schedule A of the by-law indicates the retention schedule for each records class.

The purpose of this report is to amend the City's records retention by-law by establishing one new records retention schedule that pertains to:

- Records relating to documenting the Mayor’s special powers and duties under Part VI.1 of the City of Toronto Act, 2006.

The General Government Committee recommends that:

1. City Council adopt the confidential instructions to staff in Confidential Attachment 1 to the report (March 24, 2025) from the City Solicitor, and the Chief Engineer and Executive Director, Engineering and Construction Services.

2. City Council authorize the public release of the confidential recommendations contained in Confidential Attachment 1 to the report (March 24, 2025) from the City Solicitor, and the Chief Engineer and Executive Director, Engineering and Construction Services, at the discretion of the City Solicitor, but that the remainder of Confidential Attachment 1 to the report (March 24, 2025) from the City Solicitor, and the Chief Engineer and Executive Director, Engineering and Construction Services, remain confidential as it contains advice which is subject to solicitor-client and litigation privilege.

The General Government Committee:

1. Directed the Chief Procurement Officer, in consultation with the Chief Engineer and Executive Director, Engineering and Construction Services, to report directly to the April 23, 24 and 25, 2025 meeting of City Council with a recommendation as to whether WSP Canada Inc., should be suspended from being eligible to bid on or be awarded any City of Toronto contracts as a supplier of goods and / or services or as a subcontractor to such a supplier and, if so, for how long.

The City hired WSP Canada Inc. ("WSP" which is inclusive of a predecessor company subsequently amalgamated with WSP) to provide professional consulting services, including preliminary design and detailed design services, for the Rehabilitation of Section 1 of the F.G. Gardiner Expressway (the "Gardiner") from Jarvis Street to Cherry Street (the "Project").

The City alleges that WSP's design was erroneous, incomplete or insufficient in important respects that were discovered during construction (the "Design Errors"). Although these Design Errors were fully addressed during construction for purposes of completing the Project, the City incurred additional costs to rectify the errors and additional costs to accelerate the Project (to avoid, amongst other things, extended lane closures on the Gardiner) because the Design Errors contributed to delays.

Therefore, the City commenced a legal action against WSP to recover the costs it alleges were incurred due to the Design Errors. The City claims that WSP was negligent or breached its contract with the City in its: (a) design of the Project; and / or (b) delivery of engineering services during the Project.

Confidential Attachment 1 contains legal advice from the City Solicitor regarding the litigation.

The General Government Committee recommends that:

1. City Council direct the City Manager establish the City of Toronto “Mayor's Awards for Artificial Intelligence Innovation” within City Divisions, Agencies, and Boards, and direct the City Manager report to the Government Management Committee by July 14, 2025 on a implementation process targeting 2026 as the launch for the award program.
 

2. City Council request the City Manager to consider including the following when developing a terms of reference for the City of Toronto “Mayor’s Awards for Artificial Intelligence Innovation”:
 

a. Establish annual awards to recognize outstanding innovations in the use of Artificial Intelligence that are developed implemented by internal City Divisions, Agencies and Boards.

b. Develop specific categories for the awards that recognize diverse types of Artificial Intelligence innovation, such as: 

1. Data Analytics and Insights;

2. Natural Language Processing and Chatbots;

3. Automation and Efficiency Improvements;

4. Use of Artificial Intelligence for Public Safety and Security; and

5. Use of Artificial Intelligence for Accessibility and Inclusion.

c. Develop clear and transparent evaluation criteria to ensure fairness and consistency in the selection process, with criteria such as: 

1. Level of Innovation and Creativity;

2. Demonstrable Impact on City Services and Operations;

3. Scalability and Potential for Wider Application;

4. Efficiency Improvements and Cost Savings; and

5. Alignment with the City's Strategic Goals and Values, including Digital Infrastructure Strategic Framework (DISF) principles.

d. Develop nomination criteria for an independent judging panel to be composed of individuals with expertise in Artificial Intelligence, public administration, and innovation, with consideration for panel members that include representatives from academia, industry, and relevant City departments (excluding those directly nominated).

e. Outline the forms of recognition and potential rewards for award recipients, such as:

1. Formal presentation of the award by the Mayor;

2. Public announcement; and

3. Opportunities to present their projects at internal or external events.

f. Establish a clear and accessible process for City departments to nominate Artificial Intelligence innovation projects, which should include timelines, required documentation, and guidelines for submission.

g. Develop a strategy to showcase the winning projects and share best practices across the City, which should involve internal presentations, workshops, online platforms, and inclusion in relevant City reports.

This motion proposes the establishment of dedicated "Mayor's Awards for Artificial Intelligence Innovation" to recognize and celebrate the innovative work of internal city divisions, boards and agencies developing and implementing Artificial Intelligence (Artificial Intelligence) solutions. While external organizations and government bodies currently acknowledge the City's progress in Artificial Intelligence, internal innovations often lack recognition from elected officials, such as the Mayor. These awards will bridge this gap, enhance the visibility of employee efforts, broaden public awareness of the City's Artificial Intelligence initiatives, and foster a stronger culture of innovation aligned with the City's Digital Infrastructure Strategic Framework (DISF).

Research findings indicate a growing trend of governments embracing Artificial Intelligence's transformative potential and actively integrating it into public services. This is often recognized by external organizations through prestigious awards, as demonstrated by the Intelligent Transportation Society of Canada (ITS) award to York Region and the MeriTalk Artificial Intelligence Honors Awards. Furthermore, government bodies like the City of Toronto and the City of San Antonio have established internal "City Manager's Awards of Excellence" to acknowledge innovative projects within their departments.

However, a significant gap exists in the recognition of Artificial Intelligence innovations developed by our own city divisions and departments by elected officials, specifically the Mayor. While the Mayor's Office of Innovation in San Francisco provides an example of highlighting broader innovation efforts, dedicated recognition for Artificial Intelligence advancements originating within our internal teams is currently absent.

This lack of direct acknowledgment from elected officials can limit the visibility of these crucial projects, potentially hindering employee morale and public awareness of the City's commitment to leveraging Artificial Intelligence for improved services and operations.

Establishing "Mayor's Awards for Artificial Intelligence Innovation" will address this gap and offer several key benefits:

- Enhanced Visibility: Mayor's Awards, due to their association with the highest elected office, will bring greater public attention to the innovative Artificial Intelligence initiatives being developed and implemented by city employees. This heightened visibility can foster pride within city departments and increase understanding among constituents.

- Broadened Recognition: These awards will extend recognition beyond external organizations and City Manager-level acknowledgments, directly involving elected officials in celebrating the achievements of internal teams. This can significantly boost morale and encourage further innovation.

- Encouraging a Culture of Innovation: By implementing both City Manager's and Mayor's Awards, the City can cultivate a more comprehensive and robust culture of innovation. This dual recognition system will incentivize departments to continuously explore and implement Artificial Intelligence-driven solutions, knowing their efforts can be acknowledged at various levels.

- Alignment with Existing Frameworks: The proposed awards directly align with the principles of the Digital Infrastructure Strategic Framework (DISF), particularly emphasizing innovation and public benefit. Recognizing Artificial Intelligence projects that adhere to these principles will reinforce the City's strategic direction in leveraging technology for the betterment of the community. The success of past Artificial Intelligence initiatives within the City, such as the COVID-19 Chatbot Pilot, further underscores the value and potential of internal Artificial Intelligence development.
 

Establishing "Mayor's Awards for Artificial Intelligence Innovation" represents a significant opportunity to formally recognize the valuable contributions of our city employees in leveraging Artificial Intelligence to improve public services and operations. By bridging the current recognition gap, these awards will foster a stronger culture of innovation, enhance public awareness of the City's Artificial Intelligence advancements, and align with our strategic goals for a technologically advanced and citizen-centric municipality. We urge the Committee to approve this motion and support the implementation of this important initiative.

The Infrastructure and Environment Committee recommends that:

1. City Council direct the Deputy City Manager, Infrastructure Services to improve project execution by developing an enhanced Integrated Project Management Framework, that includes responsive on-site contract management to facilitate faster decision-making in the field, with development and implementation beginning in 2025.

2. City Council direct the Chief Engineer and Executive Director, Engineering and Construction Services, to embed the community engagement function into the project management framework, ensuring better communication tools and responsiveness, including moving towards area-based engagement teams with a phased rollout starting in 2025.

3. City Council direct the Chief Engineer and Executive Director of Engineering and Construction Services, and the Chief Procurement Officer, in coordination with relevant Infrastructure Services divisions and Legal Services as needed, to enhance the City's contractor qualification procedures, strengthen the contractor code of conduct beginning in 2025, and implement an enhanced performance management program starting in 2026.

4. City Council direct the Chief Engineer and Executive Director, Engineering and Construction Services and the Chief Procurement Officer in coordination with other Infrastructure Services divisions and Legal Services to develop new contracts, forms, templates and procedures for alternative delivery models with the initial Construction Manager at Risk model to be completed by the end of 2025 and additional alternative delivery models to be reviewed and implemented when appropriate in future years.

5. City Council direct the Director, Strategic Capital Coordination Office to publish a project pipeline by the first quarter of 2026.

6. City Council increase the 2025 Operating Budget for Engineering and Construction Services by approximately $0.360 million gross and $0 net for four new temporary positions for a term of 2 years, fully funded from the 2025-2034 Capital Budget and Plan for Transportation Services (50 percent) and 2025-2034 Capital Budget and Plan for Toronto Water (50 percent) for the implementation and delivery of the Enhancing Capital Construction Delivery program.

7. City Council increase the 2025 Operating Budget for Toronto Water by $0.085 million gross and $0 net for one new temporary position for a term of 2 years, fully funded from the 2025-2034 Capital Budget and Plan for Toronto Water for the implementation and delivery of the Enhancing Capital Construction Delivery program.

8. City Council increase the 2025 Operating Budget for Transportation Services by $0.085 million gross and $0 net for one new temporary position for a term of 2 years, fully funded from the 2025-2034 Capital Budget and Plan for Transportation Services for the implementation and delivery of the Enhancing Capital Construction Delivery program.

9. City Council increase the 2025 Operating Budget for Legal Services by $0.127 million gross and $0 net for one new temporary position for a term of 2 years, fully funded from the 2025-2034 Capital Budget and Plan for Transportation Services (50 percent) and 2025-2034 Capital Budget and Plan for Toronto Water (50 percent) for the implementation and delivery of the Enhancing Capital Construction Delivery program.

10. City Council request the Mayor to consider including the required resources in the 2026 Budget process for Engineering and Construction Services to maintain the positions approved in Recommendations 6, 7, 8 and 9 for continued implementation and delivery of the Enhancing Capital Construction Delivery program.

11. City Council direct the Deputy City Manager, Infrastructure Services, and the Chief Procurement Officer to report back in the second quarter of 2026 on the progress of the Enhancing Capital Construction Delivery program.

12. City Council direct the Deputy City Manager, Infrastructure Services, as part of the Enhancing Capital Construction Delivery program's objective to Enhance Community Engagement and Transparency, to explore options, and implement changes, to posted construction signage for major City-led infrastructure projects to promote improvements and awareness that the project is funded by the City of Toronto.
 

13. City Council direct the General Manager, Transportation Services, in coordination with the Executive Director, Transit Expansion, to work with Metrolinx to enhance construction coordination on overlapping City and Metrolinx capital projects in the Thorncliffe Park and Leaside Business Park area, and to seek any additional funding required from Metrolinx.

14. City Council direct the Deputy City Manager, Infrastructure Services to report annually to Infrastructure and Environment Committee, starting with the second Strategic Capital Coordination Office Annual Report, on capital delivery coordination and delivery of key performance metrics, including established targets, related to program and project delivery performance, including overall reliability, consultant and contractor accountability and community engagement effectiveness.

Judy Tse, Director, Strategic Policy and Programs, Jennifer Graham Harkness, Chief Engineer and Executive Director, Engineering and Construction Services, and Roger Browne, Director, Traffic Management, gave a presentation on Strategic Capital Coordination: An Integrated Approach to Capital Coordination, Delivery and Congestion Management.

Toronto is undergoing an unprecedented wave of infrastructure investment to modernize aging assets, meet the demands of growth, enhance mobility, and build resilience—all while managing record congestion.

The Evolution of Canada’s Largest Municipal Capital Program

The City’s Infrastructure Services service area oversees Toronto’s most significant capital programs, including Toronto Water, Transportation Services, and Solid Waste Management, and manages the largest municipal capital program in Canada. In 2025, it is projected to invest more than $2 billion. Engineering and Construction Services, responsible for delivering the major projects in this portfolio, has nearly tripled its capital delivery rate over the past ten years, now exceeding $1 billion annually. As Toronto continues investing in growth, resilience, and state-of-good-repair projects, this number is expected to rise further.

Essential Infrastructure Needs

These investments are essential to Toronto’s economic competitiveness and livability, ensuring residents, businesses, and future developments have access to reliable infrastructure, including roads, sidewalks, transit, sewers, and watermains. They also enhance the city’s resilience by upgrading and adapting infrastructure to help withstand the increasing impacts of extreme weather.

Current Challenges

Delivering capital construction projects efficiently has become progressively challenging due to increasingly complex coordination requirements, procurement practices that have not kept pace with evolving needs, and capital construction delivery project management methodologies that have not adapted to the growing delivery rate and complexity of coordination.

A Comprehensive, Integrated Strategy

A four-pronged, systems-based strategy is being recommended to address these challenges by integrating capital coordination, project delivery, procurement, and congestion management into a unified framework. Outlined in the following reports, this approach will be reviewed by the respective Committees in April and presented to City Council for consideration at its meeting on April 23-25.

1. Strategic Capital Coordination Office - First Annual Report

- Focus: Foundational steps in program coordination

- To be considered by the Infrastructure and Environment Committee on April 9, 2025

2. Enhancing Capital Construction Delivery (this report)

- Focus: Improving project execution to align with the growing delivery rate and increasing coordination complexity

- To be considered by the Infrastructure and Environment Committee on April 9, 2025

3. Review of Bid Award Panel

- Focus: Modernizing procurement practices to better support evolving project delivery needs and industry capacity

- To be considered by the General Government Committee on April 7, 2025.

4. Congestion Management Update

- Focus: Managing congestion, including mitigating the impacts of critical construction on mobility

- To be considered by the Infrastructure and Environment Committee on April 9, 2025

Significant construction will remain a visible part of Toronto’s landscape, making it important to set realistic expectations. Coordinating infrastructure projects at this scale is inherently complex—tough choices are sometimes required, and the process may not always appear seamless. Essential projects like sewer upgrades, watermain replacements and road improvements will have temporary impacts and can be disruptive. While modernizing procurement is necessary, a natural and healthy tension will continue to exist between meeting industry needs and safeguarding the city's interests. Congestion is a multifaceted challenge that is not solved by enhanced capital construction delivery alone. However, a data-driven, well-coordinated and strategic approach with clear goals will help minimize disruption, improve mobility, and maximize the impact of infrastructure investments.

Towards More Efficient Capital Delivery

The Enhancing Capital Construction Delivery program will follow an agile implementation approach, delivering improvements quickly and continuously. It will be supported by an enhanced Integrated Project Management Framework, strong performance metrics, cross-divisional collaboration, leadership support, dedicated staff resources, and a commitment to culture change.

By strengthening planning, execution, and industry accountability, the program will support reliable, scalable project delivery. Success also relies on strong partnerships with engineering consultants and construction contractors, providing them with the clarity and confidence needed to plan and bid effectively. Prioritizing transparency and measurable results will further strengthen public trust.

This marks the beginning of a structured transformation, delivering near-term improvements while laying the foundation for lasting, system-wide change.

The Infrastructure and Environment Committee recommends that:  

1. City Council direct the Deputy City Manager, Infrastructure Services, to report back to Infrastructure and Environment Committee as part of subsequent annual updates on Strategic Capital Coordination and Congestion Management on how the City is currently using Artificial Intelligence and opportunities to expand the application of Artificial Intelligence in capital coordination, project delivery, and congestion management, including a scan of how it is used in other jurisdictions.

Judy Tse, Director, Strategic Policy and Programs, Jennifer Graham Harkness, Chief Engineer and Executive Director, Engineering and Construction Services, and Roger Browne, Director, Traffic Management, gave a presentation on Strategic Capital Coordination: An Integrated Approach to Capital Coordination, Delivery and Congestion Management.

This first annual report of the Strategic Capital Coordination Office highlights the foundational work completed since its creation in April 2024 to strengthen how the City of Toronto coordinates infrastructure construction across multiple divisions, agencies, utilities, and private partners. As directed by City Council, this report provides a status update on Strategic Capital Coordination Office’s activities and a list of significant forecasted construction projects within the approved capital program.

Year One Progress Highlights

Strategic Capital Coordination Office was established in response to Council’s direction to strengthen capital planning and coordination across City divisions, agencies, utilities, and private developers. The goal of the Strategic Capital Coordination Office is to reduce public disruption, improve project delivery, and support a more integrated, city-wide approach to managing Toronto’s right-of-way space.

In its first year, Strategic Capital Coordination Office has laid the foundation for long-term improvements in how the City plans and delivers construction projects. While process improvements remain a central focus, some of the most impactful progress has come from building alignment and shared accountability among the many partners involved in delivering construction in the City’s right-of-way. Strategic Capital Coordination Office’s work demonstrates a shift from working in silos to working together to deliver infrastructure more efficiently.

Key accomplishments include:

- Improved collaboration with utilities, the Toronto Transit Commission, and other stakeholders to identify and address issues before they impact construction schedules.

- Establishment of an enhanced governance structure to support timely decision-making and increased accountability, consolidating 19 existing coordination tables into five streamlined tables.

- Expansion of the capital coordination process to high-growth cluster areas.

- Better integration of in-year changes to construction programs.

- Implementation of process enhancements to support more efficient city-wide coordination of capital projects.

- Introduction of new performance metrics for continuous improvement.

A Critical Time for Capital Coordination

This first Strategic Capital Coordination Office annual report comes at a critical time. The creation of Strategic Capital Coordination Office in 2024 responded to the growing complexity of Toronto’s construction environment. Over the past decade, the scale of City-led infrastructure programs has expanded significantly, accompanied by increased utility work, rapid private development, more transit projects, and increased congestion.

To address these challenges, a four-pronged, systems-based strategy is being recommended that integrates capital coordination, project delivery, procurement, and congestion management into a unified framework. At the centre of this approach, the Strategic Capital Coordination Office plays a critical coordinating role in bringing together all parts of the system by providing a city-wide lens, structured governance, and consistent engagement with internal and external partners.

Outlined in the following reports, this integrated strategy will be reviewed by the respective Committees, including Infrastructure and Environment Committee on April 9, and General Government Committee on April 7, and presented to City Council for consideration at its meeting on April 23-25, 2025.

1. Strategic Capital Coordination Office (this report) (Infrastructure and Environment Committee)

- Focus: Foundational steps to improve program coordination

2. Enhancing Capital Construction Delivery (Infrastructure and Environment Committee)

- Focus: Improving project execution to meet the pace and complexity of capital delivery

3. Review of Bid Award Panel (General Government Committee)

- Focus: Modernizing procurement to support evolving delivery models and industry capacity

4. Congestion Management Update (Infrastructure and Environment Committee)

- Focus: Reducing the mobility impacts of critical infrastructure construction

The Ongoing Work of Capital Delivery Coordination

Coordinating capital construction in a growing and dynamic city like Toronto is inherently complex. It involves aligning a multitude of projects across City divisions, external agencies, utilities, private developers, and transit operators, each with their own priorities, timelines, and constraints. Projects must navigate limited space in the right-of-way, aging infrastructure, and a congested urban environment, all while minimizing disruption to the public.

This complexity means that while there will be immediate benefits, many outcomes including improved reliability, reduced conflict, and greater efficiency, will require sustained effort and long-term commitment. The Strategic Capital Coordination Office’s focus on governance, stakeholder collaboration, performance measurement, and process improvement provide a strong foundation for continued progress.

As the City continues to invest in critical infrastructure and respond to growth pressures, Strategic Capital Coordination Office’s role in coordinating construction activity is already contributing to more consistent and predictable city-wide capital program planning. The early accomplishments outlined in this report reflect measurable progress in reducing duplication, improving communication, and identifying potential conflicts earlier. Ongoing implementation of governance and process reforms, expansion of long-range planning in cluster areas, and continued collaboration with internal and external partners will help Strategic Capital Coordination Office fulfill its mandate and deliver meaningful results.

The Infrastructure and Environment Committee recommends that:

1. City Council direct the General Manager, Transportation Services to report back on the effectiveness of the traffic mitigation measures implemented to support the Gardiner and King / Church construction, Gardiner-Harbour Nexus, and the Liberty Village traffic mitigation plans, in the fall Congestion Management Plan report.

2. City Council authorize Transportation Services Division in cooperation with Economic Development and Culture Division, to allow Green Market Acceleration Program to expand the definition of "local" to include Greater Toronto and Hamilton Area, Greater Golden Horseshoe Area and Ontario green industry technology companies, and intake projects funded by Ontario Centre of Innovation for small and medium enterprise businesses outside of Toronto, Greater Toronto and Hamilton Area and Greater Golden Horseshoe Area, to include all Ontario businesses. This would encourage significant Canadian participation in the innovation ecosystem and invite more technology companies to commercialize, have physical presence in Toronto, operate physical space and or directly employ people in the City of Toronto.  

3. City Council authorize the General Manager, Transportation Services to negotiate and enter into a contract with pointA for the amount of $400,000.00 net of all taxes and charges ($407,040 net of Harmonized Sales Tax recoveries), for the delivery of Smart Commute Program services in Transportation Management Associations for a one (1) year period from May 1, 2025 to March 31, 2026, on terms and conditions satisfactory to the General Manager, Transportation Services and in a form satisfactory to the City Solicitor.

4. City Council direct the General Manager, Transportation Services, to undertake all necessary steps including public consultation for the implementation of an escalating Road Disruption Activity Reporting System fee, and report back to enable the fees to take effect in September 2025.

5. City Council direct the General Manager, Transportation Services report back on the effectiveness of the Road Disruption Activity Reporting System Fees in the fall Congestion Management Plan report, along with an update on the plans for a Construction Congestion Management Levy.

6. City Council direct the General Manager of Transportation Services, in consultation with the Executive Director of the Housing Secretariat and the Executive Director of Development Review, to report back on the feasibility of and steps required to implement an exemption to the Road Disruption Activity Reporting System fees for development projects containing affordable housing.

7. City Council direct the General Manager, Transportation Services in consultation with the Toronto Transit Commission to develop a strategy for expansion of the City’s existing Transit Signal Priority systems to all high ridership corridors and report on this to Infrastructure and Environment Committee as part of the the fall Congestion Management Plan update.

8. City Council request the General Manager, Transportation Services to work with the Toronto Transit Commission and the Toronto Police Service to develop a plan to significantly reduce the number of streetcar delays due to improperly parked vehicles, including exploring higher fines, and options for increased enforcement and improved timeframes for towing.

Judy Tse, Director, Strategic Policy and Programs, Jennifer Graham Harkness, Chief Engineer and Executive Director, Engineering and Construction Services, and Roger Browne, Director, Traffic Management, gave a presentation on Strategic Capital Coordination: An Integrated Approach to Capital Coordination, Delivery and Congestion Management.

Transportation Services is continuing to manage congestion across the City of Toronto in light of a population growth that saw 125,756 more people in Toronto in just one year, a 26 percent increase in vehicle registrations since 2014 and being constrained by 5,600 kilometres of road network that hasn't expanded in decades. Additionally, Toronto continues to be the busiest city in all North America in terms of construction due to increased private development activity, major infrastructure renewal and the implementation of higher order transit and the City's traffic data shows that this continues to be the most exacerbating factor towards congestion in the City.

A four-pronged, systems-based strategy is being recommended to address these challenges by integrating capital coordination, project delivery, procurement, and congestion management into a unified framework. Outlined in the following reports, this approach will be reviewed by [the respective Committees / Infrastructure and Environment Committee] in April and presented to City Council for consideration at its meeting on April 23-25.

1. Strategic Capital Coordination Office - First Annual Report

- Focus: Foundational steps in program coordination

2. Enhancing Capital Construction Delivery

- Focus: Improving project execution to align with the growing delivery rate and increasing coordination complexity

3. Review of Bid Award Panel

- Focus: Modernizing procurement practices to better support evolving project delivery needs and industry capacity

4. Congestion Management Plan - 2025 Update (this report)

- Focus: Managing congestion including mitigating the impacts of critical construction on mobility

One critical piece of this overall strategy to better mitigate the impacts of congestion within the City is the Congestion Management Plan. The updated Congestion Management Plan outlined in this report provides an additional set of measures that will be implemented to mitigate the congestion impacts of major capital construction projects planned in 2025, in parallel with temporary closures associated with private development and critical utility work.

The following are the five (5) key congestion management measures being undertaken in 2025:

- Leveraging technology to move people as efficiently and as safe as possible

- Helping transit move faster and more reliably.

- Managing intersections with on-the-ground traffic management and enforcement support.

- Enhancing traffic management for major special events and adopting a travel demand strategy around major events.

- Active planning and coordination of City-wide construction projects in year.

In addition to the key measures listed above, this report also provides an update on key items requested by Council as part of the adoption of the 2024 Congestion Management Plan update. It also includes an update on the partnership with the Ontario Innovation Network to pilot, test and develop new innovative technology solutions targeted at mitigating congestion and improving accessibility for all road users.

Staff have also reviewed the Toronto Regional Board of Trade's report, "Breaking Gridlock: Congestion Action Plan for Toronto", and this report includes a comparison of the recommendations in the Toronto Regional Board of Trade report with the current Congestion Management Plan, including some commentary on those recommendations.

While the recommendations in this report will not eliminate congestion, they provide the next steps to actively manage congestion against the ongoing pressures of growth and development that continue to shape our city.

As this report is an update and responds to previous Council requests, Transportation Services will be bringing forward a report on an updated Congestion Management Plan in the fall of 2025. This follow-up report will provide details on the effectiveness of the congestion management measures in 2025 as well as the plan and funding requirements going forward over the next five (5) years.

The Infrastructure and Environment Committee recommends that:

1. City Council amend City of Toronto Municipal Code Chapter 937, Temporary Closing of Highways, to delegate to the General Manager, Transportation Services, until December 31, 2026, inclusive, the authority to temporarily close to vehicular and pedestrian traffic any highway or portion of highway for a period up to 365 consecutive days but ending no later than December 31, 2026, inclusive, with the exception of those highways listed in Section 937-4 of Code Chapter 937, as required for the purpose of construction of the Easier Access Projects, and City Council exempt the General Manager of Transportation Services, in carrying out this delegated authority from Section 937-5 of Chapter 937, that being the requirement to notify the local Ward Councillor of the pending closure and the requirement to report on the proposed closure if so requested by the local Ward Councillor.

2. City Council amend City of Toronto Municipal Code Chapter 27, Council Procedures, to provide that the current delegation to Community Council to temporarily close public lanes or public alleys, local roads, collector roads, and minor arterial roads does not include closures delegated to the General Manager, Transportation Services, in carrying out the authority in Part 1 above.

3. City Council direct the General Manager, Transportation Services, to report to the Infrastructure and Environment Committee by the end of 2025 on the five projects listed in in Table 1 in the report (March 31, 2025) from the General Manager, Transportation Services, which require extensions into 2026, with details of the anticipated traffic impacts, the traffic impact mitigation measures implemented and steps and measures taken to ensure the amount and duration of lane closures are minimized.

4. City Council request the General Manager, Transportation Services, report to Infrastructure and Environment Committee with information on:

a. any necessary authorities for lane closures greater than 30 days for the first Traction Power Upgrade project in Table 2, contract S75-7 in the report (March 31, 2025) from the General Manager, Transportation Services, including details of the anticipated traffic impacts, the traffic impact mitigation measures to be implemented and steps and measures taken to ensure the amount and duration of lane closures are minimized; and

b. the delegated authority being sought in Recommendation 2 in the report (March 31, 2025)  from the General Manager, Transportation Services for the remaining five Traction Power Upgrade projects in described in Table 2 in the report (March 31, 2025) from the General Manager, Transportation Services.

