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).

October 3, 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 July 23 and 24, 2025.

Report of the Executive Committee from Meeting 26 on September 29, 2025

Submitted by Mayor Olivia Chow, Chair 

Report of the Civic Appointments Committee from Meeting 29 on September 4, 2025

Submitted by Councillor Lily Cheng, Chair

Report of the Corporations Nominating Panel from Meeting 22 on September 22, 2025

Submitted by Councillor Paula Fletcher, Chair

Report of the Economic and Community Development Committee from Meeting 23 on September 16, 2025

Submitted by Councillor Alejandra Bravo, Chair

Report of the General Government Committee from Meeting 24 on September 19, 2025

Submitted by Councillor Paul Ainslie, Chair

Report of the Infrastructure and Environment Committee from Meeting 24 on September 26, 2025

Submitted by Councillor Paula Fletcher, Chair

Report of the Planning and Housing Committee from Meeting 24 on September 25, 2025

Submitted by Councillor Gord Perks, Chair

Report of the Etobicoke York Community Council from Meeting 25 on September 17, 2025

Submitted by Councillor Stephen Holyday, Chair

Report of the North York Community Council from Meeting 26 on September 17, 2025 

Submitted by Councillor James Pasternak, Chair

Report of the Scarborough Community Council from Meeting 25 on September 18, 2025 

Submitted by Councillor Paul Ainslie, Chair  

Report of the Toronto and East York Community Council from Meeting 25 on September 18, 2025

Submitted by Councillor Chris Moise, Chair

New Business and Business Previously Requested 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 Dianne Saxe, Ward 11, University–Rosedale, has submitted the following Administrative Inquiry:

I am submitting this Administrative Inquiry under Municipal Code section 27-7.11 to seek information regarding road construction delays on Harbord and Hoskin Streets in my Ward, which is an example of systematic issues that require redress.

I am writing to seek information and clarification in particular with regards to oversight by Transportation and Engineering staff, and to express the concerns of my community regarding prolonged and unnecessary road closures and disrepair while communication was weak and contractors were absent.

Construction on Harbord and Hoskin Streets from Ossington to Queens Park Circle began in late summer 2024. Residents received a brief notice that watermains were to be replaced. While watermain replacement was completed and the road reinstated in 2024, the same road was dug up again for reconstruction for most of 2025, including the entire summer.

This meant many months of dust, noise lane restrictions, parking restrictions, and uneven road surfaces. Some of this extended disruption could and should have been avoided. The contractor did not pursue the project with diligence and treated neighbourhood concerns with apparent contempt. Despite numerous interventions by my office, there were repeated gaps when residents and local businesses were severely inconvenienced and some individuals were injured, but no contractors were present and no work was done. For example, weeks passed, for no good reason, between rough concrete being poured and the commencement of paving. Even now the work is not complete.

Poor communication exacerbated the many problems created. This disregard for the welfare of local residents and businesses has infuriated the community, and caused material financial harm to local small businesses. Complete loss of the summer period was particularly harmful to those who depend on outdoor space such as patios.

In these circumstances, I respectfully request the following:

1. Why was the road reconstruction conducted so slowly, in fits and starts that prolonged disruption of the surrounding neighbourhood?

2. What oversight measures which were in place during the project to minimize disruption of the surrounding neighbourhood, and what needs to change to achieve steady progress and swift completion of road reconstruction in each area?

3. What will be done to improve communication with surrounding communities and ensure that problems with such projects are promptly resolved?

I kindly request your prompt attention to this matter and look forward to receiving a detailed response.

Councillor Chris Moise, Ward 13, Toronto Centre, has submitted the following Administrative Inquiry:

I am submitting this Administrative Inquiry under Municipal Code S27-7.11 for the October 8, 2025 meeting of City Council to seek an update on delays and costs associated with the affordable rental units under construction at 502 to 508 Parliament Street.

At its June 2020 meeting, City Council approved $6,000,000 in Section 37 funding for Dixon Hall towards the properties at 502-508 Parliament Street. Further to that funding, at its October 2021 meeting City Council authorized the Executive Director, Housing Secretariat to provide a waiver of all applicable planning application and building permit fees. The 40 plus units with wrap-around services are a much needed contribution to our City’s HousingTO 2020-2030 Action Plan. Following a media request in July, I emailed City staff who explained that the original estimated cost for interior and exterior renovations for 502-508 Parliament Street was $6.44 million. Three years later, staff say the estimated project costs in December 2024 were $13.96 million. The opening date was also delayed from third quarter of 2025 to the first quarter of 2026. This would represent a sharp escalation in costs, and it is unclear to me when the escalation was discovered and why it wasn’t reported to Council.