The Toronto Transit Commission's Easier Access Phase Three project involves work to complete the construction of accessibility retrofits at Toronto Transit Commission subway stations, including elevators and associated architectural, structural, mechanical, and electrical modifications. As the Easier Access Phase Three program is nearing completion, the requirement for temporary road closures beyond thirty days, extending into 2026, have been identified for five stations, including King, Spadina, Museum, Old Mill, and Islington.

The purpose of this report is to request delegated authority to the General Manager, Transportation Services, until December 31, 2032, inclusive, to temporarily close to vehicular traffic and pedestrian traffic any highway or portion of highway, with the exclusion of those highways listed in Section 937-4 of City of Toronto Municipal Code Chapter 937, Temporary Closing of Highways, up to 365 consecutive days, but ending no later than December 31, 2032, inclusive, as required for the purposes of the Toronto Transit Commission's Easier Access Phase Three and Traction Power Upgrade projects in order to meet both Accessibility for Ontarians with Disabilities Act requirements, and requirements to upgrade traction power infrastructure ahead of the major transit line expansions being executed by both Metrolinx and the Toronto Transit Commission.

This report seeks authority to make associated amendments to Code Chapter 937 and City of Toronto Municipal Code Chapter 27, Council Procedures.

Without the delegation of this authority, approximately 11 reports will be required seeking Council approval to grant road / lane closures lasting more than thirty days. The scope of these projects will require boulevard, sidewalk, road, and / or laneway closures associated with excavation, utility relocation, underground construction, and streetscape restoration that will extend beyond thirty days. Delegating this authority to the General Manager, Transportation Services, will significantly reduce the administrative burden on City of Toronto and Toronto Transit Commission project staff, enabling all parties to focus on working with the contractor, local ward councillors and the community to maximize the effectiveness of traffic management and construction scheduling, while minimizing the chance of project delay.

The Infrastructure and Environment Committee recommends that:  

1. City Council authorize the General Manager, Solid Waste Management Services to negotiate and execute any service agreements or amending agreements with any private commercial waste management service provider or municipal entity, for the City of Toronto to be contracted to provide a new premium Drop and Load services and / or Drop and Load service that includes haulage to a third party landfill, based on terms and conditions outlined in this report, for the management of garbage at the City's transfer stations for a period of up to ten (10) years, ending on December 31, 2035, on terms acceptable to the General Manager, Solid Waste Management Services and in a form satisfactory to the City Solicitor.

2. City Council authorize the General Manager, Solid Waste Management Services to negotiate and execute any agreements or amending agreements with any private commercial waste management service provider, only where cost effective, for transfer station services, haulage services, processing services, and any related services for Blue Bin Materials that the City continues to collect from non-eligible sources, for a period of up to ten (10) years, ending on December 31, 2035, on terms acceptable to the General Manager, Solid Waste Management Services and in a form satisfactory to the City Solicitor.

3. City Council, recognizing that the City is no longer required to collect and manage recycling material from eligible sources under Ontario Regulation 391/21, direct the General Manager, Solid Waste Management Services to remove from the waste calendar any references to recycling material collection from eligible sources.

4. City Council authorize the General Manager, Solid Waste Management Services to negotiate an agreement with the Common Collection System Administrator for the City to be a service provider on a new operational model for collecting public space recycling, inclusive of each term and condition stated below and on other terms and conditions acceptable to the General Manager, Solid Waste Management Services, and are in a form satisfactory to the City Solicitor, and to report back to City Council with a draft of the final agreement prior to execution: no financial penalty for contamination; receive at a minimum full cost recovery; Blue Box Materials must go through the City's transfer station network; and the City must provide both City parks and street recycle bin collection.

5. City Council authorize the General Manager, Solid Waste Management Services to negotiate and execute an agreement with Common Collection System Administrator, for the City of Toronto to sell City parks recycling bin assets, based on terms and conditions stated below and on other terms acceptable to the General Manager, Solid Waste Management Services, and in a form satisfactory to the City Solicitor: negotiations for the sale of City-owned parks recycling bins will only proceed if a public space collection service provider agreement cannot be successfully negotiated, bins must be branded or stickered at the expense of the Common Collection System Administrator.

6. City Council direct the General Manager, Solid Waste Management Services to:

a. Distribute the 2026 waste collection schedules through a full standalone mailing in the fourth quarter of 2025; and

b. Report to City Council, through the 2026 budget process, on any further recommendations for the distribution of waste collection schedules.

7. City Council authorize the General Manager, Solid Waste Management Services, to increase Solid Waste Management Services staff complement by four (4) positions, to create a Customer Care team to support collection operations with customer care needs following the transition of the Blue Box program to Extended Producer Responsibility.

The purpose of this staff report is to provide City Council with an update on Solid Waste Management Services' preparation for the Post-Transition Phase (2026 and beyond) of the Blue Box Program's transition to Extended Producer Responsibility. Specifically, this report provides an overview of the following: the recommended utilization of the City's transfer stations post-2025; post-transition operational planning discussions with Circular Materials; public space recycling update, system optimization changes to maintain collection efficiency; and recent advocacy activities.

In addition, as directed by City Council, this report provides an update on the communication plan to inform residents of service provision changes in advance of the Post-Transition Phase.

The Infrastructure and Environment Committee recommends that:  

1. City Council authorize the General Manager, Solid Waste Management Services or designate to negotiate, enter into, and execute any new or amending agreements, or acknowledgements - including on the basis of a non-competitive procurement under Toronto Municipal Code Chapter 195, Purchasing - for contingency external organics processing and external waste haulage up to $2,500,000 per vendor and not to exceed $12,500,000 in total expenditures, on terms acceptable to the General Manager, Solid Waste Management Services, and on terms satisfactory to the City Solicitor.

The City's Green Bin program helps to divert waste from landfill by collecting and

processing organics from approximately 460,000 single-family homes, and approximately half of apartment and condominium units, as well as small businesses, schools and City Divisions, Agencies and Corporations. The City of Toronto owns and operates two organic processing facilities: the Disco Road Organics Processing Facility and the Dufferin Organics Processing Facility. The Disco Road Organics Processing Facility is designed to process 75,000 tonnes of organics per year and the Dufferin Organics Processing Facility is designed to process 55,000 tonnes of organics per year, for a combined City-owned processing capacity of 130,000 tonnes per year. Solid Waste Management Services is currently collecting approximately 168,500 tonnes of organics annually and utilizing third-party processors to supplement the City's processing capacity.

Late last year, the Dufferin Organics Processing Facility experienced various challenges which made it unable to process material. To assist with meeting processing capacity shortfalls, Solid Waste Management Services utilized existing third-party processors and non-competitive procurements.

The purpose of this report is to provide an update on the Dufferin Organics Processing Facility and seek authority to secure additional external organics processing capacity and external haulage, on an as needed or contingency basis to ensure continuity of processing of Green Bin organics in the event of unexpected facility issues and throughout the Council-approved expansion of the Disco Road Organics Processing Facility and improvements to the Dufferin Organics Processing Facility.

The Infrastructure and Environment Committee recommends that:

1. City Council direct the General Manager, Toronto Water, and the Chief Engineer and Executive Director, Engineering and Construction Services, as part of the Enhancing the Capital Construction Delivery Process Initiative, to implement a plan to accelerate delivery of projects identified through the Basement Flooding Protection Program that meet the cost per benefitting property threshold, contingent on the outcome of Recommendation 2.

2. City Council request the General Manager, Toronto Water and the Chief Financial Officer and Treasurer, to report back to City Council through the 2026 Budget Process, on the capital delivery resources and cash flow requirements necessary to support the accelerated delivery of the Basement Flooding Protection Program and highlight any challenges or obstacles constraining acceleration.

This report provides a status update on the Basement Flooding Protection Program, including the completion of studies and the ongoing and future implementation of Basement Flooding Protection Program infrastructure upgrades in alignment with the City's recent efforts to enhance capital construction delivery. It also recommends implementing a plan to accelerate project delivery.

Since its inception in 2006, the Basement Flooding Protection Program has made substantial progress, successfully completing all 67 Basement Flooding studies across the city. These studies have identified nearly 1,200 recommended projects, valued at approximately $18 billion in construction costs, aimed at reducing urban flooding risks. Of those projects identified, approximately 650 were found to meet the program's cost per benefitting property threshold and are eligible to progress to design and construction. At the current rate of project delivery, these projects will take about 50 years to complete. To date, 167 projects have been constructed, reducing flood risk for an estimated 31,000 benefitting properties.

With all studies now complete and following the storm events of the summer of 2024, Council requested an assessment of options to accelerate the construction of the remaining Basement Flooding Protection Program projects taking into consideration findings from Engineering and Construction Services’ review of capital delivery models for large complex municipal infrastructure programs and projects.

The Basement Flooding Protection Program, delivered by Engineering and Construction Services, will align with the recommendations from the Enhancing the Capital Construction Delivery Process Initiative, a culmination of industry research, City-led analysis, and Council direction. This may include improvements to project execution through the Integrated Project Management Framework, enhancements to community engagement, refinement of procurement and vendor management, and the exploration of new delivery models and contracts. These measures will increase efficiency and accelerate the delivery of Basement Flooding Protection Program projects.

Preliminary estimates suggest that if Toronto Water increased annual Basement Flooding Protection Program construction expenditures by $50 million, and the necessary resources and supports (such as procurement and contract management frameworks) were in place, the delivery rate could increase by 50 percent. This would benefit an additional 1,000 properties per year and reduce the schedule to complete Basement Flooding Protection Program projects within the cost per benefitting property threshold from 50 years to approximately 35 years.

The Infrastructure and Environment Committee recommends that:

1. City Council request the the General Manager, Transportation Services, and the Chief Engineer and Executive Director, Engineering and Construction Services, to investigate options to accelerate the installation of barriers and related construction on the Leaside Bridge, in line with the new Enhancing Capital Construction delivery program and Integrated Project Management Framework.
 

2. City Council request the General Manager, Transportation Services, and Chief Engineer and Executive Director, Engineering and Construction Services, in consultation with Toronto Public Health, to implement immediate safety measures where possible and report back to September 26, 2025 meeting of Infrastructure and Environment Committee with an update and plans for further interim safety measures, including potential costs and timelines for installation.

3. City Council direct the General Manager, Transportation Services, in consultation with Toronto Public Health, to request the Provincial Deputy Minister of Transportation, Deputy Minister of Infrastructure, and Deputy Minister of Health help fund the implementation of suicide prevention infrastructure in Toronto.

4. City Council request the General Manager, Transportation Services and the Chief Procurement Officer to consider using sole-source procurements where possible in order to accelerate the design and / or construction of safety infrastructure on the Leaside Bridge.

The Leaside Bridge, also known as the Millwood Overpass Bridge (Bridge ID 105), has been identified as a high-risk location for suicide. Research indicates that implementing barriers on bridges can significantly reduce suicide deaths, without leading to increased deaths at other locations.

In response to the request from City Council, as well as work planned by Transportation Services following the report Item 2018.EX34.16 adopted by Executive Committee, Transportation Services worked with Engineering and Construction Services to conduct a barrier feasibility study for Leaside Bridge and an associated Heritage Impact Assessment.

This report outlines the study’s findings, evaluates potential alternatives, and provides a summary of next steps to move forward with implementing a permanent solution that balances safety, aesthetics, functionality, constructability and cost.

HELP IS AVAILABLE

If you or someone you know is at risk of suicide, seek help right away. Support is

available from experienced professionals who are ready to listen and assist.

In an emergency: Call 911 if you are in immediate danger, experiencing a crisis, or

need urgent medical assistance.

For suicide support: Call or text 9-8-8 for free, 24/7, and confidential support.

For other services: Call 211 to be connected to mental health and social services.

For more resources: Visit the City of Toronto’s Mental Health Resources page.

You are not alone—help is just a call, text, or click away.

The Infrastructure and Environment Committee recommends that:

1. City Council approve Toronto's Dog Off-Leash Strategy as set out in Attachment 1 to the report (March 27, 2025) from the General Manager, Parks and Recreation, replacing the People, Dogs and Parks - Off-leash Policy, adopted by City Council at its meeting on January 26 and 27, 2010.

Howie Dayton, General Manager, Parks and Recreation, gave a presentation on Toronto's Dog Off-Leash Strategy: A Citywide Approach to Dogs Off-Leash Areas.

In response to Council direction (2023.IE6.8, 2023.MM19.3), this report proposes an updated citywide Toronto Dog Off-Leash Strategy (“Strategy”) to serve as both a framework and decision-making tool to guide planning, locating, designing, building, maintaining, and upgrading off-leash areas, as well as promoting responsible dog ownership through education and enforcement and engaging residents including off-leash area users. In addition, the report proposes guidance for Commercial Dog Walker use of off-leash areas.

Toronto is home to more than three million people, and it is estimated that Toronto may be home to 600,000 or more dogs. Currently the City of Toronto's off-leash area network includes 81 off-leash areas, distributed across 21 wards which vary widely in size, design, amenities, and age. An additional 13 off-leash areas are under development and are anticipated for delivery over the next two years, which will bring the total to 94 off-leash areas in 23 wards by 2027.

Off-leash areas are an important part of Toronto’s park system and have become cherished community assets across the city. Off-leash areas are designated spaces where dogs can exercise, play, and socialize off-leash with other dogs. Off-leash areas enhance the well-being of dog owners by providing spaces for people to socialize with community members, spend time outdoors, and exercise.

Toronto’s Dog Off-Leash Strategy (“Strategy”) represents the next chapter for off-leash areas as the City of Toronto works to improve the park experience for all visitors, including both dogs and people. The Strategy builds on the City's existing approach in place since 2010 for new off-leash area development and seeks to refine and update to reflect Toronto's growth that has seen more people and dogs living together in increasingly dense communities and sharing limited parkland with many competing demands. Toronto’s updated Strategy takes a citywide approach and is underpinned by the following goals:

Goal 1: Plan Proactively. Implement a citywide and proactive approach to planning for new off-leash area development integrated with the Parks and Recreation Facilities Plan.

Goal 2: Engage Community. Reinforce and strengthen the important role that residents including off-leash area users play in creating well-functioning and welcoming spaces across the off-leash area network.

Goal 3: Design, Locate, and Build Quality off-leash areas. Locate and build off-leash areas to a high and consistent standard with consideration to adjacent land uses and the natural environment.

Goal 4: Maintain - Keep Every off-leash area Clean and Well-Cared For. Maintain off-leash areas to a high and consistent standard.

Goal 5: Improve - Sustain and Increase Value. Improve existing off-leash areas through ongoing state-of-good repair investments.

Goal 6: Ensure Responsible Use of off-leash areas. Communicate and enforce simple and consistent rules of conduct at off-leash areas to support bylaw compliance through education and enforcement.

Goal 7: Commercial Dog Walker Access. Support Commercial Dog Walker access to off-leash areas by implementing guidance at new off-leash areas.

The review was informed by extensive public and off-leash area user engagement, a review of best practices from jurisdictions in Canada and internationally, as well as the City-wide Study for Existing City of Toronto Dogs Off-Leash Areas ("2021 Study"), which has guided a number City improvements to off-leash area design, operations and maintenance, and administration to date. The work was undertaken through a combination of staff efforts supported by the consulting services of thinc design, a Toronto-based landscape architecture and planning firm. In addition, an interdivisional staff team that included representatives from Environment, Climate and Forestry, Municipal Licensing and Standards, and six Parks and Recreation branches provided leadership and oversight on this review. Further City Planning, and Solid Waste Management Services were consulted and provided advice.

This updated approach is supported by stakeholders who have encouraged the City to take a more proactive and comprehensive approach to off-leash area planning, design, maintenance, and stewardship, commensurate with off-leash area approaches in other major cities. If approved, the Strategy will replace the City's 2010 Off-leash Policy.

Finally, this report, as requested by City Council, also explored the feasibility of an off-leash dog track or an off-leash area along the York Beltline Trail in response to 2024.IE11.10. Staff have reviewed the location with the Ward Councillor with a view to serve as many people and dogs as possible. Discussions are ongoing. No further report back is anticipated at this time.

The Infrastructure and Environment Committee recommends that:

1. City Council request the General Manager, Solid Waste Management Services, to consider changing the garbage collection schedule for the west-end areas of Ossington Avenue, Queen Street West, and College Promenade areas from Thursdays to off-peak evenings such as Monday or Tuesday, in order to support the upcoming patio season and enhance the overall experience for residents and visitors, and

a. Engage and consult with local residents, businesses, the Ossington Business Improvement Area, the Queen West Business Improvement Area and the College Promenade Business Improvement Area to gather their input on whether this change would meet the community's needs; and

b. Report to Infrastructure and Environment Committee, as needed, with any recommendations resulting from the consultations with residents, businesses, and the Business Improvement Area.

As we approach the patio season, the busiest evenings for hospitality and retail services in the west-end areas of Ossington, Queen West, and College Promenade are Thursday through Saturday.

Currently, garbage collection is scheduled for Thursday nights, which has been identified as a less-than-ideal time for both residents and businesses.

1. Impact on Dining Experience: The presence of garbage bins on Thursday nights negatively impacts the dining experience for patrons enjoying the vibrant nightlife and outdoor dining options.

2. Feedback from Community: Numerous residents and commercial businesses have expressed concerns that Thursday is not the best night for garbage collection.

3. Support for Night Economy: Adjusting the garbage collection schedule to an off-peak evening such as Monday or Tuesday would better support the thriving night economy by ensuring cleaner streets during peak business hours.

By adjusting the garbage collection schedule, we can create a more pleasant environment for dining and shopping, thereby supporting the local economy and improving the quality of life for residents and visitors alike.

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 7-9 Wardlaw Crescent substantially in accordance with the draft Zoning By-law Amendment included as Attachment 5 to the report (March 27, 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 direct the Executive Director, Housing Secretariat, in collaboration with the local Councillor, to support the integration of the new homes at 7-9 Wardlaw Crescent and promote community cohesion and safety by taking the following actions:
 

a. work with the housing provider and nearby shelter operator, Salvation Army and the Toronto Shelter and Support Services Division to establish a joint Community Liaison Committee;
 

b. work with the Community Liaison Committee and community stakeholders to conduct a community safety assessment and bring forward recommendations to relevant City Divisions, the housing provider of 7-9 Wardlaw Crescent, and consider recommendations in determining final building design, greenspace and landscaping.
 

4. City Council direct the General Manager, Transportation Services, to consider feedback received through the community engagement process and explore opportunities to improve parking access and road safety in the vicinity of 7-9 Wardlaw Crescent and progress necessary improvements, in consultation with the local Councillor.

The Planning and Housing Committee held a statutory public meeting on April 10, 2025, and notice was given in accordance with the Planning Act.

This report reviews and recommends approval of a City-initiated Zoning By-law Amendment to permit a four-storey (15-metre, excluding mechanical penthouse) residential apartment building with 51 new affordable rental dwelling units with wrap-around supports at 7-9 Wardlaw Crescent in the Rexdale neighbourhood.

This project will support the City in delivering a full range of housing opportunities, aligned with the objectives of the Official Plan. It also supports the delivery of the HousingTO 2020-2030 Action Plan ("HousingTO Plan") target of approving 65,000 rent-controlled homes, including 18,000 supportive homes, within complete communities. Further, this project builds upon significant and successful City experience in leading or supporting the creation of new affordable and supportive housing, with twenty-five developments completed or underway in thirteen wards across Toronto since 2020.

Approval of the recommendations in this report will enable the City to move quickly to start construction on this project in summer 2025, with completion in fall 2026 to ensure 51 residents in need of permanent, affordable housing with supports have a safe place to call home. This includes people from equity-deserving groups such as seniors, youth, refugees/newcomers, and people experiencing or at risk of homelessness.

This supplementary report provides additional information for Planning and Housing Committee about the community engagement process undertaken related to the new supportive housing development at 7-9 Wardlaw Crescent. Attachment 1 to this supplementary report contains the Community Engagement Summary report prepared by the City’s engagement consultant, summarizing the engagement activities, what was heard, and feedback provided.

The Planning and Housing Committee recommends that:

1. City Council adopt the Rental Replacement Handbook, in Attachment 1 to the report (March 27, 2025) from the Chief Planner and Executive Director, City Planning, as the guidelines for Rental Housing Demolition applications and direct the Chief Planner and Executive Director, City Planning, in consultation with the Executive Director, Development Review, to use the Guidelines in the evaluation of new and under review Rental Housing Demolition applications.

2. City Council request the Chief Planner and Executive Director, City Planning, report to the Planning and Housing Committee prior to January 23, 2026 on potential additional measures and resources to support tenants facing Demovictions, including:

a. The outcome of stakeholder consultation related to designing an updated process for vulnerable tenants; 

b. An assessment of divisional resourcing supporting Rental Housing Demolition applications; and

c. Approaches to comprehensively distribute the Rental Replacement Handbook,  including requiring Landlords to post on the Handbook on tenant boards where applicable, and providing physical copies at local housing help centres, community centres, libraries, and other public spaces. 

3. City Council direct the City Solicitor, in consultation with the Chief Planner and Executive Director, City Planning, to include requirements in Section 111 agreements for owners to provide tenants copies of the agreement at no cost.

4. City Council request the Executive Director, Housing Secretariat, in consultation with tenant organizations and Councillors, to report to Planning and Housing Committee prior to January 23, 2026 on a review of the adequacy of funding for the Tenant Support Program, including but not limited to, increasing access to pro bono legal representations, defending tenants from Above Guideline Rent Increases, and advocacy support.

This report responds to City Council’s request for the Chief Planner and Executive Director, City Planning to evaluate the current approach to calculating rent gap assistance, report back on compliance with tenant assistance policies, and publish updated implementation guidelines for Rental Housing Demolition applications submitted under Chapter 667 of Toronto Municipal Code (“Chapter 667”) that require replacement of existing rental housing.

Throughout November and December 2024, staff undertook consultations with tenants, development industry and tenant advocacy stakeholder groups. This report provides an overview of consultation feedback, highlights areas of implementation that stakeholders identified for improvement, and outlines recent and ongoing rental replacement process changes to address stakeholder feedback, including continuous engagement with tenants, data collection practices, and enforcement of the rental demolition policy framework.

Staff have drafted a Rental Replacement Handbook (the "Handbook"), which sets out updated rental replacement implementation practices and is included as Attachment 1. It will be posted on the City’s website following review by key stakeholders. The Handbook is a new plain-language resource that will provide transparency and guidance to members of the public and the development industry. Staff will continue to consult on the Handbook with stakeholders for ongoing improvement.

Staff have evaluated and consulted on the current approach for calculating rent gap assistance. Based on the analysis and consultations, staff recommend maintaining the current approach of using use Canadian Mortgage and Housing Corporation data for average market rents for rental units built in or after 2015, with an adjustment to use zone specific data where available.

Legal Services, Housing Secretariat, and Toronto Building were consulted in the preparation of this report.

The Planning and Housing Committee recommends that:

1. City Council state its intention to designate the property at 750 Yonge Street under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 750 Yonge Street (Reasons for Designation) attached as Attachment 1to the report (March 14, 2025) from the Chief Planner and Executive Director, City Planning.

2. City Council state its intention to designate the property at 752 Yonge Street under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 752 Yonge Street (Reasons for Designation) attached as Attachment 2 to the report (March 14, 2025) from the Chief Planner and Executive Director, City Planning.

3. City Council state its intention to designate the properties at 756-758 Yonge Street under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 756-758 Yonge Street (Reasons for Designation) attached as Attachment 3 to the report (March 14, 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 Bills 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 four adjacent properties at 750 Yonge Street (including entrance address at 750A Yonge Street), 752 Yonge Street (including entrance addresses at 752A Yonge Street and 754 Yonge Street), 756 Yonge Street and 758 Yonge Street (hereafter referred to as 756-758 Yonge Street) under Part IV, Section 29 of the Ontario Heritage Act for their cultural heritage value according to the Statements of Significance, which include descriptions of heritage attributes, found in Attachments 1, 2, and 3.

The subject properties at 750, 752, and 756-758 Yonge Street are located on the west side of Yonge Street, mid-block between Charles Street West and Bloor Street West, in the Bay-Cloverhill neighbourhood. A location map and current photograph of the heritage properties are found in Attachment 4.

The properties at 750, 752, and 756-758 Yonge Street contain three contiguous three-storey buildings constructed in 1912, 1890, and 1909, respectively. 750 Yonge Street is a mixed-use commercial building designed by the architects Curry and Sparling in the Renaissance Revival style. 752 and 756-758 Yonge Street are mixed-use commercial buildings designed in the Edwardian Classicism architectural style. Collectively, the properties help maintain and support the historic commercial main street character of Yonge Street, south of Bloor Street, through their consistent low-rise scale, form and massing, and their late-nineteenth to early-twentieth century architectural styles.

All of the subject properties at 750, 752, and 756-758 Yonge Street are included on the City of Toronto's Heritage Register.

Staff have determined that the properties at 750, 752, and 756-758 Yonge Street have cultural heritage value. 750 Yonge Street meets 4 of the Ontario Regulation 9/06 criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act. 752 and 756-758 Yonge Street each meet 3 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.

On January 1, 2023, amendments to the Ontario Heritage Act (the Act) through the More Homes Built Faster Act, 2022 (Bill 23) came into effect. Under the Act, as amended, 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 now limits listing to a period of two years.

As of January 1, 2023, should a property be subject to an Official Plan Amendment, Zoning By-law Amendment and/or Draft Plan of Subdivision Application, 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 subject properties at 750 and 756 Yonge Street were listed on the City's Heritage Register on May 10, 11 and 12, 2023 with the new two-year limit. Council must decide on or before its April 23, 24, 25, 2025 meeting to provide sufficient time for the City Clerk to issue a notice of intention to designate before the properties will be removed from the Register.

The subject properties at 752 and 758 Yonge Street were listed on the City's Heritage Register on March 10, 2016, and have been identified as candidates for designation through the City's implementation of Bill 23 amendments to the Ontario Heritage Act and the strategy for Listed Properties that must be removed from the Register by January 1, 2027.

Designation enables City Council to review proposed alterations or demolitions to the property and enforce heritage property standards and maintenance. Designation also gives property owners access to City of Toronto heritage incentive programs.

At its meeting on March 21, 2025 the Toronto Preservation Board considered Item PB29.2 and made recommendations to City Council.

Summary from the report (March 7, 2025) from the Senior Manager, Heritage Planning, Urban Design, City Planning:

 
This report recommends that City Council state its intention to designate the four adjacent properties at 750 Yonge Street (including entrance address at 750A Yonge Street), 752 Yonge Street (including entrance addresses at 752A Yonge Street and 754 Yonge Street), 756 Yonge Street and 758 Yonge Street (hereafter referred to as 756-758 Yonge Street) under Part IV, Section 29 of the Ontario Heritage Act for their cultural heritage value according to the Statements of Significance, which include descriptions of heritage attributes, found in Attachments 1, 2, and 3.

The subject properties at 750, 752, and 756-758 Yonge Street are located on the west side of Yonge Street, mid-block between Charles Street West and Bloor Street West, in the Bay-Cloverhill neighbourhood. A location map and current photograph of the heritage properties are found in Attachment 4.

The properties at 750, 752, and 756-758 Yonge Street contain three contiguous three-storey buildings constructed in 1912, 1890, and 1909, respectively. 750 Yonge Street is a mixed-use commercial building designed by the architects Curry and Sparling in the Renaissance Revival style. 752 and 756-758 Yonge Street are mixed-use commercial buildings designed in the Edwardian Classicism architectural style. Collectively, the properties help maintain and support the historic commercial main street character of Yonge Street, south of Bloor Street, through their consistent low-rise scale, form and massing, and their late-nineteenth to early-twentieth century architectural styles.

All of the subject properties at 750, 752, and 756-758 Yonge Street are included on the City of Toronto's Heritage Register.

Staff have determined that the properties at 750, 752, and 756-758 Yonge Street have cultural heritage value. 750 Yonge Street meets 4 of the Ontario Regulation 9/06 criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act. 752 and 756-758 Yonge Street each meet 3 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.

On January 1, 2023, amendments to the Ontario Heritage Act (the Act) through the More Homes Built Faster Act, 2022 (Bill 23) came into effect. Under the Act, as amended, 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 now limits listing to a period of two years.

As of January 1, 2023, should a property be subject to an Official Plan Amendment, Zoning By-law Amendment and/or Draft Plan of Subdivision Application, 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 subject properties at 750 and 756 Yonge Street were listed on the City's Heritage Register on May 10, 11 and 12, 2023 with the new two-year limit. Council must decide on or before its April 23, 24, 25, 2025 meeting to provide sufficient time for the City Clerk to issue a notice of intention to designate before the properties will be removed from the Register.

The subject properties at 752 and 758 Yonge Street were listed on the City's Heritage Register on March 10, 2016, and have been identified as candidates for designation through the City's implementation of Bill 23 amendments to the Ontario Heritage Act and the strategy for Listed Properties that must be removed from the Register by January 1, 2027.

Designation enables City Council to review proposed alterations or demolitions to the property and enforce heritage property standards and maintenance. Designation also gives property owners access to City of Toronto heritage incentive programs.

The Planning and Housing Committee recommends that:

1. City Council approve the application to amend Subsection 4G of Schedule C, Additional Special Sign District Regulations, to Chapter 694, Signs, General, to replace references to the previous name of the square with respect to regulations concerning the sign copy allowed to be displayed, and replace these references with the current name of the square; as well as replacing the modified permitting regime contained within Subsection 4G, with the standard permitting regime otherwise applicable for signs; substantially in accordance with the draft by-law set out in Attachment 1 to the report (March 26, 2025) from the Chief Building Official and Executive Director, Toronto Building.

2. City Council amend Chapter 694, Signs, General, to replace all incidents of the phrase “Dundas Square Special Sign District” with the phrase “Sankofa Square Special Sign District” and incidents of the phrase “DS-SSD” with the phrase “SK-SSD”, substantially in accordance with the draft by-law set out in Attachment 2 to the report (March 26, 2025) from the Chief Building Official and Executive Director, Toronto Building.

In 2017, City Council adopted amendments to the Sign By-law (the “2017 Amendment”) to facilitate the installation of signage at 1 Dundas Street East (now Sankofa Square), previously known as Yonge-Dundas Square (“The Square”). The signage proposal included five electronic ground signs and two electronic roof signs featuring a mix of third-party advertising, event displays, information about upcoming events, art installations, and event sponsorships. Additionally, two of the seven signs were required to display sign copy consisting of either the phrase "Yonge-Dundas Square" or logos identifying Yonge-Dundas Square.

In December 2023, City Council officially renamed Yonge-Dundas Square to Sankofa Square. However, the provisions of the 2017 Amendment specifically referred to the former name of the square and do not accommodate the name change adopted in 2023. Also, as part of the 2017 Amendment, the seven electronic signs were permitted on the condition that the sign permits would expire after a ten-year term, specifically on July 31, 2027, and would not be subject to renewal.

Since their installation, the seven signs permitted in the 2017 Amendment have become an integral part of The Square, contributing to its sense of place and suitability as a dynamic event space in downtown Toronto.

The Sankofa Square Board of Management (the “Applicant”) has submitted a Sign By-law amendment application (the “Proposed Amendment”) for 1 Dundas Street East where The Square is located. The Proposed Amendment seeks revisions to the 2017 Amendment which will modify the clauses in the area-specific By-law requiring the display of “Yonge-Dundas Square” and the provisions concerning the permit expiry of the seven electronic signs.

Toronto Building conducted a thorough review of the application and supporting materials. The Chief Building Official (the “CBO”) is of the opinion that since their installation, the seven signs allowed and regulated by Subsection 4G have become an integral part of the Square, contributing to its sense of place and suitability as a dynamic event space in downtown Toronto. The Chief Building Official believes that the requested amendment aligns with the broader goals of the City, the objectives of the Sign By-law, and the specific regulations for the premises and surrounding area. Therefore, the Chief Building Official supports Council approval of the Proposed Amendment.

In addition, the Chief Building Official is proposing that similar changes to reflect the 2023 name change be adopted within the Sign By-law as a whole, specifically that all references to the Dundas Square Special Sign District or (DS-SSD) in the Sign By-law be changed to the Sankofa Square Special Sign District or (SK-SSD).

The Planning and Housing Committee recommends that:

1. City Council direct that a new chapter in the City of Toronto Municipal Code titled, Toronto Municipal Code Chapter 513, Housing Programs, be established substantially in the form attached as Attachment 1 to the report (March 27, 2025) from the Executive Director, Housing Secretariat, and require that the chapter apply to all municipal housing facilities in Toronto unless otherwise exempted in the by-law.

2. City Council repeal City of Toronto By-law 713-2024 to enact a new municipal Housing Facility By-law and to repeal By-law 183-2022.

3. City Council authorize the Executive Director, Housing Secretariat to negotiate and enter into, on behalf of the City, Municipal Housing Project Facility Agreements for housing purposes for up to 20 years with Housing Services Act, 2011 Part VII.1 Community Housing Providers to secure affordable housing in accordance with the new Toronto Municipal Code Chapter 513, Housing Programs as set out in Part 1 above on terms and conditions satisfactory to the Executive Director, Housing Secretariat and in a form approved by the City Solicitor.

4. City Council authorize an exemption, for Housing Services Act, 2011 Part VII.1 Community Housing Providers who have entered into a Municipal Housing Project Facility Agreement pursuant to Part 3 above, from taxation for municipal and school purposes and authorize staff to cancel or refund any taxes paid after the Effective Date of exemption from taxation for municipal and school purposes as set out in the applicable Municipal Housing Project Facility Agreement with the Housing Services Act, 2011 Part VII.1 Community Housing Provider.

5. City Council authorize the Executive Director, Housing Secretariat to negotiate, on behalf of the City, service agreements with Housing Services Act, 2011 Part VII.1 Community Housing Providers that incorporate the requirements of a social housing program under s. 453.1 of the City of Toronto Act, 2006, upon terms and conditions satisfactory to the Executive Director, Housing Secretariat and in a form satisfactory to the City Solicitor.

6. City Council authorize the Executive Director, Housing Secretariat, together with the Chief Financial Officer and Treasurer, to forgive, extend, or otherwise amend the financial terms and conditions of existing City loan agreements with Community Housing Providers, issued from the Social Housing Stabilization Reserve Fund (XQ1106) and Social Housing Federal Reserve Fund (XR2105) as identified in Table 2, on a case-by-case basis.

7. City Council direct the Executive Director, Housing Secretariat, together with the Chief Financial Officer, to implement a case-by-case approach, in their sole discretion, forgive, extend or otherwise amend Provincial loan agreements with Housing Services Act, 2011, Part VII Community Housing Providers that have been transferred to the City of Toronto.

8. City Council direct the Executive Director, Housing Secretariat to continue to advocate with the provincial and federal governments for increased, predictable, and sustainable funding to address the capital repair needs of Community Housing Providers.

9. City Council request the Government of Ontario to allow residents of community housing projects that are exempted from taxation for municipal and school purposes to be eligible for the Ontario Energy and Property Tax Credit component of the Ontario Trillium Benefit.

10. City Council enact a site specific by-law amending the criteria for "Affordable Housing" in the Toronto Municipal Code Chapter 513, Housing Programs as set out in Part 1 above, to exempt a total of 142 affordable rental housing units at the addresses listed in Table 5 to this report (March 27, 2025) from the Executive Director, Housing Secretariat, owned and operated by Houselink and Mainstay Community Housing from the restriction that affordable rental housing units be “new” to meet the definition of Affordable Housing in the Toronto Municipal Code Chapter 513, Housing Programs as set out in Part 1 above.

11. City Council authorize the Executive Director, Housing Secretariat to negotiate and enter into, on behalf of the City, a Municipal Housing Project Facility Agreement (the “City's Contribution Agreement”) with Houselink and Mainstay Community Housing as further described in Table 4 in the Financial Impact section of this report (March 27, 2025) from the Executive Director, Housing Secretariat, to secure affordable housing in accordance with the Toronto Municipal Code Chapter 513, Housing Programs as set out in Part 1 above, on terms and conditions satisfactory to the Executive Director, Housing Secretariat, and in a form approved by the City Solicitor.

12. City Council authorize an exemption from taxation for municipal and school purposes for Houselink and Mainstay Community Housing for the properties and periods of time described in Table 4 in the Financial Impact section of the report (March 27, 2025) from the Executive Director, Housing Secretariat, with the tax exemption being effective from the Effective Date as set out in the City's Municipal Housing Project Facility Agreement.

13. City Council authorize the Chief Financial Officer and Treasurer to cancel or refund any taxes paid after the Effective Date of the Municipal Housing Project Facility Agreement with Houselink and Mainstay Community Housing.

14. City Council authorize the City Solicitor to introduce the necessary Bills and make such stylistic and technical changes to the draft Toronto Municipal Code Chapter 513, Housing Programs as may be required.

In June 2024, City Council adopted PH13.9 - Community Housing Sector Modernization and Growth Strategy (“Strategy”), which recommended a new approach to protect the City's existing community housing stock. The strategy included a focused initiative on renewing partnerships with Community Housing Providers with expiring mortgages under the Housing Services Act 2011 (HSA), Part VII.

To further advance the actions adopted by Council through the Community Housing Sector Modernization and Growth Strategy to support the operational and capital needs of Community Housing Providers, this staff report recommends Community Housing Providers to be governed under the Housing Services Act Part VII.1, enter into a Municipal Housing Project Facility Agreement to maintain units at an affordable rent, in exchange for a property tax exemption for an initial twenty-year period. The property tax exemption will continue to provide financial relief that is already provided by the subsidy paid under Part VII of the Housing Services Act funding formula.

Providing property tax exemptions to these community housing projects will help maintain over 16,000 affordable rental homes in a state of good repair, preserving some of the City’s most affordable homes for residents. This report also recommends that the City amend any existing loan agreements between the City and Community Housing Providers who enter into a Service Agreement, on a case-by-case basis where necessary.

In addition, a site-specific property tax exemption is recommended for Houselink and Mainstay Community Housing (“Houselink”) for eight buildings located at their newly acquired Finchurst site, which will ensure the on-going affordability for 142 homes of this former federal housing project that supports military veterans and their families.

The Planning and Housing Committee recommends that:

1. City Council adopt the Academic Housing Strategy and its recommended actions as outlined in this report and Attachment 1 to the report (March 27, 2025) from the Executive Director, Housing Secretariat, as part of the City’s HousingTO 2020-2030 Action Plan.

2. City Council direct the Executive Director, Housing Secretariat to develop a five-year implementation plan for the Academic Housing Strategy.

3. City Council direct the Executive Director, Housing Secretariat to provide annual update reports on the Academic Housing Strategy as part of annual update reports on the HousingTO 2020-2030 Action Plan.

4. City Council direct the Executive Director, Housing Secretariat and Executive Director, Housing Development Office to identify a pilot affordable student housing project on public land delivered in partnership with Canada Mortgage and Housing Corporation, not for profit housing provider(s) and academic institutions and report back by the fourth quarter of 2026 on potential projects, associated costs of municipal incentives, and support required from provincial, federal and Canada Mortgage and Housing Corporation sources to deliver the pilot project. 

5. City Council direct the Executive Director, Housing Secretariat, in consultation with the Chief Planner and Executive Director, City Planning, and Chief Financial Officer and Treasurer, and if necessary consult with the City Solicitor, to identify opportunities for expanding City financial support to create new, and preserve and revitalize existing affordable student housing options.

6. City Council authorize the Executive Director, Housing Secretariat to enter into a data sharing agreements with post-secondary institutions of the Academic Institutions Working Group described in this report to implement the Academic Housing Strategy, and including authorizing the use, sharing, analysis, and reporting of socio-demographic and disaggregated survey data collected and received by the Housing Secretariat from students, staff and faculty attending the post-secondary institutions, for the purposes of informing post-secondary specific housing initiatives, on terms and conditions satisfactory to the Executive Director, Housing Secretariat, and in a form satisfactory with the City Solicitor.

In December 2022, City Council directed staff to develop a post-secondary housing strategy in partnership with post-secondary institutions aimed at increasing the availability of student housing. The proposed Academic Housing Strategy (Strategy) provides a snapshot of housing needs of post-secondary students in Toronto and outlines a framework for action by the City, other orders of government, and academic institutions to address their immediate and longer-term housing needs. The delivery of this Strategy is also a City commitment through the federal Housing Accelerator Fund (HAF).

Toronto’s post-secondary institutions are leading contributors to the City’s economy and important sources of job creation, skills training, and research and innovation. They are critical in maintaining a talent pipeline that supports the economic growth of the city and advancing student success and well-being is a key part of maintaining that pipeline. This is at the core of their missions, as academic institutions continue to advance educational priorities for students within their regulatory and financial capacity.

In Toronto, it is estimated that over 350,000 students are enrolled in public academic institutions. In recent years, an increasing number of post-secondary students have been struggling to meet their basic needs for housing, food, and other life necessities. The higher costs of living, coupled with financial assistance programs that do not reflect increasing costs, are leaving more students financially stretched and overwhelmed. While this is a national trend, it is more prevalent in Toronto, where housing costs are already some of the highest in the country. As a result, more post-secondary students are relying on food banks and homelessness services; they are more likely to experience precarious housing situations and live in over-crowded homes; and are increasingly more vulnerable to housing scams and fraud. In addition, institutions are facing financial constraints; an over-reliance on international student fees, and changing immigration policies that make it challenging to predict and prepare for their financial future. This makes it particularly challenging for institutions to plan and respond to the diverse housing needs of their students.

The Proposed Academic Housing Strategy

The development of this Strategy was directly informed by extensive consultation with nearly 2,000 students, staff and faculty across public colleges and universities in Toronto, as well as subject matter experts from academic, and non-profit and private housing sectors. The engagement process was held in partnership with Toronto’s academic institution partners and included:

- Online surveys;

- Campus drop-in sessions;

- Key informant interviews;

- Focus groups; and

- Student-led “consultation-in-a-box" sessions.

The results of the engagement offer first-hand insight into experiences, challenges, and barriers that students in Toronto are facing. In particular, students highlighted challenges with affordability of life, burdens of commuting, poor quality of housing, discrimination, and limitations in finding housing that met their needs. The results have also shown the need to conduct additional meaningful engagement with First Nation, Inuit and Métis students, faculty and staff to ensure their unique and distinct voices are included.

The Strategy aims to achieve five overarching strategic priorities:

1. Strengthen Policy and Partnerships for Academic Housing

2. Expand and Fund Affordable Student Housing

3. Unlock Land and Infrastructure for Student Housing

4. Ensure Safe, Secure, and Equitable Student Housing

5. Enhance Wrap-Around Support for Students

These strategic priorities are aligned with the City’s priorities and objectives, and its 17 proposed actions will be implemented over the next five years through the implementation of the HousingTO 2020-2030 Action Plan.

Recent federal and provincial announcements introducing caps on international students as well as changes introduced through Bill 185, Cutting Red Tape to Build More Homes Act, 2024 (exempting publicly assisted post-secondary institutions from the Planning Act, among other measures), have and continue to change the post-secondary housing landscape.

The City’s actions to improve housing outcomes for post-secondary students will continue to reflect the federal and provincial legislative and funding environment to ensure consistency and alignment across all orders of government, and to ensure a whole-of-government and whole-of-community approach to addressing the housing needs of post-secondary students, faculty and staff.

The Planning and Housing Committee recommends that:

1. City Council approve the Initial Development Proposal outlined in this report as the initial project concept for the revitalization of Toronto Community Housing Corporation's properties located at 1-154 Swansea Mews (“Swansea Mews”).

2. City Council request that the Toronto Community Housing Corporation Board of Directors direct the appropriate officers to submit a Rental Housing Demolition and Conversion application to demolish the existing uninhabitable vacant 154 social housing units located at Swansea Mews, and address replacement obligations and provide an acceptable Tenant Relocation and Assistance Implementation Plan in conjunction with Official Plan Amendment, and Zoning By-Law Amendment applications. 

3. City Council authorize and request the Executive Director, Development Review, to defer payment of all planning application fees at 1-154 Swansea Mews until such time as Toronto Community Housing Corporation submits a Site Plan Application.

4. City Council authorize the Executive Director, Development Review to enter into an agreement with Toronto Community Housing Corporation setting out the terms and conditions of the deferral of all planning application fees in a form acceptable to the City Solicitor.

5. City Council authorize and request the Chief Planner and Executive Director, City Planning to waive the fees associated with the Rental Housing Demolition applications at 1-154 Swansea Mews.

6. City Council authorize and request the Chief Building Official and Executive Director, Toronto Building to waive the fees associated with the demolition permit applications at 1-154 Swansea Mews.

7. City Council request the Deputy City Manager Development and Growth Services, Executive Director, Housing Development Office, and Executive Director, Development Review in collaboration with the appropriate City Divisions, CreateTO and Toronto Community Housing Corporation, report to City Council for approval of both an Actions Report and Planning Report, respectively, for Swansea Mews in accordance with Stage 2: Procurement and Final Consents of the approvals framework for Toronto Community Housing Corporation Revitalization projects in the fourth quarter of 2025.  

8. City Council request the Deputy City Manager Development and Growth Services and Executive Director, Housing Secretariat, in consultation with the President and Chief Executive Officer, Toronto Community Housing Corporation, engage other orders of government to request funding and low-cost financing necessary to deliver the Swansea Mews Revitalization, including:

a. to forward this report to the Ontario Minister of Municipal Affairs and Housing to request program and financial support for the implementation of the Swansea Mews revitalization project; and

b. engage with Canada Mortgage and Housing Corporation and Housing, Infrastructure, and Communities Canada to examine funding and low-cost financing opportunities to support the Swansea Mews revitalization.

9. City Council direct that the confidential information contained in Confidential Attachment 1 remain confidential in its entirety, until such time as the Toronto Community Housing Corporation agrees that the confidential information may be disclosed to the public.

The Swansea Mews community is a 5.3 acre Toronto Community Housing Corporation (TCHC) property located at the intersection of the Queensway and Windermere Avenue consisting of 154 rent-geared to income (RGI) homes in nine 4-storey blocks of stacked townhomes. Following an incident of structural failure, an Emergency Order was issued by the Chief Building Official in June 2022 and all residents were immediately relocated offsite. Based on independent, professional reports, the structural failure was determined to be due to a defect in the building’s original construction. Faced with the risks of future structural failures, demolition was determined to be the only viable course of action. Today, the buildings remain vacant and uninhabitable. 108 households maintain a right to return to the once it is redeveloped and the homes are replaced.

Toronto Community Housing Corporation has over two decades of experience in the successful revitalization of its communities, in partnership with residents. Toronto Community Housing Corporation 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 predevelopment, design, construction, and community engagement and relocation. Toronto Community Housing Corporation’s 10-year development plan, in partnership with the City, aims to deliver over 10,000 new homes in our city by 2035. Swansea Mews is a critical site within this development plan.

On July 16, 2019, through Item No. PH7.4, "A New Approvals Framework for Toronto Community Housing Corporation Revitalization Projects", City Council adopted a new approvals framework for Toronto Community Housing Corporation revitalization projects. As part of this new approvals framework, a stage gate process was established to provide the City with early and enhanced oversight of Toronto Community Housing Corporation projects, and to ensure that these revitalizations support strategic city-building priorities.

Pursuant to this approval framework, this report recommends that City Council endorse, in principle, Toronto Community Housing Corporation’s proposed plans to redevelop the Swansea Mews community as outlined herein as the Initial Development Proposal (IDP) as a general concept prior to proceeding to the next stage of the approvals framework.

The Initial Development Proposal envisions the replacement of 154 rent-geared to income homes onsite. 154 homes have been vacant due to safety issues following the incident of structural failure on May 27, 2022. In addition to Toronto Community Housing Corporation replacement homes at Swansea Mews, initial massing studies suggest that approximately 550-700 net new homes (beyond the 154 replacement social housing homes) can be achieved on-site with varying levels of affordability and ownership models, and approximately 1,400 – 1,860 square meters of commercial, community, and/or amenity space. The total gross floor area (GFA) and estimated unit counts will be confirmed through the rezoning process.

Other city-building objectives are also proposed to be achieved including improved open/park space, improved access and road alignment, increased tenant benefits through community economic development programs, and an overall design that will promote community safety and social cohesion.

This Initial Development Proposal for the Swansea Mews Community was developed in consultation with an interdivisional City working group and establishes a preliminary framework for future investment and redevelopment, including the creation of three residential development blocks, a large open space, a new road network and an overall design that will promote community safety and sound planning principles.

The built form and design concept will continue to be developed and refined through the development review and community consultation process. An appropriate Official Plan Amendment, Zoning By-law Amendment, plan of sub-division (if required), site plan and built form will be created which will form the basis of the final proposal for the site.

The approval of this Initial Development Proposal will allow Toronto Community Housing Corporation to proceed to Stage 2 of the approvals framework which includes the submission of both an Actions Report and Planning Report for City Council approval. These forthcoming reports will be based on public consultation, planning application submissions, and a real estate development plan that ultimate defines the business terms and recommended delivery model for the project. 

The future Actions Report, to be prepared by Toronto Community Housing Corporation, will consider potential non-profit rental and co-operative and private sector development partners and partnership arrangements. The proposed number of homes, levels of affordability and tenure, third-party funding sources and overall financial implications will be assessed through the new Housing Delivery Governance Framework, that includes staff from the City, CreateTO and Toronto Community Housing Corporation and which is led by the new Housing Development Office. This will be done prior to recommendations being brought forward to Toronto Community Housing Corporation’s Board and City Council.

The Striking Committee recommends that:

1. City Council appoint the following Members of Council to the Canadian National Exhibition Association, Municipal Section and Board of Directors for a term of office starting from the Annual Meeting in the Spring of 2025 to the Annual Meeting in the Spring of 2026, and until successors are appointed:

Councillor Paul Ainslie

Councillor Stephen Holyday

Councillor Nick Mantas

Deputy Mayor Ausma Malik

Councillor Chris Moise

The purpose of this report is to recommend to City Council the appointment of Council Members to the Canadian National Exhibition Association, Municipal Section and Board of Directors.

The Striking Committee recommends that:

1. City Council appoint the following Members of Council to the Federation of Canadian Municipalities Board of Directors for a term starting from the Annual General Meeting in 2025 to the Annual General Meeting in 2026:

Councillor Paul Ainslie

Councillor Chris Moise

The purpose of this report is to recommend the appointment of Members of Council to the Federation of Canadian Municipalities Board of Directors.

The Striking Committee recommends that:

1. City Council appoint Councillor Josh Matlow to the Association of Municipalities of Ontario Board of Directors for a term of office until November 14, 2026, and until a successor is appointed.

The purpose of this report is to recommend to City Council the appointment of a Council Member to fill a vacancy on the Association of Municipalities of Ontario Board of Directors, resulting from the resignation of Councillor Jennifer McKelvie from the Board.

The Etobicoke York Community Council recommends that:

1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 2491 Lake Shore Boulevard West substantially-in-accordance with the draft Zoning By-law Amendment attached as Attachment 5 to the report (March 17, 2025) from the Director (Acting), 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 direct 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 267 square metres, to the satisfaction of the General Manager, Parks and Recreation and the City Solicitor.

4. 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.

5. Before introducing the necessary Bill to City Council for enactment, City Council has approved the Rental Housing Demolition Application (23 216851 WET 03 RH) under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006 to permit the demolition of the existing rental dwelling units.

6. City Council direct the Executive Director, Development Review, in consultation with the Ward Councillor, and the General Manager, Parks and Recreation, to commence discussions with the owner for an in-kind Community Benefit Charge contribution for above base park improvements for the on-site parkland dedication, and to report back to City Council on the outcome of any proposed agreement for an in-kind contribution.

The Etobicoke York Community Council held a statutory public meeting on April 2, 2025 and notice was given in accordance with the Planning Act.

The application proposes to amend Zoning By-law 569-2013 for the property at 2491 Lake Shore Boulevard West to redevelop the site for a nine-storey mixed-use building containing 332 square metres of retail at grade and 151 dwelling units above the retail space. The site contains existing rental dwelling units. Therefore, a related Rental Housing Demolition Application has also been submitted to secure eight rental replacement units.

The proposed development is consistent with the Provincial Planning Statement (2024) and conforms to the City's Official Plan, including Mimico-by-the-Lake Secondary 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 approve the Rental Housing Demolition Application File Number 23 216851 WET 03 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 8 existing rental dwelling units located at 2491 Lake Shore Boulevard West, subject to the following conditions:

a. The owner shall provide and maintain 8 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 639.7 square metres and be comprised of 7 two-bedroom units and 1 three-bedroom unit, as generally illustrated in the plans submitted to the City Planning dated January 6, 2025. 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 eight replacement rental dwelling units required in Recommendation 1.a above, provide at least 7 two-bedroom and 1 three-bedroom units at affordable rents, as currently defined in the City's Official Plan, all for a period of at least 10 years beginning from the date of first occupancy of each unit;

c. The owner shall provide an acceptable Tenant Relocation and Assistance Plan to all eligible tenants of the eight existing rental dwelling units proposed to be demolished at 2491 Lake Shore Boulevard West, 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 eight 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 eight 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 two 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 replacement rental dwelling units required in Recommendation 1.a. above shall be made ready and available for occupancy no later than the date by which 70% of the new dwelling units in the proposed development, exclusive of the replacement rental dwelling units, are made available and ready for occupancy, subject to any revisions to the satisfaction of the Chief Planner and Executive Director, City Planning; and

j. The owner shall enter into and register on title to the lands at 2491 Lake Shore Boulevard West an agreement pursuant to Section 111 of the City of Toronto Act, 2006 to secure the conditions outlined in Recommendations 1.a. through 1.i. above, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning.

2. City Council authorize the Chief Planner and Executive Director, City Planning, 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 eight existing rental dwelling units located at 2491 Lake Shore Boulevard West after all the following have occurred:

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

b. The related Zoning By-law Amendment to permit the proposed development (22 168205 WET 03 OZ) has come into full force and effect;

c. The issuance of the Notice of Approval Conditions for site plan approval for the related Site Plan Approval Application (22 168204 WET 03 SA), 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 2491 Lake Shore Boulevard West 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 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 Etobicoke York Community Council held a statutory public meeting on April 2, 2025 and notice was given in accordance with the City of Toronto Act.

This report reviews and recommends approval of a Rental Housing Demolition Application which proposes to demolish eight rental dwelling units located at 2491 Lake Shore Boulevard West. The eight rental units are proposed to be replaced 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 proposed development on the site is the subject of a related Zoning By-law Amendment application (22 168205 WET 03 OZ). The proposed development would permit a nine-storey mixed-use building containing 332 square metres of retail at grade, 151 dwelling units and 84 vehicle parking spaces. 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 Etobicoke York Community Council recommends that:

1. City Council designate an on-street accessible parking space in effect at all times on the north side of Pritchard Avenue, between a point 80 metres east of Mariposa Avenue and a point 5.5 metres further east.

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

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

North York Community Council:

1. Forwarded the item to City Council without recommendation as all motions on the item lost.

This report reviews and recommends approval of the application to amend City-wide Zoning By-law 569-2013 to permit the construction of a 3-storey (10.30 metre) low-rise residential apartment building consisting of 21 residential units at 1 Broadlands Boulevard (the “Site”). The building is proposed to have 1,183.4 square metres of total Gross Floor Area, resulting in a density of 0.98 times the area of the Site.

The application includes 603.28 metre square of landscape area. Vehicular ingress and egress to the Site is provided by a driveway via Broadlands Boulevard and parking is proposed in the rear of the Site at surface level, with 10 vehicular parking spaces, inclusive of 3 visitor parking spaces, and 22 bicycle parking spaces.

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

The proposal represents gentle intensification in an existing designated neighbourhood area and is compatible with the planned and existing context.

North York Community Council:

1. Forwarded the item to City Council without recommendation as all motions on the item lost.

This Zoning By-law Amendment application seeks to amend Zoning By-law 569-2013 to permit two new additional residential rental buildings on the lands municipally known as 150 The Donway West and 4 Overland Drive. The proposed new buildings include a 15-storey (50.8 metre) building (referred to as "Building A") and a nine-storey (39.1 metre) building (referred to as "Building B"), together providing 230 new rental dwelling units. The total proposed residential gross floor area (GFA) is approximately 17,500 square metres and a proposed floor space index (FSI) of 1.86 for the new building additions. The total residential gross floor area is 28,108 square metres and floor space index is 2.99.

A total of 199 parking spaces, comprising of 177 residential parking spaces, 19 visitor parking spaces and three pick-up and drop-off spaces, would be provided in a three-level underground parking garage. A total of 385 bicycle parking spaces would be provided, including 316 long-term bicycle parking spaces and 69 short-term bicycle parking spaces. The existing six-storey (referred to as "Building C") and four-storey (referred to as "Building D") residential buildings would be retained as rental buildings on the subject site.