The need for efficient project management is painfully apparent by this alleged doubling of costs. Transparent reporting and sustainable funding models are needed so that future supportive housing initiatives can be delivered on time, on budget, and without leaving vulnerable residents waiting years for a safe place to live.

Staff have explained that the costs are related to logistical delays, such as the sanitary line replacement, structural repairs, modernization of life safety systems (fire escapes, sprinkler systems) and extensive heritage-revitalization. It is problematic that some of these issues were not identified at the outset, and there did not appear to be an opportunity to intervene earlier to keep the budget for this project from spiraling. They have also mentioned that the original $6 million in Section 37 was leveraged to get Canada-Ontario Community Housing Initiative (COCHI), Ontario Priorities Housing Initiative (OPHI) and Ontario Homelessness Prevention Program (HPP) funding, although it as of writing it’s unclear how much each are contributing.

I am requesting answers to the following questions from the Executive Director, Housing Secretariat, in consultation with other divisions or agencies who may bear some responsibility, such as Toronto Community Housing Corporation, Corporate Real Estate Management, and CreateTO:

1. How many units are projected to be built at 502-508 Parliament Street?

2. Regarding the 502-508 Parliament Street project, who is responsible for:

a. The construction;

b. Community engagement;

3. What is the extent of the City’s responsibility for the 502-508 Parliament Street project?

a. Which City departments are involved, and to which extent?

b. What is the role of Toronto Community Housing in this project?

c. What is the extent of Dixon Hall’s responsibility for this project?

4. What was the original budget for the 502-508 Parliament Street project?

a. What is the current estimated total budget as of September 2025?

b. How much funding is coming from the Canada-Ontario Community Housing Initiative (COCHI)?

c. How much funding is coming from the Ontario Priorities Housing Initiative (OPHI)?

d. How much funding is coming from the Ontario Homelessness Prevention Program (HPP)?

e. How much funding is coming from Section 37?

f. How much funding is coming from City sources outside of Section 37, and where is it coming from?

g. How much funding is coming from Dixon Hall’s fundraising efforts and/or other sources not mentioned above?

5. What is the estimated cost of the following at 502-508 Parliament Street during the initial budget, and what are they estimated to cost in the current budget?

a. the sanitary line replacement;

b. the structural repairs;

c. the modernization of life safety systems (fire escapes, sprinkler systems); and

d. the heritage revitalization of existing buildings? 

6. Are there outside forces, such as a global pandemic or economic tariffs, that have contributed to the escalation of costs, and what has been the estimated impact on the 502-508 Parliament Street project?

7. When were City Staff first made aware that the budget for the 502-508 Parliament Street project was increasing and at what other times were staff made aware of the increasing project budget?

a. What was the estimated budget in the first quarter of 2021?

b. What was the estimated budget in the first quarter of 2023?

c. What was the estimated budget in the first quarter of 2025?

8. What efforts did City Staff take to make City Council aware of the escalated costs of the 502-508 Parliament Street project since 2021?

9. What considerations should be made in future projects of similar building type to ensure:

a. Best use of City funds

b. Maximum affordable housing created and maintained

c. Clear and timely communication to City Council and the public 

Councillor Stephen Holyday, Ward 2, Etobicoke Centre, has submitted the following Administrative Inquiry:

I am submitting this Administrative Inquiry under Municipal Code Section 27-7.11 for the October 8, 2025 meeting of City Council.

I would like following information which pertains to the Automated Speed Enforcement Program, and the supporting functions of Transportation Services, Court Services, Legal Services, Revenue Services, Technology Services from January 20, 2025 to current date:

a. the number and cost of providing screening services for all Automated Speed Enforcement penalty disputes, and if these costs are not available broken out, then total costs of screening services for all administrative penalty types along with the total numbers of each screened penalty type to date;

b. the number and cost of providing hearing reviews for all Automated Speed Enforcement ticket disputes, and if these costs are not available broken out, then total costs of hearing reviews for all administrative penalty types along with the total numbers of each reviewed penalty type to date;

c. the disposition break-down of all Automated Speed Enforcement penalty disputes under the screening step: including affirmed, varied, cancelled, adjourned, prepaid and those varied or reduced due to hardship;

d. the disposition break-down of all Automated Speed Enforcement penalty disputes under the hearing review step: including affirmed, varied, cancelled, adjourned, prepaid and those varied or reduced due to hardship;

e. the number of Automated Speed Enforcement penalties broken down by paid, not paid, partially paid, pending due, and under dispute, along with the monetary values of the penalties for each.

f. the cost of delivering the Automated Speed Enforcement Program in 2025, including amounts for staff salaries and benefits, outsourced costs, and internal costs, separated by department, e.g. Transportation Services, Court Services, Legal Services, Revenue Services, Technology Services; and

g. the gross and net revenues of the Automated Speed Enforcement Program in 2025, and those numbers compared to the same period in 2024.