The proposed development is consistent with the Provincial Planning Statement (2024), and conforms to the City's Official Plan, including Central Don Mills Secondary Plan.

This report reviews and recommends approval of the application to amend the Zoning By-law. The draft Zoning By-law includes a Holding (H) provision on the subject site to ensure that the identified infrastructure matters are addressed. The proposed buildings represent an appropriate level of intensification on the subject site while maintaining the existing residential rental buildings and will provide an appropriate transition to the surrounding neighbourhoods.

A related Rental Housing Demolition application (22 234840 NNY 16 RH) has also been submitted as the proposed development includes the conversion of 10 two-bedroom rental dwelling units into one-bedroom units and full replacement of the 10 two-bedroom rental dwelling units and a Tenant 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.

North York Community Council:

1. Forwarded the item to City Council without recommendation as all motions on the item lost.

This report reviews and recommends approval of the Rental Housing Demolition application for 150 The Donway West and 4 Overland Drive which proposes to convert 10 2-bedroom rental dwelling units to 1-bedroom units to facilitate a connection between the existing and new proposed buildings. The 10 2-bedroom units would be replaced in the proposed 15-storey residential building on site.

The proposal includes a Tenant Assistance Plan that secures the right of existing tenants to move to a replacement rental unit of the same type at a similar size and 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 (22 233150 NNY 16 OZ). The proposed infill development would permit 9- and 15-storey residential buildings with a total of 230 new dwelling units, including 10 replacement rental units, on the site while retaining the existing 4- and 6-storey rental buildings which have 113 existing rental units. 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.

North York Community Council recommends that:

1. In accordance with the delegated approval under By-law 1112-2024, as amended, City Council be advised that the Executive Director, Development Review or their designate the Director of Community Planning, North York, intends to approve the Draft Plan of Subdivision for 3377 Bayview Avenue as generally illustrated in Attachment 3 to the report (March 17, 2025) from the Director, Community Planning, North York District, subject to:

a. the conditions as generally listed in Attachment 5 to the report (March 17, 2025) from the Director, Community Planning, North York District, which, except as otherwise noted, must be fulfilled prior to final approval and the release of the Plan of Subdivision for registration;

b. resolution of outstanding matters arising from the technical review of the application, as set out in this report, to the satisfaction of the City; and,

c. any such revisions to the proposed subdivision plan or any such additional or modified conditions as the Executive Director, Development Review or their designate, the Director of Community Planning, North York may deem to be appropriate to address matters arising from the on-going technical review of this development.

The draft plan of subdivision application proposes to create a total of 10 blocks which includes six residential development blocks, two park blocks, one green space natural heritage block, and one block which will be retained by Tyndale University. The green space natural heritage block will have an area of 13.764 hectares. The proposal includes a new public road that will loop through the subject site and will have a width of 18.5 metres. The new public road will extend eastwards into the subject site from Bayview Avenue, where the existing northern driveway is located, loop through the site and reconnect to Bayview Avenue in the south at Benham Crescent. The centre most block will be retained by Tyndale University and the university will continue to operate as a university on the subject site.

The proposed development is consistent with the Provincial Planning Statement (2024). The proposed development also conforms to the City's Official Plan and Zoning by-law (to be issued by the Ontario Land Tribunal) and has regard for the criteria in Section 51(24) of the Planning Act, subject to addressing outstanding matters from the ongoing technical review of the application. The Draft Plan of Subdivision creates necessary blocks and infrastructure to support the implementation of the Official Plan Amendment / Zoning By-law Amendment development via an Ontario Land Tribunal (OLT) decision.

This report advises that the Executive Director of Development Review or their delegate, the Director of Community Planning - North York intends to approve the draft plan of subdivision, subject to conditions as set out below, after outstanding matters arising from the technical review of the application, as set out in this report, have been addressed.

North York Community Council recommends that:

1. City Council authorize the City Solicitor and appropriate City staff to attend at the Ontario Land Tribunal hearing in opposition to the proposals in their current form, and to continue discussions with the Applicant to address outstanding issues in advance of the hearing, including but not limited to those outlined in the report (March 4, 2025) from the Director, Community Planning, North York District.

2. In the event the Tribunal allows the appeals for 2 Tippett Road, in whole or in part, City Council authorize the City Solicitor to request the Ontario Land Tribunal withhold its final Order approving the Official Plan Amendment and Zoning By-law Amendment until such time as the City Solicitor confirms that:

a. the final form and content of the draft Official Plan Amendment and Zoning By-law amendment are to the satisfaction of the City Solicitor and the Executive Director, Development Review;

b. the owner has satisfactorily addressed matters from Engineering and Construction Services as contained in the Engineering and Construction Services Memorandum dated November 6, 2024, and any outstanding issues raised by Engineering and Construction Services, arising from the ongoing technical review (including provision of acceptable reports and studies), as they relate to the subject applications, to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services;

c. the owner has submitted updated Phase One and Two Environmental Site Assessment Reports, Transportation Impact Study, Preliminary Geotechnical Investigation, Hydrogeotechnical Investigation, Hydrological Review Summary, Water Tight Letter, External Sanitary Sewer Analysis, Municipal Servicing Report, Servicing Report Groundwater Summary, and Stormwater Management Report to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services;

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

e. the owner has satisfactorily addressed the Urban Design matters in the Urban Design Memorandum dated November 6, 2024, and any outstanding issues raised by Urban Design, arising from the ongoing technical review (including provision of acceptable reports and studies) as they relate to the subject applications to the satisfaction of the Director, Urban Design;

f. the owner has satisfactorily addressed  any outstanding issues raised by Transportation Services arising from the ongoing technical review (including provision of acceptable reports and studies), as they relate to the subject applications to the satisfaction of the General Manager, Transportation Services; and,

g. the owner has satisfactorily addressed matters from the Tree Protection and Plan Review, Urban Forestry Memorandum dated November 6, 2024, and any outstanding issues raised by Urban Forestry, arising from the ongoing technical review (including provision of acceptable reports and studies), as they relate to the subject applications to the satisfaction of the Executive Director, Environment, Climate and Forestry.

3. Should it be determined that upgrades are required to the infrastructure to support the development at 2 Tippett Road according to the accepted Stormwater Management Report, the City Council direct the City Solicitor and appropriate City staff to request that a Holding provision (H) be included in the final form of the site-specific Zoning By-law Amendment, including entering into appropriate agreement(s) with the City for required mitigation, as well as the design and construction of any improvements to the municipal infrastructure and the provision of financial securities to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services.

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

On August 20, 2024, a complete application for Official Plan Amendment and Zoning By-law Amendment were submitted at 2 Tippett Road to permit a 33-storey residential building (103.15 metres excluding mechanical penthouse) with 417 residential dwelling units. A trail is proposed within the setback from W.R. Allen Road and a mid-block pathway is proposed at the north end of the site.

On December 30, 2024, the Applicant appealed the Official Plan Amendment and Zoning By-law Amendment application to the Ontario Land Tribunal (“OLT”) due to Council not making a decision within the prescribed time frame specified in the Planning Act (the “Appeal”). A Case Management Conference is scheduled for March 26, 2025.

This report recommends that City Council instruct the City Solicitor with the appropriate City staff to attend the Ontario Land Tribunal hearing in opposition to the proposal in its current form, and to continue discussions with the Applicant to try to resolve the issues in advance of the hearing.

North York Community Council recommends that:

1. City Council rescind the existing permit parking regulation in effect from 12:01 a.m. to 7:00 a.m. daily on the odd (south) side of Downsview Park Boulevard, from Stanley Greene Boulevard and the easterly limit of Downsview Park Boulevard.

2. City Council authorize parking by permit only from 12:01 a.m. to 7:00 a.m. daily on the even (north) side of Downsview Park Boulevard, from George Butchart Drive to the east end of Downsview Park Boulevard.

3. City Council amend Schedule B of the City of Toronto Municipal Code, Chapter 925, to incorporate a revised map of Permit Parking, revising Permit Parking - Area 18A, generally as set out in Attachment 1 to the report (March 17, 2025) from the Director, Permits and Enforcement, Transportation Services.

4. City Council prohibit parking at all times on the south side of Downsview Park Boulevard, between Stanley Greene Boulevard and the east end of Downsview Park Boulevard.

5. City Council prohibit parking at all times on the north side of Downsview Park Boulevard, between Keele Street and George Butchart Drive.

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

Transportation Services is recommending that overnight on-street permit parking be introduced on Downsview Park Boulevard between George Butchart Drive and Stanley Greene Boulevard, from 12:01 a.m. to 7:00 a.m., within Permit Area 18A. The existing and proposed introduced permit parking will be moved to the north side between George Butchart Drive and the easterly end of Downsview Park Boulevard to accommodate road operations.

Residents requested the implementation of overnight on-street permit parking on Downsview Park Boulevard between George Butchart Drive and Stanley Greene Boulevard within Permit Parking Area 18A, to accommodate their long-term parking needs.

North York Community Council recommends that:

1. City Council amend City of Toronto Municipal Code Chapter 925, Permit Parking, such that, despite anything in the chapter to the contrary, the General Manager, Transportation Services, will not accept applications for a permit from residents of, visitors to or tradespersons at the development located at 230 and 240 The Donway West.

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

The purpose of this report is to respond to City Council's direction to review and report back on the feasibility of excluding the development located at 230 and 240 The Donway West from permit parking should it be implemented on an area or street-name basis in the future.

Staff have determined exclusion is feasible and has no objections to excluding the development located at 230 and 240 The Donway West. If City Council excludes this address from a street or area subsequently licenced for on-street parking, residents of and visitors to or tradespersons at this address will be prohibited from participating in the on-street overnight permit parking program.

North York Community Council recommends that:

1. City Council authorize the installation of a pedestrian crossover on Duncan Mill Road, at a point approximately 200 metres east of Lesmill Road.

2. Subject to City Council approving the installation of a pedestrian crossover, in Recommendation 1 above, on Duncan Mill Road approximately 200 metres east of Lesmill Road, City Council authorize the removal of three city owned trees located in the boulevard in front of and opposite 99 Duncan Mill Road.

3. City Council request Metrolinx to contribute towards the cost of delivering the Duncan Mill Road pedestrian crossing.

4. Subject to Metrolinx agreeing to provide a contribution as outlined in Part 1 above, City Council authorize the General Manager, Transportation Services, in consultation with the Executive Director, Transit Expansion, and the Chief Executive Officer, Toronto Transit Commission, to negotiate and execute a funding agreement with Metrolinx, on terms satisfactory to the General Manager, Transportation Services, and in a form satisfactory to the City Solicitor.

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

Transportation Services has reviewed the need for midblock pedestrian crossing protection on Duncan Mill Road, approximately 200 metres east of Lesmill Road.  Based on the assessment undertaken, Transportation Services does not recommend the installation of pedestrian crossing protection at this location as the warrant criteria was not met for a pedestrian crossover (PXO).

North York Community Council recommend that:  

1. Despite the provisions of the City of Toronto Property Naming Policy, City Council approve the naming of a new park within Lawrence Park Ravine as Jaye Robinson Park.

On June 26, 2024, City Council requested through item MM19.6 that the General Manager, Parks, Forestry and Recreation, and the General Manager, Transportation, in consultation with the General Manager, Economic Development and Culture review opportunities to name or rename an existing or planned location, such as a park, street, trail or other landmark in honour of the late Councillor Jaye Robinson.  

Parks and Recreation worked with Strategic Partnerships and consulted with the local Councillor to identify a parcel of land within Lawrence Park Ravine as an appropriate location to commemorate the life, long-standing public service, activism and lasting impact of the late Councillor Jaye Robinson. 

The Scarborough Community Council forwards the item to City Council without recommendation as all motions on the item lost.

The Scarborough Community Council commenced a statutory public meeting on January 14, 2025 that continued on April 3, 2025, and notice was given in accordance with the Planning Act.

This report reviews and recommends approval of the application to amend the Official Plan and Zoning By-law to permit a 5-storey residential apartment building located at 900 Middlefield Road. The proposed building would have a total gross floor area of 5,142 square metres, including 199 square metres of commercial space on the ground floor. A total of 48 residential dwelling units and 55 vehicular parking spaces are proposed.

The proposed development is consistent with the Provincial Policy Statement (2020) and the Provincial Planning Statement (2024), and conforms with A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2020). The proposed development also conforms to the City's Official Plan.

This report provides a set of new recommendations and an update on the necessary planning approvals required in order to permit a 5 storey apartment building with retail uses at-grade on the subject lands as detailed in the Decision Report dated December 17, 2024.

The original report was considered by Scarborough Community Council at a statutory public meeting held on January 14, 2025. The item was deferred by Community Council until the April 3, 2025 meeting of Scarborough Community Council. Since that time, Official Plan policies have come into force and effect as it relates to the Neighbourhoods land use designation on major streets. As such a site specific Official Plan amendment for the subject lands is no longer required.

The Scarborough Community Council recommends that:

1. City Council amend the Bendale Community Zoning By-law No. 9350 as amended, for the lands municipally known as 2655 Lawrence Avenue East substantially in accordance with the draft Zoning By-law Amendment included as Attachment 1 to the report (March 18, 2025) 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.

The Scarborough Community Council held a statutory public meeting on April 3, 2025 and notice was given in accordance with the Planning Act.

This Report recommends approval of the application to amend the Zoning By-law for lands at 2655 Lawrence Avenue East to permit the construction of two residential buildings of 18 and 28-storeys respectively and a block of eight townhouses for a total of 412 residential units, along with 1,609 square metres of ground floor commercial space. A total of 519 vehicular parking spaces are proposed in two-levels of underground parking.

The application was previous considered and approved pursuant to recommendations in a Decision Report dated June 6, 2018 from the Director, Community Planning, Scarborough District for the same development permissions. In addition to amending the Zoning By-law, the recommendations from staff were to hold enactment of implementing Bills until a Section 37 Agreement was entered into. The package of recommendations was adopted by City Council at its meeting on July 23, 24, 25, 26, 27 and 30, 2018 as item 2018 SC 32.2.  However the Zoning By-law Amendment was never enacted by City Council as the required agreement was not executed and registered. In the intervening period, amendments to the Planning Act have changed the Section 37 regime under which community benefits are secured. These amendments removed the ability of municipalities to secure community benefits through the approval of additional height and density, instead implementing to the new Community Benefit Charge (CBC) framework currently in use.

While the application was approved the fact that the Bills were not enacted and brought into force means the previously recommended Zoning By-law Amendment needs to be adjusted to reflect the current Planning Act provisions. Furthermore, while no additional development permissions are sought, since a new decision of City Council is required to approve the Zoning By-law Amendment and enact the Bills, the matter must be reviewed against the current in-force Provincial Planning Statement 2024 (PPS 2024).

Staff can confirm that the proposal has been reviewed against the policies of the PPS (2024) and the Official Plan. Staff are of the opinion that the proposal is consistent with the PPS (2024). The recommended Zoning By-law Amendment has been adjusted to remove the previously secured Section 37 provisions as the Planning Act no longer allows them to be secured in the recommend matter. The applicant has elected not to provide in-kind contributions and the required CBC payment will be made to the City prior to building permit issuance.

The development is otherwise unchanged from what was recommended for approval in 2018. For other matters pertaining to staff’s opinion related to Official Plan conformity, particularly as it relates to the development criteria for Mixed Use Areas the analysis is adopted as provided in the previous staff report:

https://secure.toronto.ca/council/agenda-item.do?item=2018.SC32.2

Staff recommend the Draft Zoning By-law Amendment be approved by City Council to allow for the delivery of the proposed development. 

The Scarborough Community Council recommends that:

1. City Council amend the Official Plan for the lands municipally known as 2221 and 2223 Kennedy Road and 3, 5 and 7 Collingwood Street substantially in accordance with the draft Official Plan Amendment included as Attachment 5 to the report (March 17, 2025) from the Director, Community Planning, Scarborough District.

2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 2221 and 2223 Kennedy Road and 3, 5 and 7 Collingwood Street substantially in accordance with the draft Zoning By-law Amendment included as Attachment 6 to the report (March 17, 2025) from the Director, Community Planning, Scarborough 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.

The Scarborough Community Council held a statutory public meeting on April 3, 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 for the site municipally known at 2221 and 2223 Kennedy Road and 3, 5 and 7 Collingwood Street to permit the development of three four-storey (14.6 to 16.9 metres including the rooftop stair enclosures) stacked and back-to-back townhouse buildings containing 68 residential units. The development is proposed to contain approximately 7,700 square metres of residential gross floor area and one level of underground parking with access from a private street off of Collingwood Street.

The proposed development is consistent with the Provincial Planning Statement (2024) and conforms to the City's Official Plan. It will provide housing options in a low-rise built form, intensifying an underutilized site along a major street, respectful of both the existing and planned context.

The Scarborough Community Council recommends that:

1. City Council approve 1925 Victoria Park Avenue Public Art Plan as attached Attachment 1 to the report (March 17, 2025) from the Director, Urban Design, City Planning.

The purpose of this staff report is to seek City Council approval of the 1925 Victoria Park Avenue - Public Art Plan (“The Plan”). The Plan, which is included as Attachment 1 of this report, outlines the method by which the owner will commission public art that is integrated into the north-facing building facade.

The Public Art Plan provides a framework and description of the commissioning of public art including: an overview of the site context; project background; vision for public art; proposed location; selection process; mentorship program; communications and maintenance strategies; budget and schedule.

The attached Plan meets the objectives of the City's Percent for Public Art Guidelines and is supported by the Toronto Public Art Commission (TPAC).

The Scarborough Community Council recommends that:

1. City Council approve the alterations to the heritage property at 1 Fallingbrook Road, under Section 33 of the Ontario Heritage Act, and with such alterations substantially in accordance with plans and drawings prepared by Richard Wengle Architects Incorporated, dated October 1, 2024, and on file with the Senior Manager, Heritage Planning, and the Heritage Impact Assessment, prepared by ERA Architects Incorporated, dated March 28, 2023, and revised February 7, 2025, and on file with the Senior Manager, Heritage Planning, Urban Design, City Planning, and subject to the following conditions:

a. That prior to the issuance of any permit for all or any part of the property at 1 Fallingbrook Road, 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 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.

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

2. City Council direct the Senior Manager, Heritage Planning, Urban Design to report back to Council on any amendment to the May 7,1986, Scarborough City Council Designation By-law 21571 as may be required, in accordance with Ontario Regulation 9/06 criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act.

This report recommends that City Council approve the alterations proposed for 1 Fallingbrook Road (known as Edgemon, Edgmont, Fallingbrook, and the Winstanley House) in connection with a proposal to alter the existing building by constructing a contemporary addition at the north and east elevations.

The subject property at 1 Fallingbrook Road is designated under Part IV, Section 29, of the Ontario Heritage Act. The subject property contains a two-and-one-half-storey house, constructed in the Queen Anne Revival style. The house is of clapboard frame construction with wood flared eaves and decorative corbels at the gables.

On November 18, 2024, a Heritage Permit application was made to allow for alterations to the heritage building on the subject site. A Heritage Impact Assessment (HIA), prepared by ERA Architecture Inc., dated March 28, 2023, and revised February 7, 2025, was submitted to support the development application. Heritage Planning staff are satisfied that the proposed alterations conserve the subject heritage property and are consistent with the existing policy framework. The heritage impacts of the proposal are appropriately mitigated through the overall conservation strategy.

At its meeting on April 1, 2025 the Toronto Preservation Board considered Item PB30.4 and made recommendations to City Council.

Summary from the report (March 14, 2025) from the Senior Manager, Heritage Planning, Urban Design, City Planning:

 
This report recommends that City Council approve the alterations proposed for 1 Fallingbrook Road (known as Edgemon, Edgmont, Fallingbrook, and the Winstanley House) in connection with a proposal to alter the existing building by constructing a contemporary addition at the north and east elevations.

The subject property at 1 Fallingbrook Road is designated under Part IV, Section 29, of the Ontario Heritage Act. The subject property contains a two-and-one-half-storey house, constructed in the Queen Anne Revival style. The house is of clapboard frame construction with wood flared eaves and decorative corbels at the gables.

On November 18, 2024, a Heritage Permit application was made to allow for alterations to the heritage building on the subject site. A Heritage Impact Assessment (HIA), prepared by ERA Architecture Incorporated, dated March 28, 2023, and revised February 7, 2025, was submitted to support the development application. Heritage Planning staff are satisfied that the proposed alterations conserve the subject heritage property and are consistent with the existing policy framework. The heritage impacts of the proposal are appropriately mitigated through the overall conservation strategy.

The Scarborough Community Council forwards the item to City Council without recommendation.

This report recommends that City Council approve the alterations proposed for the designated heritage properties at 5933 Steeles Avenue East (Underwood House) and 5951 Steeles Avenue East (William Stonehouse House) under Section 33 of the Ontario Heritage Act in connection with the proposed development of the subject property, and that Council grant authority to enter into a Heritage Easement Agreement.

The development site, 5883-5951 Steeles Avenue East, is located on the south side of Steeles Avenue East, east of Middlefield Road and west of Markham Road, in Scarborough. The northeast corner of the approximately 7.3-hectare development site includes two properties designated under Part IV, Section 29, of the Ontario Heritage Act:

- 5933 Steeles Avenue East, a representative example of late 19th-Century Victorian farmhouse with an L-shaped plan and brick masonry; and,

- 5951 Steeles Avenue East, a representative example of a Regency Cottage with a square plan and brick masonry.

In February 2024, a Zoning By-law Amendment application was approved to permit industrial uses and limited commercial uses on the subject property. The development is now the subject of a Heritage Permit application under the Ontario Heritage Act and an application for Site Plan Approval under the Planning Act.

Heritage Planning staff are satisfied the proposed alterations conserve the onsite and adjacent heritage buildings and are consistent with the policy framework. The heritage impacts of the development proposal are appropriately mitigated through the overall conservation strategy. 

At its meeting on April 1, 2025 the Toronto Preservation Board considered Item PB30.5 and made recommendations to City Council.

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

This report recommends that City Council approve the alterations proposed for the designated heritage properties at 5933 Steeles Avenue East (Underwood House) and 5951 Steeles Avenue East (William Stonehouse House) under Section 33 of the Ontario Heritage Act in connection with the proposed development of the subject property, and that Council grant authority to enter into a Heritage Easement Agreement.

The development site, 5883-5951 Steeles Avenue East, is located on the south side of Steeles Avenue East, east of Middlefield Road and west of Markham Road, in Scarborough. The northeast corner of the approximately 7.3-hectare development site includes two properties designated under Part IV, Section 29, of the Ontario Heritage Act:

- 5933 Steeles Avenue East, a representative example of late 19th-Century Victorian farmhouse with an L-shaped plan and brick masonry; and

- 5951 Steeles Avenue East, a representative example of a Regency Cottage with a square plan and brick masonry.
 

In February 2024, a Zoning By-law Amendment application was approved to permit industrial uses and limited commercial uses on the subject property. The development is now the subject of a Heritage Permit application under the Ontario Heritage Act and an application for Site Plan Approval under the Planning Act.

Heritage Planning staff are satisfied the proposed alterations conserve the onsite and adjacent heritage buildings and are consistent with the policy framework. The heritage impacts of the development proposal are appropriately mitigated through the overall conservation strategy.

The Scarborough Community Council recommends that:

1. City Council approve the road alterations on Eglinton Avenue East (north-west branch), generally as shown in Attachment 1 to the report (March 18, 2025) from the Director, Planning, Design and Management, Transportation Services.

2. City Council authorize the installation of traffic control signals at the intersection of Eglinton Avenue East (north-west branch) and a point approximately 170 metres east and north of Transway Crescent (Scarborough Busway).

3. City Council designate the easterly northbound lane on Eglinton Avenue East (north-west branch) between a point approximately 170 metres east and north of Transway Crescent (Scarborough Busway) and a point 25 metres further south as a reserved lane for public transit vehicles at all times.

4. City Council designate the westerly northbound lane on Eglinton Avenue East (north-west branch) between a point approximately 170 metres east and north of Transway Crescent (Scarborough Busway) and a point 25 metres further south for left turns only at all times.

5. City Council designate the easterly northbound lane on Eglinton Avenue East (north-west branch) between a point approximately 170 metres east and north of Transway Crescent (Scarborough Busway) and a point 25 metres further south for right-turns only at all times.

6. City Council prohibit northbound right-turns at all times on Eglinton Avenue East (north-west branch) at a point approximately 170 metres east and north of Transway Crescent (Scarborough Busway), buses excepted.

7. City Council prohibit eastbound right-turns when the traffic signal shows red at the intersection of Eglinton Avenue East (north-west branch) and a point approximately 170 metres east and north of Transway Crescent (Scarborough Busway).

8. City Council designate the easterly southbound lane on Eglinton Avenue East (north-west branch) between a point approximately 170 metres east and north of Transway Crescent (Scarborough Busway) and a point 25 metres further south as a reserved lane for public transit vehicles at all times.

9. City Council designate the westerly southbound lane on Eglinton Avenue East (north-west branch) between a point approximately 170 metres east and north of Transway Crescent (Scarborough Busway) and a point 25 metres further south for right-turns only at all times.

10. City Council amend the existing reserved lane designation for the northernly westbound lane on Ellesmere Road between Brimley Road and a point 100 metres west of Midland Avenue for public transit vehicles and bicycles at all times, to be in effect between Brimley Road and a point 200 metres east of Kennedy Road.

As TTC operates transit service on Eglinton Avenue East (north-west branch) and Ellesmere Road, City Council approval of this report is required.

At the direction of City Council, following the implementation of Transit Priority Measures to Support Scarborough Rapid Transit (SRT) Bus Replacement in 2023, the Toronto Transit Commission (TTC) has continued to advance the design for the conversion of the former SRT right-of-way (ROW) between Kennedy Station and Ellesmere Station, into a Scarborough Busway.

To support the implementation of the future Busway, Transportation Services is requesting approval, on behalf of the TTC, to implement changes to various roadways in proximity to the proposed Busway.

The proposal includes:

- The installation of a traffic signal at the new intersection of Eglinton Avenue East (north-west branch) and the future Scarborough Busway;

- A road alteration to widen the section of Eglinton Avenue East (north-west branch) in the immediate proximity of the existing TTC Line 2 Kennedy Station, in order to provide priority bus lanes between Kennedy Station and the future Scarborough Busway; and

- The extension of the existing Ellesmere Road bus lanes further west to connect to Ellesmere Road (north-west branch).

The proposed modifications would be in place to coincide with the opening of the Busway, which is currently projected for 2027. The modifications to the intersection of Eglinton Avenue East (north-west branch) and the Scarborough Busway would be completed with the construction of the Busway. The supporting pavement markings on Ellesmere Road would be updated in advance of the opening of the Busway.

The Scarborough Community Council recommends that:

1. City Council authorize the installation of temporary Traffic Control Signals at the intersection of Finch Avenue East and Baylawn Drive, to be in effect from May 1, 2025 to December 31, 2031, inclusive.

2. City Council authorize the appropriate City officials to submit directly to Council at the appropriate time any necessary bills to amend the appropriate City of Toronto Municipal Code Chapters, and any Schedules to the Chapters, to reinstate the traffic and parking regulations to what they were implemented prior to the by-law amendments made in connection with the report (March 18, 2025) from the Deputy General Manager, Transportation Services.

As the Toronto Transit Commission (TTC) operates a transit service on Finch Avenue East, City Council approval of this report is required for the proposed installation of temporary Traffic Control Signals at Finch Avenue East and Baylawn Drive.

These signals are essential to support the construction of a rail-over-road grade separation at the Stouffville Rail Corridor, a key infrastructure project under Metrolinx's GO Expansion Program. The project aims to improve traffic flow and safety along Finch Avenue East, between Milliken Boulevard and Midland Avenue.

To facilitate construction, Metrolinx's contractor will temporarily realign a section of Finch Avenue East. Given the altered roadway configuration and the anticipated increase in construction-related traffic, maintaining the existing stop-control at Baylawn Drive and Finch Avenue East would be insufficient. The installation of the temporary Traffic Control Signals is recommended to provide a controlled crossing for pedestrians and ensure safer vehicle movements for both the general and construction-related traffic.

The temporary signals will remain operational until the completion of the grade separation, expected by the end of 2031.

The Scarborough Community Council recommends that:

1. City Council prohibit northbound and southbound U-turn movements at all times on Manse Road, between Hainford Street and Deanscroft Square.

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

This report recommends a U-turn prohibition on Manse Road, between Hainford Street and Deanscroft Square.  Prohibiting U-turns will provide a safer environment for all road users along this section of Manse Road, located adjacent to Joseph Brant Public School.

The Scarborough Community Council recommends that:

1. City Council receive the report (March 18, 2025) from the Director, Traffic Management, Transportation Services for information.

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

Scarborough Community Council directed Transportation Services to undertake a school safety zone review on East Avenue, fronting William G. Davis Junior Public School, and report back to Scarborough Community Council with the review findings and recommendations by Q2 2025. This report provides a summary of the assessment and improvements proposed or undertaken by Transportation Services.

The Scarborough Community Council recommends that:

1. City Council request the General Manager, Transportation Services to provide winter maintenance on the Heathfield Drive Path connecting Hill Crescent to Sylvan Avenue.

Transportation Services has reviewed and supports providing regular winter maintenance on the path known as the Heathfield Drive Path located on the north part of Heathfield Drive from Hill Crescent to Sylvan Drive.

The path is critical to all residents, providing a safe connection to Heathfield Drive, Sylvan Avenue and Hill Crescent connecting residents to public transit as well as to the Waterfront Trail system. The path has a high volume of users.

Thank you for your consideration of this request.

The Toronto and East York Community Council forwards the Item to City Council without recommendation.

The Toronto and East York Community Council held a statutory public meeting on April 3, 2025 and notice was given in accordance with the Planning Act.

This report reviews and recommends approval of the applications to amend Official Plan Amendment 260 and former City of Toronto Zoning By-law 438-86, as amended by site-specific by-law 943-2015 (OMB), to permit two mixed-use buildings with heights of 28 and 31 storeys containing 349 and 396 dwelling units at 158 and 190 Sterling Road (Blocks 5B and 3B, respectively), and a one storey non-residential building at 158 Sterling Road (Block 5C).

The 28-storey building proposed on Block 3B includes a total Gross Floor Area (GFA) of 22,422 square metres, of which 1,317 square metres is proposed to be non-residential GFA. The application on Block 3B also includes a new 62-space childcare centre that is approximately 928 square metres in size, proposed to be conveyed to the City as a community benefit. The childcare centre has been expanded from the original 36-space childcare centre secured as a community benefit through the site-specific zoning and Section 37 Agreement relating to the previous approval on the site.

The 31 storey building proposed on Block 5B includes a total GFA of 25,109 square metres, of which 862 square metres is proposed to be non-residential GFA. It also includes eight affordable housing units (557 square metres) which were secured as a community benefit through a Section 37 Agreement relating to the previous approval on the site.

The one storey building proposed on Block 5C includes a total non-residential GFA of 978 square metres.

Block 5D is comprised of a narrow strip of land that runs along the western limit of Blocks 5B and 5C. There is no GFA proposed on Block 5D, as it is intended to function as an expanded planting area along the West Toronto Rail Path (the "WTRP").

The proposal on Block 5B also includes approximately 720 square metres of Privately-Owned Publicly Accessible Space (POPS), which takes the form of a central courtyard accessed through a 5.65 metre covered pedestrian pathway from Perth Avenue, through the podium on Block 5B, and from the existing private road that will provide access to Blocks 5B and 5C and Block 3B.

This report reviews and recommends approval of the applications to amend the Official Plan and Zoning By-law for the lands at 158 Sterling Road (Blocks 5B, 5C, and 5D) and 190 Sterling Road (Block 3B), with the continued use of an existing Holding Provision on 158 Sterling Road (Blocks 5B and 5C) for the purposes of rail safety, traffic impact and parking supply and the conveyance of the public park.

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 152-164 Bathurst Street and 623-627 Richmond Street West substantially in accordance with the draft Zoning By-law Amendment included as Attachment 5 to to the report (March 17, 2025) 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 allow the Owner of 152-164 Bathurst Street and 623-627 Richmond Street West (the "Site") to design, construct, finish, provide and maintain on the Site nine (9) 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; all in accordance with the following terms (the “in-kind contribution”):

a. the in-kind contribution shall be comprised of six (6) studio or one-bedroom units, two (2) two-bedroom units, and one (1) three-bedroom unit (the "Affordable Rental Housing Units") and shall collectively have a total gross floor area of at least 4,355 square feet;

b. 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;

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

d. 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;

e. 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;

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

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

h. the initial rent (inclusive of utilities) charged to the first tenants of and upon turnover of the Affordable Rental Housing Units shall not exceed Affordable Rent as defined in the Official Plan for a minimum of 25 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;

i. the Owner shall provide and maintain the Affordable Rental Housing Units as rental dwelling units at the rents identified in Recommendation 3.h. 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;

j. 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

k. 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 erected on the site are available and ready for occupancy.

4. City Council authorize the Chief Planner and Executive Director, City Planning to enter into an Agreement pursuant to Subsection 37(7.1) of the Planning Act (the "In-kind Contribution Agreement") to address the provision of the in-kind contribution identified in Recommendation 3 above, to the satisfaction of the Chief Planner and Executive Director, City Planning, the Executive Director, Development Review and the City Solicitor, with such agreement to be registered on title to the lands, which agreement shall be evidence of arrangements for the provision of the in-kind contribution that are satisfactory to City Council. 

5. City Council attribute a value to the in-kind contribution set out in Recommendation 3 above, equal to 100 percent of four (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 and direct staff to advise the Owner of such valuation.

6. 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 152-164 Bathurst Street and 623-627 Richmond Street West from Permit Parking.

7. City Council direct the applicant to provide, install and maintain 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.

8. City Council request Development Review staff to continue to consult with neighbours in close proximity, particularly the residents of the properties to the immediate north of the subject site to discuss matters including, but not limited to: streetscape design, traffic mitigation measures and construction related impacts, such as vehicular access, noise, dust, vibration, etc.; and that the construction issues be addressed through the submission by the applicant of a comprehensive Construction Management Plan, to the satisfaction of the General Manager, Transportation Services and the Director, Community Planning, Toronto and East York District. 

9.  City Council authorize the City Solicitor to take all necessary actions to implement City Council's decision.

The Toronto and East York Community Council held a statutory public meeting on April 3, 2025 and notice was given in accordance with the Planning Act.

This report recommends approval of the application to amend the Zoning By-law to permit a 29-storey mixed-use building with 362 dwelling units, including nine affordable rental units, at 152-164 Bathurst Street and 623-627 Richmond Street West. This site was previously approved in 2023 for a 18-storey mixed-use building with 216 dwelling units and no affordable units.

Staff are of the opinion that the proposed development is an appropriate built form for the existing and planned context. It also supports the need for additional housing through the provision of both market and affordable dwelling units close to existing and future transit.

The Toronto and East York Community Council recommends that:

1. City Council amend the Official Plan for the lands municipally known as 707 Dundas Street West and 327 Bathurst Street substantially in accordance with the draft Official Plan Amendment included as Attachment 3 to the report (March 18, 2025) 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 Official Plan Amendment as may be required.

3. City Council endorse the revised Redevelopment and Revitalization Principles for the Scadding Court Community Centre and Sanderson Public Library, located at 707 Dundas Street West and 327 Bathurst Street, as contained in Attachment 5 to the report (March 18, 2025) from the Director, Community Planning, Toronto and East York District.

4. City Council direct the Executive Director, Development Review to consider the revised Redevelopment and Revitalization Principles during the review of the future draft Zoning By-law Amendment, Site Plan Control and any other development application(s) submitted to the City for 707 Dundas Street West and 327 Bathurst Street.

5. City Council request the General Manager, Parks and Recreation, the Executive Director, Housing Secretariat, the Executive Director, Corporate Real Estate Management and the Toronto Public Library Board to work with CreateTO to identify funding through the 2026 Budget process to advance the City-initiated redevelopment of 707 Dundas Street West and 327 Bathurst Street.

The Toronto and East York Community Council held a statutory public meeting on April 3, 2025 and notice was given in accordance with the Planning Act.

This report recommends approval of the City-initiated application to amend the Official Plan to re-designate the lands at 707 Dundas Street West (Scadding Court Community Centre) and 327 Bathurst Street (Sanderson Library) from Parks to Mixed Use Areas, and amend the relevant maps of the Official Plan and Downtown Plan to reflect this land use change.

The re-designation and associated amendments will enable the redevelopment of an important City asset and the optimization of City land to accommodate multiple City services and priorities. The recommended amendments will help facilitate the revitalization of Scadding Court Community Centre, Sanderson Library, and the City pool and co-location of additional non-residential and residential uses (including affordable housing) without any impacts to parkland in Alexandra Park.

The Toronto and East York Community Council recommends that:

1. City Council amend Zoning By-law 1994-0806, as amended by Zoning By-law 1014-2022, for the lands at 315-325 Front Street West, substantially in accordance with the draft Zoning By-law included as Attachment 16 to the revised report (April 1, 2025) 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. Before introducing the necessary Bills to City Council for enactment, City Council require the owner to enter into an amended and restated agreement pursuant to the repealed and transitioned subsections 37(1) and (3) of the Planning Act to secure the following:

a. the community benefits recommended to be secured in the Section 37 Agreement are as follows:

1. the design, construction, finishing, maintenance and provision of at least 32 affordable rental housing dwelling units comprised of at least 1,763 square metres of Gross Floor Area in Phase 1 of the development on the lands at 315-325 Front Street West (the "Phase 1 Affordable Housing Units"), all to the satisfaction of the Chief Planner and Executive Director, City Planning, in consultation with the Executive Director, Housing Secretariat, in accordance with the following terms:

a. at least 10 percent of the Phase 1 Affordable Housing Units shall be three-bedroom rental units with a minimum size of 84 square metres and a minimum average size of 90 square metres;

b.  at least 30 percent of the Phase 1 Affordable Housing Units shall be two-bedroom rental units with a minimum size of 60 square metres and a minimum average size of 68 square metres;

c. at least 50 percent of the Phase 1 Affordable Housing Units shall be one-bedroom rental units with a minimum size of 48 square metres and a minimum average size of 48 square metres;

d. no more than 10 percent of the Phase 1 Affordable Housing Units shall be studio rental units with a minimum size of 30 square metres and a minimum average size of 35 square metres;

e. the minimum unit sizes shall be to the satisfaction of the Chief Planner and Executive Director, City Planning, in consultation with the Executive Director, Housing Secretariat and shall reflect the minimum and average sizes of the market units in the new mixed use building;

f. the Affordable Housing Units shall be provided in Phase 1 of the development;

g.  the location and layouts of the Phase 1 Affordable Housing Units shall be to the satisfaction of the Chief Planner and Executive Director, City Planning and the Executive Director, Housing Secretariat;

h. the owner shall provide and maintain the Phase 1 Affordable Housing Units as secured rental dwelling units for a minimum period of 40 years beginning from the date that each such unit is first occupied (the "Phase 1 Affordability Period"); during the Phase 1 Affordability Period, no Phase 1 Affordable Housing Unit shall be registered as a condominium unit or any other form of ownership housing that provides a right to exclusive possession of a dwelling unit, including life lease or co-ownership, and no application shall be made to demolish any Phase 1 Affordable Housing Unit or to convert any Phase 1 Affordable Housing Unit to a non-residential rental purpose; and upon the expiration of the Phase 1 Affordability Period, the owner shall continue to provide and maintain the 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 initial rent (inclusive of utilities) charged to the first tenants of any Phase 1 Affordable Housing Units shall not exceed 100 percent of the average rent for the same bedroom type in the City of Toronto, as reported by Canada Mortgage and Housing Corporation in its most recent annual Rental Market Report;

j. if a Phase 1 Affordable Housing Unit becomes vacant and is re-rented to a new tenant during the Phase 1 Affordability Period, the initial rent (inclusive of utilities) charged to the new tenant shall not exceed 100 percent of the average rent for the same bedroom type in the City of Toronto, as reported by Canada Mortgage and Housing Corporation in its most recent annual Rental Market Report;

k. after the first year of occupancy of any Phase 1 Affordable Housing Units and for the duration of the Phase 1 Affordability Period, the rent (inclusive of utilities) charged to the first tenants or new tenants occupying such unit may be escalated annually by not more than the annual provincial rent guideline, regardless of whether such guideline is applicable to the units under the Residential Tenancies Act or any successor legislation governing residential tenancies in Ontario, until the tenancy ends;

l. notwithstanding the annual rent increases permitted in Recommendation 3.a.1.k. above, the rent (inclusive of utilities) charged to any first tenants or new tenants occupying a Phase 1 Affordable Housing Unit during the Phase 1 Affordability Period shall not be increased to an amount that exceeds 100 percent of the average rent for the same unit type in the City of Toronto, as reported by Canada Mortgage and Housing Corporation in its most recent annual Rental Market Report;

m. the City's Centralized Affordable Housing Access System will be used to advertise and select tenants provided it is in place; in addition, at least six months in advance of any new Phase 1 Affordable Housing Units being made available for rent, the owner shall develop and implement an Access Plan which will outline how units will be rented to eligible households in consultation with, and to the satisfaction of, the Executive Director, Housing Secretariat;

n. the new Phase 1 Affordable 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 in the proposed development are available and ready for occupancy, or to the satisfaction of, the Chief Planner and Executive Director, City Planning and the Executive Director, Housing Secretariat;

o. the owner shall provide all tenants of the Phase 1 Affordable Housing Units with access to, and use of, all indoor and outdoor amenities in the development at no extra charge and on the same terms and conditions as any other resident of the mixed use building, without the need to pre-book or pay a fee, unless specifically required as a customary practice for private bookings;

p. the owner shall provide all tenants of the Phase 1 Affordable Housing Units with ensuite laundry facilities at no extra charge;

q. the owner shall provide all tenants of the Phase 1 Affordable Housing Units with access to permanent and visitor bicycle parking/bicycle lockers on the same terms and conditions as any other resident of the building in which the Phase 1 Affordable Housing Units are located, and in accordance with the Zoning By-law; and

r.  prior to the issuance of the first building permit for a residential use on any part of the site, including permits for excavation and shoring, the owner shall enter into a Municipal Housing Facility Agreement with the City (the "Contribution Agreement"), for the Phase 1 Affordable Housing Units that are approved for Open Door incentives, on terms satisfactory to the Executive Director, Housing Secretariat and in a form satisfactory to the City Solicitor; the owner shall provide such Phase 1 Affordable Housing Units in accordance with such agreements(s);

2. the design, construction, finishing, maintenance and provision of at least 16 affordable rental housing dwelling units in Phase 2 of the development on the lands at 315-325 Front Street West (the "Phase 2 Affordable Housing Units"), all to the satisfaction of the Chief Planner and Executive Director, City Planning, in consultation with the Executive Director, Housing Secretariat, in accordance with the following terms:

a. at least 10 percent of the Phase 2 Affordable Housing Units shall be three-bedroom rental units; 

b.  at least 30 percent of the Phase 2 Affordable Housing Units shall be two-bedroom rental units; 

c. at least 50 percent of the Phase 2 Affordable Housing Units shall be one-bedroom rental units; 

d. no more than 10 percent of the Phase 2 Affordable Housing Units shall be studio rental units; 

e. no less than 5 percent accessible units; and

f.  the Phase 2 Affordable Housing Units shall be provided in accordance with the terms and conditions outlined in Attachment 17 to the revised report (April 1, 2025) from the Director, Community Planning, Toronto and East York District, to the satisfaction of the Executive Director, Development Review, the Chief Planner and Executive Director, City Planning and the City Solicitor;

3.  the design, construction, finishing, commissioning and equipping of a non-profit licensed child care facility to be located in the second floor of the building in Phase 1, to the satisfaction of the Chief Planner and Executive Director, City Planning, and the General Manager, Children's Services, to accommodate at a minimum 62 children, including infants, toddlers and preschoolers, comprising a minimum of 1,081 square metres of interior space and a minimum of 440 square metres of exterior space adjacent to the interior space including outdoor storage and six (6) parking spaces reserved for the exclusive use of the child care facility for pick-up/drop-off operations, (the "Child Care Centre"), including:

a. the strata conveyance of the Child Care Centre at no cost to the City, in fee simple, prior to first occupancy of any building within Phase 1 of the development;

b. on, or prior to the conveyance of the Child Care Centre, the City and the owner shall enter into and register on title to the appropriate lands an Easement and Cost Sharing Agreement for nominal consideration and at no cost to the City, that is in a form satisfactory to the City Solicitor; the Easement and Cost Sharing Agreement shall address and/or provide for the integrated support, use, operation, maintenance, repair, replacement and reconstruction of certain shared facilities, and the sharing of costs in respect thereof, or portions of the subject lands to be owned by the City and the owner as they pertain to the Child Care Centre;

c. a letter of credit in an amount sufficient to guarantee 120 percent of the estimated cost of the design, construction and handover of the Child Care Centre complying with the specifications and requirements of the Section 37 Agreement, to the satisfaction of the General Manager, Children's Services and the Chief Financial Officer and Treasurer, will be provided to the City prior to the issuance of the first above grade building permit for any building on Phase 1 of the development, to secure the Child Care Centre;

d. a one-time cash contribution in the amount of $150,000.00 to be used toward start-up costs to be paid prior to the issuance of the first above grade building permit for any building within Phase 1 of the development;

e. a one-time cash contribution in the amount of $150,000.00 to the Child Care Capital Reserve Fund, to replace appliances and large equipment due to wear and tear, to be paid prior to the issuance of the first above grade building permit for any building within Phase 1 of the development;

f. all cash contributions shall be indexed upwardly in accordance with the Statistics Canada Non-Residential Building Construction Price Index for Toronto calculated from the date of the Section 37 Agreement to the date of payment;

g. six (6) dedicated parking spaces will be provided free-of-charge for the exclusive use of the child care facility for pick-up/drop-off operations; these spaces to be assigned accordingly, and be located in close proximity to the elevators providing the shortest route between the underground parking garage and the Child Care Centre, which shall be barrier-free; and a parking pass will be provided for officials conducting inspections of the child care facility; and

h. any other details related to the Child Care Centre such as timing, location, obligations and any matters necessary to implement the Child Care Centre, which have not been addressed in the recommendations of this report will be finalized between the owner and the City and will be substantially in accordance with the City of Toronto's Child Care Development Guidelines (2021) and to the satisfaction of the Executive Director, Corporate and Real Estate Management, the General Manager, Children's Services, and the Executive Director, Development Review, in consultation with the City Solicitor;

4. the owner shall make a contribution in the amount of $1,250,000 to be allocated towards the following capital improvements at the discretion of the Executive Director, Development Review and the Chief Planner and Executive Director, City Planning, in consultation with the Ward Councillor:

a. a cash contribution of $250,000 towards improvements to Isabella Valancy Crawford Park to be provided prior to the issuance of the first above-grade building permit for Phase 1 of the development on the lands, to be indexed upwardly from the date City Council adopts the Zoning By-law Amendment to the date the payment is made; and

b. a cash contribution of $1,000,000.00 for public art on the lands to be provided prior to the issuance of the first above-grade building permit for Phase 2 of the development on the lands, to be secured by a letter of credit in the City's standard form, to be indexed upwardly from the date City Council adopted Zoning By-law 1014-2022 to the date the payment is made; the owner shall submit a Public Art Plan, prior to site plan approval for Phase 2 of the development on the lands, that is in accordance with the City's Percent for Public Art Guidelines to the satisfaction of the Executive Director, Development Review and details of the public art process to the satisfaction of City Council; and

5. all contributions referred to in Recommendations 3.a, .4.a. and 4.b. above, shall be indexed upwardly in accordance with the Statistics Canada Construction Price Index for Toronto; and      

b. the following matters are recommended to be secured in the amended and restated agreement pursuant to the repealed and transitioned subsections 37(1) and (3) of the Planning Act as a legal convenience to support the development:

1. the owner shall construct, provide and maintain a Privately Owned Publicly-Accessible Space  at 315-325 Front Street West with a minimum area of 400 square metres at the northeast area of the site along Front Street West in the location generally identified in the Zoning By-law Amendment, with the specific configuration and design of the Privately Owned Publicly-Accessible Space to be determined and secured in the context of Site Plan Approval for Phase 3 of the development, to the satisfaction of the Executive Director, Development Review;

2. prior to the occupancy for any portion of the Phase 3 portion of the development, prepare all documents and convey for nominal consideration a public access easement in perpetuity in favour of the City over the 400 square metre Privately Owned Publicly-Accessible Spaces set out in Recommendation 3.b.1. above with terms set out in the Section 37 Agreement satisfactory to the Executive Director, Development Review and the City Solicitor;

3. the owner shall construct, provide and maintain a Privately Owned Publicly-Accessible Space at 315-325 Front Street West with a minimum area of 200 square metres centrally located along Front Street West in the location generally identified in the Zoning By-law Amendment, with the specific configuration and design of the Privately Owned Publicly-Accessible Space to be determined and secured in the context of Site Plan Approval for Phase 2 of the development, to the satisfaction of the Executive Director, Development Review;

4. prior to the occupancy for any portion of the Phase 2 portion of the development, prepare all documents and convey for nominal consideration, a public access easement in perpetuity in favour of the City over the Privately Owned Publicly-Accessible Spaces set out in Recommendation 3.b.3. above with terms set out in the Section 37 Agreement satisfactory to the Executive Director, Development Review and the City Solicitor;

5. the owner shall be responsible for the design, construction, provision and maintenance of a PATH connection through Phases 2 and 3 of the proposed development, including the conveyance at nominal cost to the City of easement(s) for use by the general public, with details of the final location and design to be determined and secured in the context of Site Plan Approval for Phases 2 and 3 of the development; the owner shall provide knock-out panels in the lower levels of Phases 2 and 3 of the development to provide for the extension of the PATH to the east and north of the site, with the details of the PATH connection and knock-out panels to be determined and secured at Site Plan Approval for Phases 2 and 3 of the development; 

6. the owner shall provide a minimum 3.0 metre wide public pedestrian easement to the City, on terms and conditions satisfactory to the City Solicitor, in a location generally described as a north to south access over the eastern portion of the site, from the proposed Privately Owned Publicly-Accessible Space referred to in Recommendation 3.b.1. above to the walkway adjacent to the south of the development, with details of the location and final design to be determined and secured in the context of Site Plan Approval for Phase 3 of the development, to the satisfaction of the Executive Director, Development Review, and that such easement lands be maintained by the owner at its sole cost; the conveyance of the easement shall be at no cost to the City to the satisfaction of the City Solicitor and the owner shall be responsible to prepare, submit to the City for approval and deposit all required reference plans to describe the easement;

7. the owner shall provide a minimum 2.1 metre wide public pedestrian easement to the City, on terms and conditions satisfactory to the City Solicitor, in a location generally described as a north to south access over the central portion of the site, from the proposed Privately Owned Publicly-Accessible Space referred to in Recommendation 3.b.3. above to the walkway adjacent to the south of the development, with details of the location and final design to be determined and secured in the context of Site Plan Approval for Phases 2 and 3 of the development, to the satisfaction of the Executive Director, Development Review, and that such easement lands be maintained by the owner at its sole cost; the conveyance of the easement shall be at no cost to the City to the satisfaction of the City Solicitor and the owner shall be responsible to prepare, submit to the City for approval and deposit all required reference plans to describe the easement;

8. the owner shall provide a minimum 2.1 metre wide public pedestrian easement to the City, on terms and conditions satisfactory to the City Solicitor, in a location generally described as an east to west access across the southern portion of the site, from Blue Jays Way to the walkway extending along the eastern portion of the site referred to in Recommendation 3.b.6. above, with details of the location and final design to be determined and secured in the context of Site Plan Approval for Phases 2 and 3 of the development to the satisfaction of the Executive Director, Development Review, and that such easement lands be maintained by the owner at its sole cost; the conveyance of the easement shall be at no cost to the City to the satisfaction of the City Solicitor and the owner shall be responsible to prepare, submit to the City for approval and deposit all required reference plans to describe the easement;

9. prior to the commencement of any excavation or shoring work, the owner shall submit a Construction Management Plan to the satisfaction of the Executive Director, Development Review, the General Manager, Transportation Services and the Chief Building Official and Executive Director, Toronto Building, in consultation with the Ward Councillor, and thereafter in support of the development, will implement the Plan during the course of construction; the Construction Management Plan will include, but not be limited to the following construction-related details: noise, dust, size and location of staging areas, location and function of gates, dates of significant concrete pouring, lighting details, vehicular parking and queuing locations, street closures, parking and access, refuse storage, site security, site supervisor contact information, and a communication strategy with the surrounding community, and any other matters requested by the Executive Director, Development Review and the General Manager, Transportation Services, in consultation with the Ward Councillor;

10. prior to the commencement of any excavation and shoring work, and prior to the first building permit, the owner shall provide required easements to the City for the purposes of reconstruction, maintenance, repair, protection and monitoring of the Transmission Watermain that traverses the site, with no demolition to occur on the site prior to providing technical reports respecting the Transmission Watermain all to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services, as set out in Attachment 18 to the revised report (April 1, 2025) from the Director, Community Planning, Toronto and East York District; 

11. the owner shall enter into a financially secured Municipal Infrastructure Agreement to secure the construction of the off-site improvements needed to provide sanitary sewer servicing capacity to support the proposed densities for Phases 1 and 2 of the development, to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services and the General Manager, Toronto Water;

12. the owner shall provide easements in relation to maintenance of the Blue Jays Way and John Street/Rod Robbie Pedestrian bridges;

13. the owner shall submit updated Crash Wall Design Reports and Drawings, and an updated Noise and Vibration Impact Study, at the time of Site Plan Approval for the development, to the satisfaction of the Executive Director Development Review;

14.  the owner agrees to address any comments from the approved Rail Safety Report and related peer review conducted by the City, and to implement any required modifications and/or mitigation measures, at the time of Site Plan Approval for the development, to the satisfaction of the Executive Director, Development Review;

15. the owner shall submit a Public Realm and Landscape Master Plan for the site at the time of Site Plan Approval for Phase 1 of the development, to the satisfaction of the Executive Director, Development Review;

16. the owner acknowledges that, should City Council approve a revised right-of-way design for Front Street West along the frontage of the site, which may include enhanced and expanded pedestrian public realm space and/or a cycle track or bikeway along the south side of the Front Street West, a condition may be imposed through the Site Plan Approval for a phase of development to secure the revised right-of-way design for the subject development phase; should City Council approve a revised right-of-way design, the owner will agree to incorporate elements of the revised right-of-way design along any previous phase(s) which do not require the demolition of any landscaping or public realm improvements already installed within the public realm and/or any civil works already in construction or constructed through the Site Plan Approval process; and

17. the owner shall construct and maintain the development of the site in accordance with Tier 1, Toronto Green Standard, and the owner will be encouraged to achieve Tier 2, Toronto Green Standard, or higher, where appropriate, consistent with the performance standards of the Toronto Green Standard, applicable at the time of the Site Plan Control application for each building on the site.

4.  City Council authorize all parkland dedication cash-in-lieu funds collected for 315-325 Front Street West, pursuant to Section 42 of the Planning Act, to be allocated to contribute to new, expanded and improved parkland opportunities within the vicinity of the site that will produce new parkland with significant City-wide impact.

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

a. submit a revised Rail Safety Report, that addresses the outstanding items in relation to the review of the Rail Safety Report by Metrolinx, as outlined in the letter from Metrolinx dated February 14, 2025, to the satisfaction of the Executive Director, Development Review, in consultation with Metrolinx; and

b. address comments from Parks and Recreation in relation to the extension of the lease for Isabella Valancy Crawford Park, to the satisfaction of the General Manager, Parks and Recreation.

6. City Council request the General Manager, Transportation Services to review and report back on the feasibility of amending City of Toronto Municipal Code Chapter 925, Permit Parking, to exclude the development located at 315 - 325 Front Street West from Permit Parking.

The Toronto and East York Community Council held a statutory public meeting on April 3, 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 mixed-use development with four buildings, including three residential buildings and one office building that would contain 1,793 dwelling units and 144,237 square metres of non-residential gross floor area at 315 - 325 Front Street West.  The development is proposed to be constructed in three phases including:

Phase 1 – two residential buildings with proposed heights of 50 storeys (168 metres)

Phase 2 – one residential building with a proposed height of 71 storeys (235 metres)

Phase 3 – one office building with a proposed height of 60 storeys (278 metres)

The site was the subject of a previous Zoning By-law Amendment application, approved by Council in July of 2022 (By-law 1014-2022).  The previous application proposed a mixed-use development with four buildings including two residential buildings and two office buildings and contained 832 dwelling units and 273,592 square metres of non-residential gross floor area.