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 to the Ontario Land Tribunal (the "Tribunal") (the "Original Development Applications").

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, which has since been adjourned until December 1, 2025.

On February 4, 2025, the owner filed revisions to the Original Development Applications and Original Permit Requests (the "February Development Applications and February Permit Requests"), which City Council considered at its meeting on April 23 and 24, 2025.
 

On May 25, 2025, the owner filed revisions to the February Development Applications and February Permit Requests (the "May Development Applications and May Permit Requests").

The May Development Applications and May Permit Requests now propose the construction of a 27-storey, mixed use building, and partial retention of 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 proposed to be accessed from Lisgar Street.

The owner now seeks City Council's consent to alterations to the designated property at 1117 Queen Street West and to the demolition of specified heritage attributes of the building on 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, 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.

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 City 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 Executive Committee recommends that:

1. City Council authorize the Executive Director, Housing Development Office, or their designate, in consultation with the Deputy City Manager, Development and Growth Services, to negotiate and execute, on behalf of the City, a framework agreement and any amendments ("the Framework Agreement") and any related agreements, substantially on the major terms and conditions and with the parties set out in Confidential Appendix A to the revised report (September 26, 2025) from the Executive Director, Housing Development Office and the Executive Director, Housing Secretariat, and such other terms satisfactory to Executive Director, Housing Development Office, in consultation with Deputy City Manager, Development and Growth Services, and in a form approved by the City Solicitor.

2. City Council authorize the Executive Director, Housing Development Office, or their designate, in consultation with the Executive Director, Housing Secretariat and the Deputy City Manager, Development and Growth Services to negotiate and execute, on behalf of the City, an all party agreement and any related agreements and amendments ("the All-Party Agreement"), substantially on the major terms and conditions and with the parties set out in Confidential Appendix A to the revised report (September 26, 2025) from the Executive Director, Housing Development Office and the Executive Director, Housing Secretariat, and such other terms satisfactory to the Executive Director, Housing Development Office, in consultation with the Executive Director, Housing Secretariat and the Deputy City Manager, Development and Growth Services, and in a form approved by the City Solicitor.

3. City Council authorize the Executive Director, Corporate Real Estate Management, or their designate, in consultation with the Executive Director, Housing Development Office, to negotiate and execute, on behalf of the City, long-term nominal rent leases with each of the affordable housing providers selected by the Executive Director, Housing Secretariat through the request for proposals issued for this project (the “Affordable Housing Providers”), substantially on the major terms and conditions set out in Attachment 1 to the revised report (September 26, 2025) from the Executive Director, Housing Development Office and the Executive Director, Housing Secretariat, and such other terms satisfactory to the Executive Director, Corporate Real Estate Management, in consultation with the Executive Director, Housing Development Office, and in a form approved by the City Solicitor, and conditional upon the premises to be leased to such Affordable Housing Providers having been declared surplus and all steps necessary to comply with the City’s real estate disposal process as set out in Article 1 of Chapter 213 of the City of Toronto Municipal Code having been complied with, all on or before the date that Council considers this recommendation.

4. City Council authorize the Executive Director, Corporate Real Estate Management, or their designate, to negotiate and execute on behalf of the City the reciprocal/cost sharing agreement(s) contemplated in the Framework Agreement and any agreements related to the acquisition and leasing out of land in Quayside Phase 1 by the City on such terms as are satisfactory to the Executive Director, Corporate Real Estate Management, and in a form approved by the City Solicitor.

5. City Council authorize the Chief Procurement Officer to award and the Executive Director, Housing Development Office, or their designate, in consultation with Chief Financial Officer and Treasurer and Executive Director, Housing Secretariat to negotiate and execute, on behalf of the City, any necessary non-competitive agreements with a value exceeding $500,000 for which Standing Committee and City Council approval would normally be required under City of Toronto Municipal Code Chapter 71, Financial Control, and City of Toronto Municipal Code Chapter 195, Procurement, for the provision of professional services needed to carry out any necessary development coordination matters for the development of affordable housing in Quayside - Phase 1, provided that:

a. non-competitive procurement is necessary to meet the timelines related to the development of affordable rental homes in Quayside - Phase 1;

b. the costs are available for, and funded through the Council-approved Housing Secretariat's 10-year Capital Budget and Plan for the Quayside - Phase 1 project; 

c. the terms and conditions of any such agreements are acceptable to the Executive Director, Housing Development Office, and in a form satisfactory to the City Solicitor; and

d. a report summarizing any agreements executed under this authority is submitted to the appropriate Standing Committee and/or City Council for information by the fourth quarter of 2026.