The Toronto and East York Community Council recommends that:

1. City Council amend the Official Plan of the former City of Toronto for the lands municipally known as 215 Lake Shore Boulevard East substantially in accordance with the draft Official Plan Amendment included as Attachment 7 to the report (March 18, 2025) from the Director, Community Planning, Toronto and East York District.

2. City Council amend Zoning By-law 647-2019 (LPAT), as amended by By-law 970-2019, for the lands municipally known as 215 Lake Shore Boulevard East substantially in accordance with the draft Zoning By-law Amendment included as Attachment 8 to the report (March 18, 2025) from the Director, Community Planning, Toronto and East York District.

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

a. complete a peer review process of the submitted noise, odour and air quality studies, by a third party consultant, retained by the City of Toronto and at the owner's expense, to the satisfaction of the Executive Director, Development Review, in consultation with Environment, Climate and Forestry, and Toronto Public Health; and, if necessary, the proposed draft Zoning By-law Amendment be revised to address any mitigation measures arising from the accepted study;

b. enter into an Amending Section 37 Agreement(s) to the satisfaction of the Executive Director, Development Review, the Chief Planner and Executive Director, City Planning, and the City Solicitor, to extend existing Section 37 agreements to the amended proposal, in accordance with the following:

1. affordable Rental Housing, in accordance with the terms of the existing Section 37 Agreements, to be delivered by the owner in Phase 2 of the development;

2. local Infrastructure Improvements and Public Art in accordance with the terms in the existing Section 37 Agreements, with any such additional payment associated with the proposed increase to the Phase 1 development to be made by the owner prior to the issuance of the first above-grade building permit for the expanded proposal; and

3. the following Transportation Demand Management measures to be secured in the amending Section 37 Agreement(s) as matters of legal convenience to support the development:

i. four car-share spaces on-site, with vehicles subject to an agreement with car-share operators;

ii. a financial contribution of $85,000 for installation of an electric Bike Share station on site or in the surrounding area; and

iii. two bicycle repair stations accessible to short-term visitor bicycle parking spaces.

4. 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.

5. City Council direct the Executive Director, Development Review, the Chief Planner and Executive Director, City Planning, and the Executive Director, Housing Secretariat to work with the applicant through the review of any development application for the 215 Lake Shore Boulevard East Phase 2 development block to meet updated City affordable housing standards beyond the Master Section 37 Agreement and Zoning By-law 674-2019 (LPAT), including the income-based Official Plan definition of affordable rental housing and affordability term.

The Toronto and East York Community Council held a statutory public meeting on April 3, 2025 and notice was given in accordance with the Planning Act.

This report reviews and recommends approval of the application to amend the Official Plan and Zoning By-law to increase the height of three previously approved mixed-use buildings in Phase 1 at 215 Lake Shore Boulevard East. The current permitted height of 49, 39 and 14 storeys is proposed to be increased  to 54, 44 and 15 storeys, resulting in an additional 114 residential units for Phase 1 and a proportionate increase of gross floor area for affordable rental housing, resulting in approximately 16 additional affordable rental housing units, proposed to be delivered in Phase 2.

The Toronto and East York Community Council recommends that:

1. City Council amend Toronto Zoning By-law 569-2013 for the lands municipally known as 111 Peter Street, substantially in accordance with the draft Zoning By-law Amendment included as Attachment 15 to the report (March 18, 2025) 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 allow the owner of 111 Peter Street to design, construct, finish, provide and maintain on the site 24 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, all in accordance with the following terms (the "in-kind Contribution"):

a. the in-kind contribution shall be comprised of three (3) studio units; fourteen (14) one-bedroom units; four (4) two-bedroom units; and three (3) three-bedroom units (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 the other dwelling units in the development, by unit type, and the Affordable Rental Housing Units shall collectively have a gross floor area of at least 1,330 square metres (14,316 square feet);

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

d. 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;

e. 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;

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

g. 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;

h. 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;

i. the owner shall provide and maintain the Affordable Rental Housing Units as rental dwelling units at the rents identified in Recommendation 3.h. 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;

j. 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

 k. 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 authorize the Chief Planner and Executive Director, City Planning to enter into an Agreement pursuant to Subsection 37(7.1) of the Planning Act (the "In-kind Contribution Agreement") to address the provision of the in-kind contribution identified in Recommendation 3 above, to the satisfaction of the Chief Planner and Executive Director, City Planning, the Executive Director, Development Review and the City Solicitor, with such agreement to be registered on the title to the lands, which agreement shall be evidence of arrangements for the provision of the in-kind contribution that are satisfactory to City Council.

6. City Council attribute a value to the in-kind contribution set out above equal to 100 percent of four (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 and City Council direct staff to advise the owner of such valuation.

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

a. submit a revised Functional Servicing and Stormwater Management Report, (“Engineering Reports”), and supporting plans, to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services, in consultation with the General Manager, Toronto Water; and

 b. enter into a financially secured agreement with the City to secure the construction of any upgrades or required improvements to the existing municipal infrastructure identified in the accepted Engineering Reports to support the development, if any, all to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services and the General Manager, Toronto Water.

9. City Council request Development Review staff to continue to consult with neighbours in close proximity, particularly the residents of the properties to the immediate north of the subject site to discuss matters including, but not limited to: streetscape design, traffic mitigation measures and construction related impacts, such as vehicular access, noise, dust, vibration, etc.; and that the construction issues be addressed through the submission by the applicant of a comprehensive Construction Management Plan, to the satisfaction of the General Manager, Transportation Services and the Director, Community Planning, Toronto and East York District.

The Toronto and East York Community Council held a statutory public meeting on April 3, 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 52-storey mixed-use building (173 metres including mechanical penthouse) that includes the retention of the existing building, and would contain 852 dwelling units and 3,888 square metres of non-residential gross floor area at 111 Peter Street.

The Toronto and East York Community Council recommends that:

1. City Council amend Zoning By-law 569-2023 for the lands at 522 University Avenue substantially in accordance with the draft Zoning By-law 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. Before introducing the necessary Bills to City Council for enactment, City Council require the owner to:

a. submit a revised Functional Servicing and Stormwater Management Report, (“Engineering Reports”), and supporting plans, to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services, in consultation with the General Manager, Toronto Water; 

b. enter into a financially secured agreement with the City to secure the construction of any upgrades or required improvements to the existing municipal infrastructure identified in the accepted Engineering Reports to support the development, if any, all to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services and the General Manager, Toronto Water;

c. enter into a Heritage Easement Agreement with the City for the property at 522 University Avenue, substantially in accordance with the plans and drawings dated July 31, 2024 prepared by WZMH, and on file with the Senior Manager, Heritage Planning; and the Heritage Impact Assessment, dated October 15, 2024 prepared by ERA Architects, all on file with the Senior Manager, Heritage Planning, subject to and in accordance with the Conservation Plan, to the satisfaction of the Senior Manager, Heritage Planning including execution of such agreement to the satisfaction of the City Solicitor; and

d. provide a detailed Conservation Plan, prepared by a qualified heritage consultant that is substantially in accordance with the conservation strategy set out in the Heritage Impact Assessment for the property at 522 University Avenue, to the satisfaction of the Senior Manager, Heritage Planning.

The Toronto and East York Community Council held a statutory public meeting on April 3, 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 64-storey (232.4 metres including mechanical penthouse) mixed-use building that includes the conservation of a portion of the existing heritage building, and would contain 579 dwelling units and 21,413 square metres of non-residential gross floor area at 522 University Avenue.

The Toronto and East York Community Council recommends that:

1. City Council approve:

a. the alterations to the designated heritage property at 522 University Avenue, in accordance with Section 33 of the Ontario Heritage Act to allow for the construction of a 64-storey mixed-use building, with such alterations substantially in accordance with the plans and drawings dated July 31, 2024 prepared by WZMH and on file with the Senior Manager, Heritage Planning and the Heritage Impact Assessment prepared by ERA Architects, dated October 15, 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 and subject to conditions as set out below; and

b. the demolition of heritage attributes of the existing designated heritage property at 522 University Avenue accordance with Section 34(1) 1 of the Ontario Heritage Act to allow for the construction of a 64-storey mixed-use building substantially in accordance with the plans and drawings dated July 31, 2024 by WZMH and on file with the Senior Manager, Heritage Planning and the Heritage Impact Assessment prepared by ERA Architects dated October 15, 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 and subject to conditions as set out below.

2. City Council direct that its consent to the application to alter the designated heritage property at 522 University Avenue, in accordance with Part IV, Section 33 of the Ontario Heritage Act, and its consent to the demolition of heritage attributes at 522 University Avenue, under Part IV, Section 34(1)1 of the Ontario Heritage Act are also subject to the following conditions:

a. the related Zoning By-law Amendment permitting the proposed alterations has been enacted by City Council and has come into full force and effect in a form and with content acceptable to City Council, as determined by the Chief Planner and Executive Director, City Planning, in consultation with the Senior Manager, Heritage Planning;

b. prior to the introduction of the Bills for such Zoning By-law Amendment by City Council, the owner shall:

1. enter into a Heritage Easement Agreement with the City for the property at 522 University Avenue, substantially in accordance with the plans and drawings dated July 31, 2024 prepared by WZMH, and on file with the Senior Manager, Heritage Planning; and the Heritage Impact Assessment, dated October 15, 2024 prepared by ERA Architects, all on file with the Senior Manager, Heritage Planning, subject to and in accordance with the Conservation Plan required in Recommendation 2.b.2. below, to the satisfaction of the Senior Manager, Heritage Planning including execution of such agreement to the satisfaction of the City Solicitor; and

2. provide a detailed Conservation Plan, prepared by a qualified heritage consultant that is substantially in accordance with the conservation strategy set out in the Heritage Impact Assessment for the property at 522 University Avenue, to the satisfaction of the Senior Manager, Heritage Planning;

c. prior to the issuance of any permit for all or any part of the property at 522 University Avenue, 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 entered into a Heritage Easement Agreement with the City required in Recommendation 2.b.1. above, for the property at 522 University Avenue including registration on title of such agreement, to the satisfaction of the City Solicitor;

2. have obtained final approval for the necessary Zoning By-law Amendments and such Amendments to have come into full force and effect;

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

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

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

6. provide a detailed Landscape Plan for the subject property, satisfactory to the Senior Manager, Heritage Planning;

7. provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Conservation Plans 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; and

8. 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 and Interpretation plans; and

d. prior to the release of the Letter of Credit required in Recommendation 2.c.8. 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 and Interpretation Plans 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.

3. City Council authorize the City Solicitor to introduce the necessary Bill in City Council authorizing the entering into of a Heritage Easement Agreement for the property at 522 University Avenue.

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

This report recommends City Council approve the alterations and demolitions proposed under Sections 33 and 34(1)1 of the Ontario Heritage Act for the Part IV designated heritage property at 522 University Avenue and grant authority to enter into a Heritage Easement Agreement, in connection with the proposed development of the property.

The property at 522 University Avenue is located at the southwest corner of University Avenue and Elm Street and contains a 15-storey office building, known as the National Life Building, constructed for the National Life Insurance Company of Canada between 1971 and 1974 to the design of John C. Parkin. It is a fine example of Monumental Modernist architecture utilizing precast concrete in Toronto.

A heritage permit application has been submitted in connection with applications for amendments to the Zoning By-law and Site Plan Approval. Following the property's designation under the Ontario Heritage Act, the applicant worked with the City to revise their applications to include a conservation strategy for the National Life Building. The revised applications propose to alter and integrate the building into the redevelopment as a podium, including interior heritage attributes. The northern two-thirds of the building will be retained in-situ, including its floor slabs and core. The southern bay of the building and its heritage attributes will be demolished and reconstructed to allow for construction of a 49-storey residential tower above. The applications conserve the onsite heritage building's cultural heritage value and attributes in accordance with the existing policy framework. The heritage impacts of the development proposal are appropriately mitigated through the overall conservation strategy.

At its meeting on January 8, 2025 the Toronto Preservation Board considered Item PB26.6 and made recommendations to City Council.

Summary from the report (December 16, 2025) from the Senior Manager, Heritage Planning, Urban Design, City Planning:

 
This report recommends City Council approve the alterations and demolitions proposed under Sections 33 and 34(1)1 of the Ontario Heritage Act for the Part IV designated heritage property at 522 University Avenue and grant authority to enter into a Heritage Easement Agreement, in connection with the proposed development of the property.

The property at 522 University Avenue is located at the southwest corner of University Avenue and Elm Street and contains a 15-storey office building, known as the National Life Building, constructed for the National Life Insurance Company of Canada between 1971 and 1974 to the design of John C. Parkin. It is a fine example of Monumental Modernist architecture utilizing precast concrete in Toronto.

A heritage permit application has been submitted in connection with applications for amendments to the Zoning By-law and Site Plan Approval. Following the property's designation under the Ontario Heritage Act, the applicant worked with the City to revise their applications to include a conservation strategy for the National Life Building. The revised applications propose to alter and integrate the building into the redevelopment as a podium, including interior heritage attributes. The northern two-thirds of the building will be retained in-situ, including its floor slabs and core. The southern bay of the building and its heritage attributes will be demolished and reconstructed to allow for construction of a 49-storey residential tower above. The applications conserve the onsite heritage building's cultural heritage value and attributes in accordance with the existing policy framework. The heritage impacts of the development proposal are appropriately mitigated through the overall conservation strategy.

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 30, 40, 43, 44 and 45 Price Street substantially in accordance with the draft Zoning By-law Amendment included as Attachment 5 to the report (March 18, 2025) 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. Prior to introducing the necessary Bills for enactment, City Council require that the owner enter into an Easement Agreement with the City as applicable, to be registered on title for the purpose of accessing the municipal sewer presently existing on the subject site, to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services and the City Solicitor.

4. City Council request the General Manager, Transportation Services to review and report back on the feasibility of amending City of Toronto Municipal Code Chapter 925, Permit Parking, to exclude the development located at 30, 40, 43, 44 and 45 Price Street from Permit Parking.

5. City Council request Executive Director, Development Review and the General Manager, Transportation Services to continue dialogue with the applicant and nearby residents, at the site plan stage, with respect to public realm and traffic management concerns.

6. City Council require the applicant to consult with the Toronto Parking Authority and Transportation Services to arrange the necessary review and cost recovery for a loading zone for two loading spaces on Price Street, to the satisfaction of the General Manager, Transportation Services.

The Toronto and East York Community Council held a statutory public meeting on April 3, 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 the reconfiguration and redevelopment of the site with a new 3-storey expansion of the Toronto Lawn and Tennis Club. The application proposes to demolish the east end of the existing building at 30, 40, and 44 Price Street, and the two house-form buildings at 43 and 45 Price Street, and to construct a new 3-storey addition. The west portion of the existing building, referred to as the ‘pavilion’, will be retained, as well as the existing outdoor courts on the east side of the site.

The Toronto and East York Community Council recommends that:

1. City Council approve the demolition of the "Unrated" buildings at 43, 44 and 45 Price Street, in the South Rosedale Heritage Conservation District, in accordance with Section 42(1) 4 of the Ontario Heritage Act and the erection of two buildings in accordance with Section 42(1) 2 of the Ontario Heritage Act subject to the following:

a. City Council approve the replacement buildings for 43, 44 and 45 Price Street as shown in the plans and elevations submitted by the applicant and prepared by Williamson Williamson Inc. dated September 30, 2024 and on file with the Senior Manager, Heritage Planning, and that the replacement structure be constructed substantially in accordance with the submitted plans; and

b. prior to the issuance of any heritage permit for the property at 43, 44 and 45 Price Street including a demolition permit, but excluding permits for interior work, repairs and maintenance and usual and minor works for the existing "Unrated" building as are acceptable to the Senior Manager, Heritage Planning, the applicant provide the following to the satisfaction of the Senior Manager, Heritage Planning:

1. photo documentation of the existing buildings at 43, 44 and 45 Price Street; and

2. final building permit drawings for the replacement structure and a landscape plan consistent with the South Rosedale Heritage Conservation District Plan and substantially in accordance with the plans and elevations submitted by the applicant and prepared by Williamson Williamson Inc. dated September 30, 2024 and the South Rosedale Heritage Conservation District Plan.

This report recommends that City Council approve the demolition of three "Unrated" buildings within the South Rosedale Heritage Conservation District (SRHCD) and approve the design of replacement structures located at 43, 44 and 45 Price Street in accordance with Section 42(1) 2 and 42(1) 4 of the Ontario Heritage Act.

The application relates to the modernisation of the Toronto Lawn Tennis Club which is situated at the western edge of the SRHCD. As such it is designated under Part V of the Ontario Heritage Act, although all of its buildings are noted as being "Unrated" in the HCD Plan. "Unrated" buildings are those that "are not of national, provincial, citywide or contextual heritage significance, do not contribute to the heritage character of South Rosedale or are too recent to be accurately evaluated." The SRHCD Plan allows for the demolition of an "Unrated" building provided that the replacement building design complies with the SRHCD plan guidelines for new buildings and the applicable zoning by-laws. The demolition would allow for the construction of a new 3-storey club house structure on Price Street and a small single storey building in the southeast corner of the club grounds. Both new buildings meet the general intent of the SRHCD Plan's guidelines and would not detract from rated heritage buildings in the immediate context.

On October 30, 2024, a related Zoning By-law Amendment application was made for 30, 40, 43, 44 and 45 Price Street for the construction of a new clubhouse for the Toronto Lawn Tennis Club. The recommendations in this report relate solely to the approvals required under the Ontario Heritage Act.

At its meeting on April 1, 2025 the Toronto Preservation Board considered Item PB30.7 and made recommendations to City Council.

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

This report recommends that City Council approve the demolition of three "Unrated" buildings within the South Rosedale Heritage Conservation District (SRHCD) and approve the design of replacement structures located at 43, 44 and 45 Price Street in accordance with Section 42(1) 2 and 42(1) 4 of the Ontario Heritage Act.

The application relates to the modernisation of the Toronto Lawn Tennis Club which is situated at the western edge of the SRHCD. As such it is designated under Part V of the Ontario Heritage Act, although all of its buildings are noted as being "Unrated" in the HCD Plan. "Unrated" buildings are those that "are not of national, provincial, citywide or contextual heritage significance, do not contribute to the heritage character of South Rosedale or are too recent to be accurately evaluated." The SRHCD Plan allows for the demolition of an "Unrated" building provided that the replacement building design complies with the SRHCD plan guidelines for new buildings and the applicable zoning by-laws. The demolition would allow for the construction of a new 3-storey club house structure on Price Street and a small single storey building in the southeast corner of the club grounds. Both new buildings meet the general intent of the SRHCD Plan's guidelines and would not detract from rated heritage buildings in the immediate context.

On October 30, 2024, a related Zoning By-law Amendment application was made for 30, 40, 43, 44 and 45 Price Street for the construction of a new clubhouse for the Toronto Lawn Tennis Club. The recommendations in this report relate solely to the approvals required under the Ontario Heritage Act.

The Toronto and East York Community Council recommends that:

1. City Council amend Zoning By-law 569-2013 for the lands at 54-70 Brownlow Avenue substantially in accordance with the draft Zoning By-law Amendment included as Attachment 6 to the report (March 17, 2025) 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 that the owner make reasonable commercial efforts to convey off-site parkland to the City equal to the value of the on-site parkland dedication, in fulfilment of the parkland dedication requirements pursuant to Section 42 of the Planning Act, with the off-site parkland dedication to be acceptable to the General Manager, Parks and Recreation, and free and clear of any above or below grade encumbrances, with the exception of any encumbrances as may be otherwise approved by the General Manager, Parks and Recreation, to be conveyed prior to the issuance of the first above grade building permit and:

a. in the event that the off-site parkland dedication is less than the value of the on-site parkland dedication, then the owner will pay cash-in-lieu of parkland to make up for the shortfall in parkland dedication, prior to the issuance of the first above grade building permit;

b. in the event that the owner is unable to provide an acceptable off-site parkland dedication to the City, the owner will be required to satisfy the parkland dedication requirement through the payment of cash-in-lieu; and

c. the value of the cash-in-lieu of parkland dedication will be appraised through Real Estate Services and payment will be required prior to the issuance of the first above grade building permit.

4. 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 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 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.

The Toronto and East York Community Council held a statutory public meeting on April 3, 2025 and notice was given in accordance with the Planning Act.

This report recommends approval of the application to amend the Zoning By-law to permit a 201.9-metre residential building (59 storeys including mechanical penthouse). This proposal also secures a publicly accessible landscaped area that will form a portion of a future mid-block connection through to Redpath Avenue at the southern end of the site.

A related Rental Housing Demolition application has also been submitted as the proposal includes the demolition of nine residential dwelling units, two of which (at 54 and 70 Brownlow Avenue) are rental. The Rental Housing Demolition application is delegated to the Chief Planner or their designate, as less than six rental units are proposed to be demolished.

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 1212-1220 Yonge Street substantially in accordance with the draft Zoning By-law Amendment included as Attachment 6 to the report (February 3, 2025) 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. Before introducing the necessary Bills for enactment, City Council require:

a. the owner submit revised Functional Servicing and Stormwater Management Reports ("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;

b. if the accepted and satisfactory Engineering Reports, from Recommendation 3.a. 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 3.a. above, are constructed and operational, all to the satisfaction to the Chief Engineer and Executive Director, Engineering and Construction Services;

c. all necessary approvals or permits arising from Recommendation 3.b.i. or 3.b.ii. above are obtained, where required all to the satisfaction to the Chief Engineer and Executive Director, Engineering and Construction Services; and

d. the owner submit revised letters from the owner, structural engineer and mechanical engineer to support a watertight foundation as per Schedules D, E and F in the Servicing Report Groundwater Summary Form and a letter from the architect to support the type of construction for the required fire flow rate calculations, all to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services.

4. City Council request the Executive Director, Development Review to explore options to secure an in-kind community benefit through the Community Benefits Charge, so that the benefits from the application are directly experienced in the community.

5. City Council request the Executive Director, Development Review and the General Manager, Transportation Services to report on options to mitigate traffic impacts on Alcorn Avenue from this application, including the feasibility adding a layby on site to optimize vehicular flows.

6. City Council request the General Manager, Transportation Services to report on options to improve pedestrian safety, sightlines and vehicle movement at the Yonge-Alcorn-Shaftesbury intersection, including through the addition of new skiplines.

7. 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 1212-1220 Yonge St. from permit parking on Alcorn Street.

8. City Council request the Applicant to establish a Neighbourhood Liaison Committee including the Deer Park Residents Group and Summerhill Resident Association, in consultation with the Ward Councillor, the General Manager, Transportation Services and the Executive Director, Development Review, and to consult the committee developing a Construction Management Plan for the project.

9. City Council request the Executive Director, Development Review to consult with residents’ groups at the site plan stage on the need for additional wind mitigation measures.

The Toronto and East York Community Council held a statutory public meeting on April 3, 2025 and notice was given in accordance with the Planning Act.

This report recommends approval of the application to amend the Zoning By-law to permit a 126.85-metre (35-storeys, excluding mechanical penthouse) mixed-use building. The proposed building contains 273 residential units, with a total gross floor area of 20,873 square metres, including 320 square metres of gross floor area for non-residential uses.

The Toronto and East York Community Council recommends that:

1. City Council amend the Official Plan for the lands at 309-349 George Street substantially in accordance with the draft Official Plan Amendment included as Attachment 7 to the report (March 18, 2025) 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 at 309-349 George Street substantially in accordance with the draft Zoning By-law Amendment included as Attachment 8 to the report (March 18, 2025) 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 and Zoning By-law Amendments as may be required.

The Toronto and East York Community Council held a statutory public meeting on April 3, 2025 and notice was given in accordance with the Planning Act.

This report reviews and recommends approval of a City-initiated Official Plan and Zoning By-law Amendment to permit a 10-storey (52-metre, excluding mechanical penthouse) building with a mix of institutional uses, including 180 municipal shelter beds, 124 long-term care beds, 70 new affordable rental dwelling units with supports and a 2,269 square-metre community hub at 309-349 George Street.

The proposal is part of a broader initiative to revitalize George Street and is a core project of the Downtown East Action Plan which advances several initiatives to address the barriers and needs of community members from equity-deserving groups who have a history of accessing services in this area.

This proposal modifies and replaces an Official Plan and Zoning By-law Amendment that was approved by City Council in 2017. The current development site at 309-349 George Street is about two-thirds the size of the original site which ran from 295-349 George Street. The current proposal increases the permitted height by 15 metres. Staff are exploring development opportunities on the southern portion of the block at 295-305 George Street, to be brought forward as a second phase at a later date.

A separate report from the Senior Manager, Heritage Planning, on the proposed heritage conservation of the designated heritage properties known as the Robert Armstrong Houses (309-311 George Street) and the Allan School (349 George Street) will be considered by City Council in conjunction with this report.

The Toronto and East York Community Council recommends that:

1. City Council consent to the application to alter the heritage properties at 309-311 and 349 George Street in accordance with Section 42 of the Ontario Heritage Act to allow for the construction of a new 10-storey institutional building with the alterations to the designated heritage properties being substantially in accordance with the plans and drawings dated February 25, 2025 prepared by B+H Architects on file with the Senior Manager, Heritage Planning and the Heritage Impact Assessment prepared by ERA Architects Inc. dated February 14, 2025 on file with the Senior Manager, Heritage Planning, all subject to and in accordance with a 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 309-311 and 349 George Street under Part V, Section 42 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 has come into full force and effect; and

b. prior to the issuance of any permit for all or any part of the properties at 309-311 and 349 George 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. 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 February 14, 2025, to the satisfaction of the Senior Manager, Heritage Planning;

2. 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;

3. provide a detailed Landscape Plan for the subject properties, demonstrating how it will support the cultural heritage value of the subject properties and the Garden District Heritage Conservation District, satisfactory to the Senior Manager, Heritage Planning; and

4. provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Conservation Plan.

This report recommends that City Council approve the conservation strategy for the heritage properties located at 309-311 and 349 George Street (together, the Site"), situated within the Garden District Heritage Conservation District (GDHCD), in connection with proposed Official Plan and Zoning By-law amendment applications.

The properties at 309-311 George Street contain a pair of three-storey semi-detached houses known as the Robert Armstrong Houses. The property at 349 George Street contains the Allan School which has close historical ties to the important Toronto Boys' Home (now demolished) and a historical association with the Garden District neighbourhood. All properties subject of this report are owned by the City of Toronto.

In 2017, City Council approved a heritage permit application to alter the Part IV designated properties on the Site, including the properties at 305, 301-303, 297 and 295 George Street. Subsequently, the Ontario Land Tribunal (the "Tribunal") approved the GDHCD. Under the Ontario Heritage Act (the "OHA"), the GDHCD prevails over Part IV of the OHA and permission pursuant to section 42 of the OHA is required to erect, alter and/or demolish any building or structure within its boundaries in a manner consistent with the approved GDHCD Plan.  The current proposal is made in connection with a Phase 1 development application which is anticipated to be followed by a Phase 2 affordable housing feasibility assessment for the site to the south which includes the remaining five city-owned heritage properties.

The current application proposes to replace the existing Seaton House complex at 339 George Street with a new 10-storey institutional building containing 80 emergency shelter beds, 100 transitional shelter beds, 124 long-term care beds, 70 supportive housing units, and a 2,269 square metre community hub. The heritage properties at 309-311 and 349 George Street are proposed to be conserved and integrated into the new development.

At its meeting on April 1, 2025 the Toronto Preservation Board considered Item PB30.3 and made recommendations to City Council.

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

This report recommends that City Council approve the conservation strategy for the heritage properties located at 309-311 and 349 George Street (together, the Site"), situated within the Garden District Heritage Conservation District (GDHCD), in connection with proposed Official Plan and Zoning By-law amendment applications.

The properties at 309-311 George Street contain a pair of three-storey semi-detached houses known as the Robert Armstrong Houses. The property at 349 George Street contains the Allan School which has close historical ties to the important Toronto Boys' Home (now demolished) and a historical association with the Garden District neighbourhood. All properties subject of this report are owned by the City of Toronto.

In 2017, City Council approved a heritage permit application to alter the Part IV designated properties on the Site, including the properties at 305, 301-303, 297 and 295 George Street. Subsequently, the Ontario Land Tribunal (the "Tribunal") approved the GDHCD. Under the Ontario Heritage Act (the "OHA"), the GDHCD prevails over Part IV of the OHA and permission pursuant to section 42 of the OHA is required to erect, alter and/or demolish any building or structure within its boundaries in a manner consistent with the approved GDHCD Plan.  The current proposal is made in connection with a Phase 1 development application which is anticipated to be followed by a Phase 2 affordable housing feasibility assessment for the site to the south which includes the remaining five city-owned heritage properties.

The current application proposes to replace the existing Seaton House complex at 339 George Street with a new 10-storey institutional building containing 80 emergency shelter beds, 100 transitional shelter beds, 124 long-term care beds, 70 supportive housing units, and a 2,269 square metre community hub. The heritage properties at 309-311 and 349 George Street are proposed to be conserved and integrated into the new development.

The Toronto and East York Community Council recommends that:

1. City Council direct the City Solicitor and appropriate City staff to attend the Ontario Land Tribunal in opposition to the current applications regarding the Official Plan and Zoning By-law Amendment appeals for the lands at 50-64 Merton Street and to continue discussions with the applicant in an attempt to resolve outstanding issues.

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

a. the final form and content of the draft Official Plan Amendment and the draft Zoning By-law Amendment are to the satisfaction of the City Solicitor and the Executive Director, Development Review; and

b. the owner at their sole cost and expense has:

i. submitted a revised Functional Servicing and Stormwater Management Report, to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services;

ii. entered into a Municipal Infrastructure Agreement to financially secure the construction of any improvements to the municipal infrastructure in connection with the accepted Functional Servicing Report by the Chief Engineer and Executive Director, Engineering and Construction Services, should it be determined that improvements to such infrastructure are required;

iii. entered into a Heritage Easement Agreement with the City for the property at 50 Merton Street substantially in accordance with the plans and drawings dated November 23, 2023 prepared by Hariri Pontarini, and on file with the Senior Manager, Heritage Planning; and the Heritage Impact Assessment, dated November 30, 2023, prepared by GBCA, all on file with the Senior Manager, Heritage Planning, subject to and in accordance with the Conservation Plan below, to the satisfaction of the Senior Manager, Heritage Planning, including execution of such agreement to the satisfaction of the City Solicitor; and

iv. provided a detailed Conservation Plan, prepared by a qualified heritage consultant that is substantially in accordance with the conservation strategy set out in the Heritage Impact Assessment for the property at 50 Merton Street, to the satisfaction of the Senior Manager, Heritage Planning.

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

On March 20 and 21, 2024, City Council adopted the recommendations in the report titled "50-64 Merton Street - Official Plan and Zoning By-law Amendment Applications - Decision Report - Approval". These recommendations included the approval in principal of the proposed Official Plan and Zoning By-law Amendment applications to permit a 45-storey mixed-use building with 603 residential units and the partial retention and adaptive re-use of portions of the heritage designated Girl Guides of Canada building. The draft Official Plan Amendment permitted a reduction in the required office gross floor area from 100 to 75 percent, and a reduction in the required amount of three-bedroom units from 10 to 7 percent with a portion of the one-bedroom units being located and designed so they can be converted to provide additional two- and three-bedroom units if needed..

The implementing bills to enact the Official Plan and Zoning By-law Amendments were withheld until the applicant had satisfied a number of outstanding requirements related to Functional Servicing and Stormwater Management and the heritage building.

On January 6, 2025, the applicant appealed the Official Plan and Zoning By-law Amendment applications to the Ontario Land Tribunal ('OLT') due to Council not making a decision within the time frame in the Planning Act.

On January 22, 2025, revised Official Plan and Zoning By-law Amendment applications were submitted, which proposed to modify the amount of required office replacement from 75 to 0 percent.

This report recommends that the City Solicitor and appropriate City staff attend the OLT hearing to oppose the January 22, 2025 revised applications in their current forms, and to continue discussions with the applicant to resolve outstanding issues.

The Toronto and East York Community Council recommends that:

1. City Council direct the City Solicitor and appropriate City staff to attend the Ontario Land Tribunal in opposition to the current application regarding the Official Plan and Zoning By-law Amendment appeal for the lands at 847-855 Kingston Road and to continue discussions with the Applicant in an attempt to resolve outstanding issues.

2. City Council direct that in the event the Ontario Land Tribunal allows the appeal in whole or in part, City Council authorize the City Solicitor to request that the issuance of any Final Order be withheld until such time as the City Solicitor advises that:

a. the final form and content of the draft Official Plan Amendment is to the satisfaction of the Executive Director, Development Review and the City Solicitor;

b. the final form and content of the draft Zoning By-law Amendment is to the satisfaction of the Executive Director, Development Review and the City Solicitor;

c. the applicant has addressed all outstanding issues raised by Development Engineering as they relate to the Official Plan and Zoning By-law Amendment or the determination of whether holding provisions or other measures are required in the Zoning By-law Amendment, to the satisfaction of the Chief Engineer and Executive Director, Development Engineering;

d. the applicant has addressed all outstanding issues raised by the Toronto and Region Conservation Authority, including as they relate to the appropriate development setback from the erosion hazard associated with the Glen Stewart Ravine, the conveyance of these lands subject to an erosion hazard to the City and a Ravine Stewardship Plan;

e. the applicant has addressed all outstanding issues raised by Environmental Planning including submitting a revised Natural Heritage Impact Study, an associated Landscape Plan that addresses all issues related to the Glen Stewart Ravine and related buffers/setbacks, to the satisfaction of the Chief Planner and Executive Director, City Planning;

f. the applicant has addressed all outstanding issues raised by Ravine and Natural Feature Protection and Tree Protection and Plan Review as they relate to the Zoning By-law Amendment application including the submission of a Ravine Stewardship Plan, to the satisfaction of the Executive Director, Environment, Climate and Forestry; and

g. any necessary studies, including those related to pedestrian level wind impacts and sun and shadow, have been completed, and their recommendations addressed to the satisfaction of the Chief Planner and Executive Director, City Planning and the Executive Director, Development Review.

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

On August 10, 2015, an Official Plan and Zoning By-law Amendment application was submitted seeking permission for a 7 storey mixed-use building with a height of 24.26 metres including the mechanical penthouse. The proposal included 4,420 square meters of total gross floor area with 124 square metres of retail space at grade and 29 residential units at 847-853 Kingston Road.

On December 29, 2022, the Applicant submitted a revised proposal after acquiring the adjacent property at 855 Kingston Road, to construct an 11 storey (38.2 metres, including mechanical penthouse) mixed-use building with retail at-grade, and 99 residential units at 847-855 Kingston Road.

On November 12, 2024, the Applicant appealed to the Ontario Land Tribunal ("OLT") due to Council not making a decision on the application within the timeframe prescribed by the Planning Act. This report recommends that the City Solicitor and appropriate City staff attend the OLT hearing to oppose the application in its current form and to continue discussions with the applicant in an attempt to resolve outstanding issues.

The Toronto and East York Community Council recommends that:

1. City Council consent to the application to alter the designated property at 120 Peter Street and demolish the buildings at 126-128 Peter Street and 357-359 Richmond Street West, with conditions, under Part V, Section 42 of the Ontario Heritage Act to allow for the construction of a new 40-storey mixed use building with mechanical penthouse with the alterations, demolition and construction being substantially in accordance with the floor plans and drawings prepared by BDP Quadrangle dated November 15, 2024,  podium design drawings dated February 4, 2025 and the Heritage Impact Assessment prepared by GBCA Architects dated March 5, 2025, all 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 alter the designated property at 120 Peter Street, demolish the buildings at 126-128 Peter Street and 357-359 Richmond Street West and construct a new 40-storey mixed use building in accordance with Part V, Section 42 of the Ontario Heritage Act is also subject to the following conditions:

a. prior to the issuance of any permit for all or any part of the property at 120, 122-124, 126-128 Peter Street and 357-359 Richmond Street West 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(s) as are acceptable to the Senior Manager, Heritage Planning the owner shall:

1. amend the existing Heritage Easement Agreement, or as determined appropriate by the Senior Manager, Heritage Planning, in consultation with the City Solicitor, replace the entire existing Heritage Easement Agreement with a new Heritage Easement Agreement, for the properties at 120, 122-124 Peter Street and 357-359 Richmond Street West pursuant to Section 37 of the Ontario Heritage Act acceptable and satisfactory to the Chief Planner and Executive Director, City Planning, the Senior Manager, Heritage Planning and the City Solicitor;

2. provide a detailed Conservation Plan, prepared by a qualified heritage consultant that is substantially in accordance with the conservation and commemoration strategies set out in the Heritage Impact Assessment for the properties at 120, 122-124, 126-128 Peter Street and 357-359 Richmond Street West prepared by GBCA Architects dated March 5, 2025, to the satisfaction of the Senior Manager, Heritage Planning;

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

4. 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;

5. provide a Lighting 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;

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

7. provide full documentation of the heritage property at 357-359 Richmond Street West, including two (2) printed sets of archival quality 8 inches x 10 inches 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

8. provide a Letter of Credit, including provision for upward 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 and Interpretation Plan; and

b. prior to the release of the Letter of Credit required in Recommendation 2.a.8. 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 commemoration and 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.

3. City Council authorize the amending of the existing Heritage Easement Agreement registered on title for the heritage properties at 120, 122-124 Peter Street and 357-359 Richmond Street West, Instrument AT6157630 dated August 10, 2022 or, as determined appropriate by the Senior Manager, Heritage Planning, in consultation with the City Solicitor, replace the entire existing Heritage Easement Agreement with a new Heritage Easement Agreement, to be entered into and registered on title to the lands replacing the existing Heritage Easement Agreement in a form and content satisfactory to the City Solicitor and the Chief Planner and Executive Director, City Planning.

4. City Council authorize the City Solicitor to introduce any necessary Bill in City Council to amend or replace the Heritage Easement Agreement.

This report recommends that City Council approve alterations, demolition and new construction works for the properties at 120, 122-124, 126-128 Peter Street and 357-359 Richmond Street West under Part V, Section 42 of the Ontario Heritage Act, in connection with the development of the site consisting of a new 40-storey mixed-use structure integrated with new and heritage base buildings. This report also recommends that City Council grant authority to amend the existing Heritage Easement Agreement (or execute a new Heritage Easement Agreement if needed), in connection with the proposed development of the property.

The subject property is situated in the King-Spadina Heritage Conservation District (KSHCD). It includes two heritage structures - a Victorian row house in the Second Empire style at 120 Peter Street (known as the John Holdford House) and a pair of semi-detached Bay-n-Gable style houses (known as the Margaret Grimmon Houses) at 357-359 Richmond Street West. These are noted as contributing properties within the KSHCD Plan. In addition, the subject lands include a single storey non-contributing property at 126-128 Peter Street. The heritage building that previously existed at 122-124 Peter Street was demolished following a fire in 2018.

City Council agreed to a settlement of an appeal against a Zoning By-law Amendment for this site in 2018 to allow for the construction of a 42-storey mixed-use building. Subsequently a revised settlement proposal was approved by the OLT in 2020. This allowed for the construction of a 39-storey mixed use building. A conservation strategy was approved as part of this mediated settlement under the Ontario Heritage Act. The approved conservation strategy proposed that the property at 120 Peter Street would be conserved in situ while the property at 357-359 Richmond Street would be relocated approximately 3 metres to the east (for enhanced laneway access) and restored. The building that had been on the property at 122-124 Peter Street would be reconstructed.

In June 2024, the applicant provided updated information about the condition of the masonry of the house-form properties at 357-359 Richmond Street West. Reports from a qualified engineer and a heritage consultant confirmed that the masonry is "in very poor, and in many places unsalvageable condition.” As such, they recommend that these buildings be demolished with a new building being constructed in their place, using salvaged material where possible. Staff have carefully reviewed the condition assessments and accept the consultant's opinion that the poor condition of the masonry prevents meaningful conservation of these buildings. As a result, the approved proposal has been revised to demolish the Margaret Grimmon Houses and mitigate this impact of the demolition by designing a new building that commemorates the heritage value of the houses and their contribution to the KSHCD.

As the KSHCD is now in full force and effect, the revised scheme must be assessed in relation to the policies in the KSHCD Plan and requires a new approval under Section 42 of the Ontario Heritage Act.  The conservation strategy for the John Holdford House at 120 Peter Street and the commemoration strategy for the property at 122-124 Peter Street remain as previously approved. The non-contributing building at 126-128 Peter Street will be demolished.

The proposed new 40-storey mixed use building is similar in size and form at that previously approved for the site and complies with the approved Zoning By-law Amendment for the site. As such this report relates solely to new approvals under the Ontario Heritage Act.

Through discussion of the revised strategy the detailed design of the base building at 126-128 Peter Street now includes complementary masonry and detailing that relate better to its context within the KSHCD and which comply with the policies of the KSHCD Plan. The proposed development is consistent with the existing provincial and municipal heritage policy framework and proposes an overall conservation and commemoration strategy that is consistent with the KSHCD Plan and is not contrary to the Plan's Objectives.

At its meeting on April 1, 2025 the Toronto Preservation Board considered Item PB30.6 and made recommendations to City Council.

Summary from the report (March 14, 2025) from the Senior Manager, Heritage Planning, Urban Design, City Planning:

This report recommends that City Council approve alterations, demolition and new construction works for the properties at 120, 122-124, 126-128 Peter Street and 357-359 Richmond Street West under Part V, Section 42 of the Ontario Heritage Act, in connection with the development of the site consisting of a new 40-storey mixed-use structure integrated with new and heritage base buildings. This report also recommends that City Council grant authority to amend the existing Heritage Easement Agreement (or execute a new Heritage Easement Agreement if needed), in connection with the proposed development of the property.

The subject property is situated in the King-Spadina Heritage Conservation District (KSHCD). It includes two heritage structures - a Victorian row house in the Second Empire style at 120 Peter Street (known as the John Holdford House) and a pair of semi-detached Bay-n-Gable style houses (known as the Margaret Grimmon Houses) at 357-359 Richmond Street West. These are noted as contributing properties within the KSHCD Plan. In addition, the subject lands include a single storey non-contributing property at 126-128 Peter Street. The heritage building that previously existed at 122-124 Peter Street was demolished following a fire in 2018.

City Council agreed to a settlement of an appeal against a Zoning By-law Amendment for this site in 2018 to allow for the construction of a 42-storey mixed-use building. Subsequently a revised settlement proposal was approved by the OLT in 2020. This allowed for the construction of a 39-storey mixed use building. A conservation strategy was approved as part of this mediated settlement under the Ontario Heritage Act. The approved conservation strategy proposed that the property at 120 Peter Street would be conserved in situ while the property at 357-359 Richmond Street would be relocated approximately 3 metres to the east (for enhanced laneway access) and restored. The building that had been on the property at 122-124 Peter Street would be reconstructed.

In June 2024, the applicant provided updated information about the condition of the masonry of the house-form properties at 357-359 Richmond Street West. Reports from a qualified engineer and a heritage consultant confirmed that the masonry is "in very poor, and in many places unsalvageable condition.” As such, they recommend that these buildings be demolished with a new building being constructed in their place, using salvaged material where possible. Staff have carefully reviewed the condition assessments and accept the consultant's opinion that the poor condition of the masonry prevents meaningful conservation of these buildings. As a result, the approved proposal has been revised to demolish the Margaret Grimmon Houses and mitigate this impact of the demolition by designing a new building that commemorates the heritage value of the houses and their contribution to the KSHCD.

As the KSHCD is now in full force and effect, the revised scheme must be assessed in relation to the policies in the KSHCD Plan and requires a new approval under Section 42 of the Ontario Heritage Act.  The conservation strategy for the John Holdford House at 120 Peter Street and the commemoration strategy for the property at 122-124 Peter Street remain as previously approved. The non-contributing building at 126-128 Peter Street will be demolished.

The proposed new 40-storey mixed use building is similar in size and form at that previously approved for the site and complies with the approved Zoning By-law Amendment for the site. As such this report relates solely to new approvals under the Ontario Heritage Act.

Through discussion of the revised strategy the detailed design of the base building at 126-128 Peter Street now includes complementary masonry and detailing that relate better to its context within the KSHCD and which comply with the policies of the KSHCD Plan. The proposed development is consistent with the existing provincial and municipal heritage policy framework and proposes an overall conservation and commemoration strategy that is consistent with the KSHCD Plan and is not contrary to the Plan's Objectives.

The Toronto and East York Community Council recommends that:

1. City Council include 78 and 80 Nassau 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 (March 14, 2025) from the Senior Manager, Heritage Planning, Urban Design, City Planning. 

This report recommends that City Council include 78 and 80 Nassau Street on the City of Toronto's Heritage Register for their cultural heritage value and interest according to the Listing Statement (Reasons for Inclusion) found in Attachment 1.

The properties at 78 and 80 Nassau Street are a semi-detached pair of house-form buildings located on the north side of Nassau Street between Augusta Avenue and Bellevue Avenue, in the Kensington-Chinatown neighbourhood. A location map and current photograph of the heritage properties is found in Attachment 1.

Constructed c.1885, the properties at 78 and 80 Nassau Street are part of the collection of properties in Kensington Market that reflect modifications made by new generations and new immigrant communities, while retaining their Victorian and early twentieth-century character. The properties were identified as contributing properties in the Kensington Market Heritage Conservation District (HCD) Plan, which was adopted by City Council on February 5, 2025. At the time of writing this report, the properties do not yet have protection under the Ontario Heritage Act. A designation under Part V of the Ontario Heritage Act does not come into force until the 30-day notice of by-law period has ended and all appeals have been resolved, if applicable.

The properties at 78 and 80 Nassau Street 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.

On January 1, 2023, amendments to the Ontario Heritage Act (the Act) through the More Homes Built Faster Act, 2022 (Bill 23) came into effect. Under the Act, as amended, 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 now also limits listing to a period of two years.

As of January 1, 2023, should a property be subject to an Official Plan Amendment, Zoning By-law Amendment and/or Draft Plan of Subdivision Application, 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 also 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 April 1, 2025 the Toronto Preservation Board considered Item PB30.2 and made recommendations to City Council.

Summary from the report (March 14, 2025) from the Senior Manager, Heritage Planning, Urban Design, City Planning:

 
This report recommends that City Council include 78 and 80 Nassau Street on the City of Toronto's Heritage Register for their cultural heritage value and interest according to the Listing Statement (Reasons for Inclusion) found in Attachment 1.

The properties at 78 and 80 Nassau Street are a semi-detached pair of house-form buildings located on the north side of Nassau Street between Augusta Avenue and Bellevue Avenue, in the Kensington-Chinatown neighbourhood. A location map and current photograph of the heritage properties is found in Attachment 1.

Constructed c.1885, the properties at 78 and 80 Nassau Street are part of the collection of properties in Kensington Market that reflect modifications made by new generations and new immigrant communities, while retaining their Victorian and early twentieth-century character. The properties were identified as contributing properties in the Kensington Market Heritage Conservation District (HCD) Plan, which was adopted by City Council on February 5, 2025. At the time of writing this report, the properties do not yet have protection under the Ontario Heritage Act. A designation under Part V of the Ontario Heritage Act does not come into force until the 30-day notice of by-law period has ended and all appeals have been resolved, if applicable.

The properties at 78 and 80 Nassau Street 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.

On January 1, 2023, amendments to the Ontario Heritage Act (the Act) through the More Homes Built Faster Act, 2022 (Bill 23) came into effect. Under the Act, as amended, 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 now also limits listing to a period of two years.

As of January 1, 2023, should a property be subject to an Official Plan Amendment, Zoning By-law Amendment and/or Draft Plan of Subdivision Application, 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 also 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 assume the services installed within Wallace Avenue Subdivision and that the City formally assume Sousa Mendes Street and Macauley Avenue Extension within the Registered Plan of Subdivision 66M-2530.

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

3. City Council direct that an assumption By-law be prepared to assume the public highway and municipal services within the Registered Subdivision Plan 66M-2530.

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 to City Council's decision.

6. City Council authorize the appropriate City Officials to transfer ownership of the street lighting system constructed with Registered Plan of Subdivision 66M-2530 to Toronto Hydro.

This report recommends that the municipal services under the terms of the Subdivision Agreement for Plan 66M-2530, dated December 18, 2014, between Somerset Wallace Developments Ltd. and the City of Toronto be assumed by the City. 

The Toronto and East York Community Council recommends that:

1. City Council receive the report (March 18, 2025) from the Director, Traffic Management, Transportation Services for information.

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

City Council, at its meeting on October 9 and 10, 2024, directed Transportation Services to provide a status update on a number of directives related to the corridor safety review on Mortimer Avenue, between Pape Avenue and Broadview Avenue. This report provides updates on these directives.

The Toronto and East York Community Council recommends that:

1. City Council authorize the installation/removal of on-street accessible parking spaces at the locations identified in Attachment 1 to the report (March 18, 2025) from the Director, Traffic Management, Transportation Services.

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

Transportation Services is requesting approval for the installation/removal of on-street accessible parking spaces for persons with disabilities.

The Toronto and East York Community Council recommends that:

1. City Council direct the Executive Director, Development Review, in consultation with the Chief Planner and Executive Director, City Planning, to bring forward, at the earliest opportunity, City-initiated amendments to the Zoning By-laws identified in Attachment 1 to the revised letter (April 1, 2025) from Councillor Chris Moise that:

a. amend the Section 37 schedules in the Zoning By-laws listed in Attachment 1 to the revised letter (April 1, 2025) from Councillor Chris Moise to include the purchase and improvement of new or existing community space for community or non-profit use within Ward 13, Toronto Centre; and

b. include in the amended by-laws the same reallocation authority as in other by-laws, i.e. to authorize reallocation of unspent funds at the discretion of the Executive Director, Development Review and the Chief Planner and Executive Director, City Planning, in consultation with the Ward Councillor, provided that the purpose is identified in the Toronto Official Plan and will benefit the community in Ward 13, Toronto Centre.

2, City Council direct the Executive Director, Development Review to consult with the public at the earliest opportunity about these City-initiated amendments to the Zoning By-laws identified in Attachment 1 to the revised letter (April 1, 2025) from Councillor Chris Moise.

I am writing to request support to amend several existing Zoning by-laws to amend the section 37 agreements in the vicinity of the Church-Wellesley Village to go towards the purchase and improvement of new or existing community space for community or non-profit use within Ward 13.

A longstanding challenge in Toronto Centre has been ensuring the long-term viability of non-profit organizations that serve the 2SLGBTQ+ community. There are many organizations who serve this community who have left or are concerned about their long-term presence in the neighbourhood. Originally conceived as a land trust, I am seeking to have the City purchase a building within the neighbourhood using section 37 funds that can serve as a long-term home for non-profit organizations who primarily serve the 2SLGBTQ+ community.

An opportunity to purchase a building within the neighbourhood has arisen, but to capitalize on the opportunity would require amending the zoning by-laws, similar to what occurred in Ward 11,  to allow section 37 funds from nearby developments to go towards this goal. Staff are currently  evaluating the value of the property in question to ensure that any future purchase is obtained at a reasonable price.

In the event the purchase does not proceed, the funds would still be able to go towards their original uses, with the additional ability to put the money towards new or existing community space. I would also ask staff to add a three-year clause as found in more recent section 37 schedules to allow these pools of money to be used for other purposes at the discretion of the Executive Director, Development Review after three years have past.

Supporting this request would be an incredible step to help support the local 2SLGBTQ+ community and the future of the Church-Wellesley Village.

The Toronto and East York Community Council recommends that:

1. City Council direct the General Manager, Transportation Services to remove the concrete curbs on the east side cycle track of Woodbine Avenue between Danforth Avenue and 55 metres north.

In May 2017, City Council approved the installation of cycle tracks on Woodbine Avenue (2017.MM29.38). During recent planned and unplanned subway outages, the TTC has experienced operational challenges for shuttle buses servicing Woodbine Subway Station.

I have observed these challenges firsthand and have heard concerns from the community about difficulties accessing shuttle buses during subway service disruptions. Ensuring reliable and efficient transit options is a priority, especially when the subway is not running.

The purpose of this motion is to request Transportation Services to revise the design of the Woodbine Avenue cycle tracks by removing the concrete curbs along the east side of the cycle track between Danforth Avenue and Strathmore Boulevard. This change will allow for additional buses to serve passengers on Woodbine Avenue, improving TTC operations and transit accessibility during subway outages.

The Toronto and East York Community Council recommends that:

1. City Council prohibit stopping at all times on the east side of Dovercourt Road, between a point 60 metres south of Hallam Street and a point 8 meters further south.
 

2. City Council prohibit stopping at all times on the west side of Dovercourt Road, between a point 129 metres north of Geary Avenue and a point 8 meters further north.
 

3. City Council rescind the existing permit parking regulation in effect from 12:01 a.m. to 7:00 a.m., daily, except no parking 7:00 a.m. to 9:00 a.m. and 4:00 p.m. to 6:00 p.m. from a point 87 metres north of Northumberland Street to a point 13 metres further north; and no parking anytime from a point 37.5 metres south of Hallam Street to a point 5.5 metres further south; and no parking anytime from a point 179 metres south of Davenport Road to a point 5.5 metres further south on the odd (east) side of Dovercourt Road from Bloor Street West to Davenport Road.
 

4. City Council rescind the existing permit parking regulation in effect from 12:01 a.m. to 10:00 a.m., daily, except no parking 7:00 a.m. to 9:00 a.m. and 4:00 p.m. to 6:00 p.m. from a point 87 metres north of Northumberland Street to a point 13 metres further north; and no parking anytime from a point 78.3 metres north of Geary Avenue to a point 5.5 metres further north on the odd (east) side of Dovercourt Road from Bloor Street West to Davenport Road.
 

5. City Council rescind the existing permit parking regulation in effect from 12:01 a.m. to 7:00 a.m., daily, except no parking anytime from a point 21.8 metres north of Geary Avenue and a point 5.5 metres further north on the even (west) side of Dovercourt Road from Bloor Street West to Davenport Road.
 

6. City Council rescind the existing permit parking regulation in effect from 12:01 a.m. to 7:00 a.m., daily, except no parking anytime from a point 41 metres north of Northumberland Street to a point 5.5 metres further north of it; no parking anytime from a point 21.8 metres north of Geary Avenue to a point 5.5 metres further north; no parking anytime from a point 78.3 metres north of Geary Avenue to a point 5.5 metres further north; no parking anytime from a point 172.3 metres north of Geary Avenue to a point 5.5 metres further north; and no parking anytime from a point 188 metres north of Geary Avenue to a point 5.5 metres further north on the even (west) side of Dovercourt Road from Bloor Street West to Davenport Road.
 

7. City Council authorize permit parking to be in effect from 12:01 a.m. to 7:00 a.m. daily on the odd (east) side of Dovercourt Road from Bloor Street West to Davenport Road.
 

8. City Council authorize permit parking to be in effect from 12:01 a.m. to 7:00 a.m. daily on the even (west) side of Dovercourt Road from Bloor Street West to Davenport Road.

Residents living along Dovercourt Road in my ward face continued issues with vehicles preventing access to valid parking locations. These parked vehicles have created significant challenges for residents and their families who are trapped for several hours either waiting for the driver to move the vehicle or for enforcement.

As situations where these residents require immediate access to their vehicle continue to grow, residents are understandably frustrated. We have identified changes to parking regulations on Dovercourt Road that will protect existing parking spaces for visitors while ensuring vehicles are not preventing access for residents.

The Mayor recommends that:  

1. City Council affirm the expectation that existing special events across Toronto continue to be permitted during the FIFA World Cup 2026 Toronto.
 

2. City Council direct the City Manager, Emergency Services, and additional City staff as appropriate to coordinate to ensure the smooth operations of all summer events taking place during the FIFA World Cup 2026, including special consideration of traffic operations, transit accessibility, and safety.

Every summer, Toronto’s streets come alive with festivals. In all corners of our City, people celebrate their cultures, communities and our common bonds as Torontonians. As Mayor, I spend a great deal of time each summer participating in these festivals and witnessing first-hand the cultural and economic value they bring. Our wonderful Business Improvement Areas and local community organizations deserve a great deal of credit for delivering these festivals we all enjoy, each year.

Since the pandemic, many of these local events have struggled to raise funds to cover their costs. That’s why I was proud to announce the Special Event Stabilization Initiative to support 81 festivals in 2024, and will soon share details of funding support for 2025. Our annual festival season is a critical part of the $8.4 billion in tourism spending our City sees each year. 

With the 2026 FIFA World Cup coming to Toronto next summer, many festival organizers see an opportunity to bring in more people and partake in the spirit of the World Cup festivities. Given the expected scale of the World Cup festivities and our annual festival season, I am asking that staff work with festival organizers and relevant city divisions to coordinate and ensure the festivals we love to attend each year can continue to run while the World Cup is on.

The City Manager, the Chief People Officer and the Chief Procurement Officer recommend that:

1. City Council ratify and approve the Memorandum of Settlement between the City of Toronto and The Carpenters' District Council of Ontario/United Brotherhood of Carpenters and Joiners of America, in Confidential Attachment 2 to the report from the City Manager, Chief People Officer and the Chief Procurement Officer.

2. City Council direct that Confidential Attachment 1 remains confidential in its entirety as it relates to labour relations or employee negotiations.

3. City Council direct that Confidential Attachment 2 remain confidential at this time, as it relates to labour relations or employee negotiations and City Council authorize the public release of the confidential labour relations information in Confidential Attachment 2 following ratification by City Council, and the creation of a final collective agreement, and the completion of all related proceedings, as confirmed by the Chief People Officer.

4. City Council amend Schedule B to Municipal Code, Chapter 67, by including in the current Schedule B, the City's new contractual obligations in the residential sector of the construction industry as a result of the ratification of Memorandum of Settlement between the City of Toronto and The Carpenters' District Council of Ontario/United Brotherhood of Carpenters and Joiners of America. This amendment is effective as of the effective date of Memorandum of Settlement between the City of Toronto and The Carpenters' District Council of Ontario/United Brotherhood of Carpenters and Joiners of America.

5. City Council amend Schedule C to Municipal Code, Chapter 67, by adding to the current Schedule C, the Residential Work Fair Wage Schedule contained in Attachment 3 to this report, effective as of the effective date of Memorandum of Settlement between the City of Toronto and The Carpenters' District Council of Ontario/United Brotherhood of Carpenters and Joiners of America.

6. City Council authorize the City Solicitor to introduce the necessary bills to give effect to City Council's decision and City Council authorize the City Solicitor to make any necessary clarifications, refinements, minor modifications, technical amendments, or by-law amendments as may be identified by the City Solicitor or Manager, Fair Wage, in order to give effect to Parts 4 and 5, above.

The purpose of this report is to provide City Council with the results of the collective bargaining negotiations between the City of Toronto and The Carpenters' District Council of Ontario/United Brotherhood of Carpenters and Joiners of America and to seek ratification of the negotiated agreement.

The City Manager and the Deputy City Manager, Corporate Services recommend that:  

1. City Council receive this report for information.

The purpose of this report is to advise that the City Manager and Deputy City Manager, Corporate Services will be submitting a report to City Council for its meeting on April 23, 24 and 25. The report will address procurements to support activities through the Soccer for All Legacy Fund, which are being funded by private donations to further the legacy from hosting the FIFA World Cup 2026.

The City Solicitor recommends that:

1. City Council adopt the recommendations contained in Confidential Attachment 1 to this Report.

2. City Council direct that all information contained in Confidential Attachment 1 including Confidential Appendices A and B, and the confidential recommendations are to remain confidential at the discretion of the City Solicitor as it contains advice and information which are subject to solicitor-client privilege.

Pursuant to the Expropriations Act, Metrolinx expropriated City-owned lands with the municipal addresses of 271 Front Street East, 25 Berkeley Street, and the north portion of 44 Parliament Street operating as a Toronto Parking Authority lot (collectively known as the "First Parliament Properties") and the subsurface portion of Parliament Square Park located at the south side of 44 Parliament Street (the "Strata Lands"), for the purpose of the construction of the new underground Corktown Subway Station and underground tunnel on the proposed Ontario Line.

Metrolinx took possession of the First Parliament Properties and the Strata Lands on August 31, 2021. Metrolinx served offers of compensation on the City on August 16, 2021 in respect of 271 Front Street East and 25 Berkeley Street and on September 15, 2021 for 44 Parliament Street. The City accepted the offers of compensation without prejudice to its ability to further negotiate the payment of additional compensation or to bring a claim to the Ontario Land Tribunal to seek additional compensation for the expropriations as permitted by the Expropriations Act.

This report deals with potential litigation that affects the City and contains advice or communications that are subject to solicitor-client privilege. The purpose of this report is to seek further direction in this regard and information is being provided as confidential material.

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 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 February 26, 2024, the owner of 1117 Queen Street West appealed Council's refusal of the Official Plan Amendment and Zoning By-law Amendment applications for 1117 Queen Street West (the "Original Development Applications") to the Ontario Land Tribunal.

On June 17, 2024, the owner appealed Council's refusal of the applications to alter and demolish heritage attributes of the property at 1117 Queen Street West under Sections 33 and 34(1)1 of the Ontario Heritage Act to the Tribunal (the "Original Permit Requests").  The heritage permit applications reflected the proposal in the above noted Official Plan and Zoning By-law Amendment applications.

On October 4, 2024, the Tribunal issued the Procedural Order regarding the appealed Original Development Applications and Original Permit Requests, and set down a 10 day hearing commencing on July 7, 2025.

On February 4, 2025, as permitted by the Procedural Order, the owner filed revisions to the Original Development Applications and Original Permit Requests.

The Original Development Applications have been revised to propose the construction of a 28 storey, mixed use building, partially retaining the designated heritage Postal Station 'C' building at the base.  The development proposes a total gross floor area of 17,353 square metres, consisting of 16,421 square metres of residential floor space and 932 square metres of community space.  A total of 272 residential units are proposed and one level of underground parking for 309 bicycles.  Loading for the site is accessed from Lisgar Street (the "Revised Development Applications").

This report focuses on the owner's revisions to the Original Permit Requests (described below) under Section 33 of the Ontario Heritage Act which requests City Council's consent to alterations to the designated property at 1117 Queen Street West and subsection 34(1)1 of the Ontario Heritage Act, which requests the demolition of specified heritage attributes on the building of the designated heritage 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 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 Official Plan Amendment and Zoning By-law Amendment Applications for 1117 Queen Street West to the Ontario Land Tribunal as a result of Council's refusal of the applications within the time prescribed by the Planning Act.

The property municipally known as 1117 Queen Street West 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.

On October 12, 2023, the applicant submitted Official Plan and Zoning By-law Amendment applications to the City to permit the development of a 21-storey mixed-use building containing 263 dwelling units and 213 square metres of ground floor retail at 1304-1318 King Street West and 143-145 Cowan Avenue.

At the May 22 to 24, 2024 meeting of City Council, City Council considered a staff report that recommended refusal of the applications. City Council adopted City staff's recommendations without amendment.

One June 24, 2024, the applicant appealed City refusal of the applications to the Ontario Land Tribunal.

The City Solicitor requires further directions for upcoming Ontario Land Tribunal hearings scheduled to commence on May 26, 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, and all information contained in 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 November 23, 2023, the City received Zoning By-law Amendment and Official Plan Amendment applications for 4151 to 4155 Sheppard Avenue East and 5 Lamont Avenue to permit the construction of a 46-storey mixed-used building.

At its meeting of March 20 and 21, 2024, City Council refused the Applications. The applicant appealed City Council's refusal of the Applications to the Ontario Land Tribunal on April 22, 2024.

The City Solicitor requires further directions for the Ontario Land Tribunal hearing which was scheduled to commence on April 22, 2025. The hearing was adjourned and a Case Management Conference before the Ontario Land Tribunal has been scheduled for April 28, 2025, so the City Solicitor can update the Ontario Land Tribunal following receipt of Council's directions. 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 Confidential Attachment 1 and Confidential Appendix A to this report from the City Solicitor are to remain confidential at the discretion of the City Solicitor, as they contain advice which is subject to solicitor-client privilege.

3. City Council authorize the public release of the confidential recommendations 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.

The Applicant submitted Official Plan amendment and Zoning Bylaw amendment applications for the sites located at 1175-1181 Weston Road and 7-17 Locust Street (the "Applications").

City Council refused the Applications at its meeting on July 24 and 25, 2024. The applicant appealed City Council's decision to the Ontario Land Tribunal on August 22, 2024 (the "Appeal").

The City Solicitor requires further directions regarding the Appeal at the Ontario Land Tribunal. The first Case Management Conference for this matter is scheduled on May 20, 2025. This matter is urgent and cannot be deferred.

Deputy Mayor Ausma Malik, seconded by Councillor Amber Morley, recommends that:

1. City Council authorize the General Manager, Parks and Recreation, to enter into a Licence Amending Agreement with Toronto Island Bicycle Rental Ltd., to remove the licensee’s exclusive rights to operate a bike share rental in Toronto Island Park, and to extend the agreement term for five additional years ending September 30, 2031, along the same fee schedule as the existing licence agreement, on terms and conditions satisfactory to the General Manager, Parks and Recreation and in a form and content satisfactory to the City Solicitor.

In alignment with the City’s Council-approved Toronto Island Park Master Plan, Parks and Recreation has been working with Toronto Parking Authority Bike Share Toronto program to launch a bike share pilot in Toronto Island Park for the upcoming summer season. The pilot will bring a total of 200 Bike Share Toronto bicycles to two locations in Toronto Island Park: Ward’s Island Ferry Landing and Hanlan’s Ferry Landing. Bike Share Toronto and Parks and Recreation will collect data and feedback to measure the success of the pilot to inform future expansions.

Toronto Parking Authority runs the Bike Share Toronto system, and for this system to operate in Toronto Island Park, Parks and Recreation must amend its existing agreement with Toronto Island Bicycle Rental Ltd. to remove the exclusivity clause, effective immediately. Parks and Recreation staff have approached Toronto Island Bicycle Rental Ltd. to discuss the amendment to their exclusive rights to allow for Bike Share Toronto to operate in Toronto Island Park, in exchange for an additional extension to their term. Toronto Island Bicycle Rental Ltd. is supportive of these changes and has indicated willingness to work with the City on the terms of the extension.

Through a Request for Proposals process in 2017, Toronto Island Bicycle Rental Ltd. was awarded a licence agreement to operate as the sole provider of bike rentals in Toronto Island Park. The current licence agreement expires on September 30, 2026, and the licensee currently pays $83,000 in annual fees plus two per cent of gross revenue. 

Councillor Paul Ainslie, seconded by Councillor Nick Mantas, recommends that:

1. City Council increase the 2025-2034 Capital Budget and Plan for Transportation Services, Neighbourhood Improvements (CTP425-04) by $24,000 gross, $0 debt, on a one-time basis, to implement decorative boulevard paving and banners for the Highland Creek Community Association, fully funded by Section 37 funds obtained from 1625 Military Trail and 6000 Kingston Road (Source Account: XR3026-3701386), collected for enhanced streetscape and public realm in the Highland Creek Village neighbourhood.
 

2. City Council increase the 2025-2034 Capital Budget and Plan for Transportation Services, Signs and Markings Asset Management (CTP725-02) by $5,000 gross, $0 debt, on a one-time basis, to fabricate and install branded street name signs for the Highland Creek community association fully funded by Section 37 community benefits obtained from 1625 Military Trail and 6000 Kingston Road (Source Account: XR3026-3701386), collected for enhanced streetscape and public realm in the Highland Creek Village neighbourhood.

This motion seeks approval to release Section 37 funds in the total amount of $29,000.00 to Transportation Services for the purpose of funding various public realm and streetscape improvements including the supply and installation of decorative paving fronting the historic Wesleyan Cemetery and associated Highland Creek Community Association signage.

In partnership with the local Councillor and Transportation Services staff, the resident’s association has identified an opportunity to upgrade a section of existing asphalt paving fronting the historic Wesleyan Cemetery to create an appealing public space for the local community. This project is a partnership with the Highland Creek Community Association who are fully funding adjacent historic cemetery fence repairs. Transportation Services work will include the installation of signage to provide area identity and promote further economic vitality for the local retail hub of the community.

Councillor Josh Matlow, seconded by Councillor Mike Colle, recommends that:

1. City Council increase the 2025-2034 Capital Budget and Plan for Transportation Services by $210,000, on a one-time basis, fully funded by Section 37 community benefits secured from the developments:
 

a. $116,826.37 from 1996-2000 Bathurst Street (Source Account: XR3026-3701168); and
 

b. $93,173.63 from 859, 861, and 875 Eglinton Avenue West and 2020 Bathurst Street (Source Account: XR3026-3701174).
 

for public realm and laneway improvements to Lane S Eglinton W Glen Cedar in the Humewood-Cedarvale neighbourhood (CTP425-03).

This Motion seeks approval to release Section 37 funds in the amount of $210,000 to Transportation Services Neighbourhood Projects Unit for the purpose of funding laneway construction on Lane S Eglinton W Glen Cedar – an unnamed section of public laneway bounded by Toronto Parking Authority Car Park 155 (995 Eglinton West) to the north, Glen Cedar Road to the east and Menin Road to the west.

In partnership with the local Councillor and Transportation Services staff, the Cedarvale and Upper Village Community Group has identified an opportunity to transform the laneway at the rear of Toronto Parking Authority property into a safe, vibrant and inviting public space for the local community. In addition to enhanced aesthetic appeal through replacement of an aging retaining wall and installation of decorative fencing, the project will also incorporate green infrastructure in the form of planting and permeable surfaces. As this laneway is located within the boundaries of the Upper Village Business Improvement Area, the local Business Improvement Area has been engaged and will assist with ongoing maintenance of laneway elements once constructed.

Deputy Mayor Ausma Malik, seconded by Councillor Chris Moise, recommends that:

1. City Council advise the Alcohol and Gaming Commission of Ontario of its support of the application from Spirit of York Distillery Co., 12 Trinity Street for a Manufacturer's Limited Liquor Sales Licence for sales by the glass.

I received a request from Spirit of York Distillery Co., located at 12 Trinity Street, advising that in order to obtain a “By The Glass” Manufacturer's Limited Liquor Sales Licence, a resolution from the local Municipal Council is required.

Councillor Chris Moise, seconded by Councillor Frances Nunziata, recommends that:

1. City Council request the Alcohol and Gaming Commission of Ontario to review and amend its Special Occasion Permit process for non-profit organizations to include a municipal approval process to reduce nuisance actors.

In recent months, my office along with several of my colleagues have experienced a surge in concerns around public safety, dangerous overcrowding, and noise complaints stemming from certain non-profit organizations hosting large-scale rave parties. Currently, the Alcohol and Gaming Commission of Ontario issues Special Occasion Permits without requiring these organizations to notify municipal authorities, creating a regulatory gap that allows potentially problematic events to proceed unchecked. While the majority of non-profit events in our city contribute positively to our community, a few have exploited regulatory exemptions, undermining the public trust and safety that these guidelines are intended to protect.

This motion seeks to address this oversight by requesting that the Alcohol and Gaming Commission of Ontario amend its Special Occasion Permit process for non-profit organizations. By including municipalities in the approval process for these permits, as is the current practice for for-profit entities, the motion aims to enhance local oversight in event planning. Additionally, the establishment of a municipal complaint process will provide a structured channel for addressing grievances and ensuring that non-compliant events are swiftly managed. Through these amendments, we aim to preserve the integrity of non-profit events while safeguarding public safety and community welfare.

Councillor Jamaal Myers, seconded by Councillor Dianne Saxe, recommends that:

1. City Council request the General Manager, Transportation Services to work with the Toronto Parking Authority to:

a. work with the Toronto Transit Commission, food delivery companies (including Uber, Doordash, Skip, etc.) and labour unions (such as Gig Workers United) to study the feasibility of providing more secure e-bike storage and battery charging and exchange facilities near transit stations; and

b. develop an e-bikes policy specific to all enclosed Toronto Transit Commission public spaces by July 2025.

2. City Council request the General Manager, Transportation Services to work with the Toronto Parking Authority to work with food delivery companies to provide e-bike and battery storage, exchange, charging, and transport solutions to support their workers’ needs, including requiring verification of e-bike and battery certification for workers to use their delivery platform.

3. City Council request the Toronto Transit Commission to work with the Fire Chief and General Manager, Toronto Fire Services, the General Manager, Transportation Services, labour associations (such as Gig Workers United) and food delivery companies (including Uber, Doordash, Skip, etc.) to develop a communications campaign to inform e-bike users of the Toronto Transit Commission’s e-bike policies.

The Toronto Transit Commission Board in response to safety concerns and customer complaints approved at its December meeting banned lithium-ion battery powered micromobility devices, including e-bikes and e-scooters until April 15, 2025. The decision came after an incident in December 2024 involving a battery explosion and fire on a Toronto Transit Commission subway train, as well as several other similar incidents in Toronto. While the Toronto Transit Commission remains committed to improving the integration of cycling, micromobility and transit in Toronto, this ban supports the Toronto Transit Commission’s priority of putting the safety of employees and customers first. Lithium-ion batteries are known to pose a greater risk in colder months, resulting in a higher likelihood of fires. Paired with the increased risk for fire damage and spread in underground tunnels, the seasonal ban was determined to be the safest option for customers and employees. However, the Toronto Transit Commission recognizes that this ban also has a disproportionate effect on some of the most marginalized workers in our city. In New York City a public e-bike battery charging pilot program was piloted and met with considerable success. It is thus vital that the City of Toronto explore appropriate options and the costs of supplying such options for food delivery workers prior to the re-implementation of the ban for Winter 2025.

Councillor Paula Fletcher, seconded by Councillor Alejandra Bravo, recommends that:

1. City Council direct the Chief Planner and Executive Director, City Planning, to include in future changes to the Committee of Adjustment the creation of a standard entry on Committee of Adjustment Applications that would disclose whether one or more tenants are expected to be displaced by the application and to provide that information as part of the materials posted on the Application Information Centre.

2. City Council direct the Chief Planner and Executive Director, City Planning to include in future changes to the Committee of Adjustment notices to tenants at the impacted property, rather than solely to property owners.

Toronto rightly prides itself on being a leader in the protection of tenants. From the groundbreaking Section 111 Rental Replacement by-law to the recent Renovictions By-law, one of the strongest in Canada, this City and Council has consistently worked to close the gaps in legislation to protect tenants.

One area that needs a careful look at creating additional protections is the Committee of Adjustment. Many applications go to the Committee that, if approved, would likely lead to current residential tenants having to move. While the Committee is constrained to consider only the factors as laid out in the four tests under the Planning Act, there is an opportunity to expand the City’s information about residential tenancies and potential future impacts.

The addition of a simple question on the application asking whether current residential tenants would be required to move would be invaluable to the City. With a similar question now added to the Building Permit process it should be well within the scope of the City’s authority to collect this data.

Another area where the Committee could make a simple change to help tenants is to make it standard to notify tenants of an application at the property they live in. Currently only property owners are notified via mail up to 20 days before, while tenants have to wait until a sign goes up 10 days before.

Councillor Josh Matlow, seconded by Councillor Rachel Chernos Lin, recommends that:

1. City Council request the General Manager, Parks and Recreation, in consultation with the City Solicitor, to review Toronto Municipal Code Chapter 608, Parks, and report in the fourth quarter of 2025 with recommendations to remove any provisions that are archaic, burdensome, or unnecessary.

2. City Council request the General Manager, Parks and Recreation to report in the fourth quarter of 2025 with options to provide more food and beverage offerings in parks, where appropriate, including an assessment of physical structures and operating models.

Toronto’s parks are some of the most used and cherished public spaces residents have to enjoy. They are places that we use to participate in sports, go for a walk, or just sit with friends and family at a picnic table. For the increasing number of Torontonians that live in highrise buildings, the local park is their backyard. Parks are where we come together. That’s why the City needs to adapt to the changing way parks are being used by residents.

Many of Toronto’s park by-laws are archaic, burdensome, unnecessary, and sometimes even absurd. One sign in a Midtown park prohibits ball playing, kite flying, frisbee throwing, large picnics and, ironically, posting signs. There are also by-laws in place against landing hot air balloons and cursing. This motion requests Staff to review the Parks By-law to remove measures that unfairly restrict residents from the full enjoyment of our parks.

This motion also requests Staff to enable more food and beverage offerings in parks. Cities around the world establish kiosks and small cafes that provide enjoyable meeting places for residents to congregate. These could be tailored to the size and use of the parks; from small huts serving hot chocolate and coffee adjacent to outdoor rinks to kiosks serving sandwiches surrounded by picnic tables. There is inspiration from around the world that Toronto can draw on to offer a more enjoyable experience in our parks.

Councillor Frances Nunziata, seconded by Mayor Olivia Chow, recommends that:

1. City Council direct the General Manager, Parks and Recreation, in consultation with the Executive Director, Corporate Real Estate Management, to engage with Maple Leaf Sports and Entertainment Foundation, the Ward Councillor, stakeholders and local residents, to explore the feasibility of reimagining Weston Lions Arena to better deliver high-quality and accessible sport and recreation opportunities.

The Weston Lions Arena is a 75-year-old facility that is City-owned, and programmed and managed by the Weston Lions. The current agreement has been in place since 1983, automatically renewing annually.  

Through preliminary discussions with Maple Leaf Sports and Entertainment Foundation, there is potential to explore the feasibility of investing in Weston Lions Arena as a potential MLSE Launchpad location. MLSE Foundation has significant experience delivering free, high quality, accessible recreation programming for children and youth experiencing barriers to participation.

Maple Leaf Sports and Entertainment LaunchPad located at 259 Jarvis Street is a purpose-built, 42,000-square-foot facility located in downtown Toronto that leverages sport to support positive youth development. Since 2017, Maple Leaf Sports and Entertainment LaunchPad has delivered free, evidence-informed programming that integrates physical activity, life skills, and academic support for children and youth experiencing barriers to participation. The model is informed by comparable City recreation and youth services and emphasizes measurable outcomes and strong community partnerships to improve the long-term well-being of participants. It is recognized in North America as one of the leading sport for development community initiatives.

This motion seeks to direct staff to engage directly with Maple Leaf Sports and Entertainment Foundation as well as local stakeholders to explore the feasibility of revitalizing and reimagining the Weston Lions Arena to optimize recreation opportunities and community benefits in the next evolution of the facility.

Councillor Lily Cheng, seconded by Councillor James Pasternak, recommends that:

1. City Council direct the City Solicitor to appeal the Committee of Adjustment's decision pertaining to 164 Homewood Avenue (Application A0076/25NY) and to attend the Toronto Local Appeal Body.

2. City Council authorize the City Solicitor to retain outside consultants as necessary.

3. City Council authorize the City Solicitor to negotiate a settlement of the appeal of the decision in Application A0076/25NY respecting 164 Homewood Avenue 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 Director of Community Planning, North York District.

This Motion will give the City Solicitor authority to appeal the Committee of Adjustment's decision approving the minor variance application for 164 Homewood Avenue (Application A0076/25NY) and to attend the Toronto Local Appeal Body to oppose the Application.

The Applicant is the owner of the lands municipally known as 164 Homewood Avenue in the City of Toronto. On February 20, 2025, the Applicant applied to the Committee for variances to City-wide Zoning By-law 569-2013, seeking increases to the maximum permitted building height and maximum lot coverage to construct a new three-storey fourplex with below-grade parking spaces and an as of right garden suite with residential dwelling.

The proposed dwelling proposes a 34.8 percent lot coverage whereas the permitted lot coverage is 30 percent and a 10.65m building height whereas the permitted height is 10m, posing massing and coverage issues disproportionate to the neighbourhood.

Community Planning did not submit a Staff Report on this matter.

On April 11, 2025, the Committee issued a decision approving the Application, subject to conditions. A copy of the Notice of Decision of the Committee of Adjustment is attached as Attachment 1.
 

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 April 17, 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 Josh Matlow, seconded by Deputy Mayor Ausma Malik, recommends that:

1. City Council request the City Manager, in consultation with the City Solicitor and all relevant Divisions, to report to the next meeting of City Council with a status update on all City activities related to the Therme spa project, including:

a. whether the Province has taken ownership of the 16 acres of City-owned land at Ontario Place and, if so, what legislative mechanism has been applied, and any options for the return of that land to the City, particularly as a result of inadequate due diligence in the provincial bid award process;

b. the status of the City’s review of the Province’s initial planning application for Ontario Place, the City’s findings during that review regarding public benefit and accessibility of the waterfront, and whether the proposal would have been recommended for approval based on the City’s planning principles;

c. what remaining approvals or permits are required for the Therme project, and what public benefits Therme is obligated to provide, either under provincial legislation or which can be secured through these approvals; or already have been; and

d. status update regarding:

i. parking for the Ontario Place development;

ii. site servicing (water, sewage, electricity, etc) on the Ontario Place site; and

iii. construction related road closures/alterations at the Ontario Place site.

The actions by the provincial government to build a private spa by Therme at Ontario Place have already exacted a severe toll. The province has razed mature trees, destroying a waterfront recreation space beloved by Torontonians and the habitat of many animals including beavers, minks, foxes, coyotes and over 170 species of birds. However, another potential disaster raised in an April 16th New York Times article, can still be averted.

The Province has advanced its project through extraordinary legislative powers, including the Rebuilding Ontario Place Act. It exempted the Therme site from an Environmental Assessment, imposed an enhanced Ministerial Zoning Order that removed the City’s Planning review authority, and expropriated City owned land within the Ontario Place site.

The Ontario Place redevelopment was the subject of an Auditor-General of Ontario report released December 3, 2024. The Auditor-General found that Infrastructure Ontario (IO) did not conduct due diligence to ensure that spas cited by Therme in its submissions were in fact owned and operated by Therme Group. They reviewed the six spas and found five instances where the spa cited in the submission was not owned or operated by Therme Group.

The April 16, 2025 New York Times article investigated these inconsistencies and determined Therme group “misrepresented itself, misleading the Ontario government and exaggerating its experience in its bid to secure the Toronto deal.” Therme was able to misrepresent its experience by adopting the same name, and similar logo, of a more established spa company.

Therme used its deal with the Ontario government to secure funding for another project in Manchester and is closing in on deals in Dubai, Washington, and Dallas, which would require $2.5 billion to construct all 4 sites. Given the company was found to only have $1.1 million (USD) in equity, and losing money, there is now significant doubt that Therme would be able to deliver a spa in a reasonable timeframe, if at all.

The new information contained in the Times story has significant implications for the City of Toronto as the only thing worse on a public waterfront site than a private spa, that is anticipated to worsen traffic and congestion, is a derelict wasteland fenced off by construction hoarding. During its review of the Ontario Place planning application, the City raised serious concerns about the appropriateness of this development on the waterfront. The Ontario government’s failure to provide proper due diligence on their spa partner requires a status update on all City activities related to the provincial government’s Therme development before this dubious project becomes further entrenched.

This motion is urgent as Council needs an opportunity to assess the City’s options given the significant revelations contained in an April 16th New York Times article titled, “A wellness Company with False Claims, Global Aims and a Toronto Island.”

Councillor Mike Colle, seconded by Councillor Chernos Lin, recommends that City Council adopt the following recommendations in the report (April 1, 2025) from the Executive Director, Development Review:

1. City Council amend its previous decision on item 2024.NY17.6 by:

a. amending Part 1 by deleting the words “Attachment 5 to the report (September 6, 2024) from the Director, Community Planning, North York District” and replacing with the words “Attachment 1 to the supplementary report (April 1, 2025) from the Executive Director, Development” so that Part 1 now reads as follows:

1. City Council amend Zoning By-law 569-2013, as amended, substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 1 to the supplementary report (April 1, 2025) from the Executive Director, Development Review.

2. City Council determine that pursuant to Subsection 34(17) of the Planning Act no further notice is required.

Since the approval for 589-599 Lawrence Avenue West was adopted by Council on October 9, 2025 (Item 2024.NY17.6), City staff have requested that a motion be moved in order to table a supplementary report to introduce an updated bill with revisions that would implement this application. This motion serves as that opportunity for staff to table their supplementary report.

The reason for urgency for this motion is because the applicant is required to have the bills passed by Council so that they can complete their application submission for funding from the Canadian Mortgage and Housing Corporation.

REQUIRES RE-OPENING:

Requires a re-opening of Item 2025.NY17.6 (October 9 and 10, 2024, Council Meeting), only as it pertains to Part 1 of the decision.