6. City Council authorize the Executive Director, Housing Development Office, or their designate to negotiate and execute, on behalf of the City, an owners representative agreement and any related agreements and amendments, substantially on the major terms and conditions and with the parties set out in Attachment 2 to the revised report (September 26, 2025) from the Executive Director, Housing Development Office and the Executive Director, Housing Secretariat, and such other terms satisfactory to the Executive Director, Housing Development Office, and in a form approved by the City Solicitor.

7. City Council authorize an exemption from taxation for municipal and school purposes for the affordable rental homes developed on the blocks in Quayside - Phase 1 listed in and for the periods of time described in Table 1 in the Financial Impact section of the revised report (September 26, 2025) from the Executive Director, Housing Development Office and the Executive Director, Housing Secretariat.

8. City Council authorize the Controller and Chief Accountant to cancel or refund any taxes paid after the effective date of the exemption from taxation for municipal and school purposes as set out in the applicable Municipal Housing Facility Agreement (the “Contribution Agreement”).

9. City Council adopt the confidential recommendations in Confidential Attachment 1 to the revised report (September 29, 2025) from the Executive Director, Housing Development Office and the Executive Director, Housing Secretariat.

10. City Council direct that Confidential Attachment 1 and Confidential Appendices A and B to the revised report (September 29, 2025) from the Executive Director, Housing Development Office and the Executive Director, Housing Secretariat remain confidential in their entirety, as they outline a position, plan, procedure, criteria or instruction to be applied to any negotiations carried on or to be carried on by or on behalf of the City; and contain financial information, supplied in confidence to the City of Toronto, which, if disclosed, could reasonably be expected to prejudice significantly the competitive position or interfere significantly with the contractual or other negotiations of a person, group of persons, or organization, and be made public at the discretion of the Deputy City Manager, Development and Growth Services.

Quayside will be a master-planned mixed-use complete community that builds on development in the adjacent East Bayfront lands, and the emerging Keating Channel West Precinct. This 4.9-hectare area on Toronto’s waterfront, located at Queens Quay East and Parliament Street (Quayside Lands), will include new homes, parks and public spaces, new and improved infrastructure, roads and public realm within five new development blocks.

A key driver for Quayside is the provision of affordable rental homes by the City in partnership with Waterfront Toronto and Quayside Impact Limited Partnership (QILP). With the softening of the condo market, the City, QILP, and Waterfront Toronto have worked on an accelerated plan to maximize the number of affordable rental homes that can be delivered in the first phase while prioritizing the delivery of purpose-built rental homes on an expedited basis. As the result, it is estimated that approximately 550 affordable rental homes, including 57% as family units, and approximately 1,200 purpose-built rental homes will be delivered by 2030-31. The Quayside-Phase 1 project supports the City in achieving its HousingTO 2020-20304 Action Plan target to approve 65,000 rent-controlled homes (comprised of 6,500 rent-geared-to-income (RGI), 41,000 affordable rental and 17,500 rent-controlled market homes) by 2030.

Achieving these ambitious housing outcomes within a delivery model involving government, private and non-profit partners will require all partners to participate in innovative ways while responding to changing market conditions. The delivery model for the affordable rental homes in Quayside represents another step in implementing the "Public Developer" approach where the City is taking an intentional leadership role in bringing land, funding, financing, and non-profit and Indigenous housing partners together to maximize public benefit for generations to come. This delivery model will include:

- QILP to transfer stratified lands where affordable rental homes will be built to the City prior to construction start. These lands will then be leased to non-profit housing providers selected to own and operate these affordable rental homes for 99 years ("Affordable Housing Providers");

- QILP (or a related entity) to act as the development manager for the site, and with a construction manager, design and build the affordable and purpose-built rental homes;

- Waterfront Toronto to act as the master developer for the Quayside Lands which includes affordable housing, Quayside infrastructure and public realm, design objectives (buildings and Privately Owned Public Space), ground floor animation objectives and sustainability requirements; and,

- Government partners and Waterfront Toronto to provide funding and financing to the Affordable Housing Providers for the construction of affordable rental homes.

As the housing crisis in the city persists, expediting the delivery plan to ensure construction can start in 2026 has been a key consideration for all partners. The City, through its agreement with the federal government under the Housing Accelerator Fund (HAF), has committed to advancing major development on Toronto’s waterfront, including accelerating the delivery of purpose-built rental, and permanently affordable rental homes in Quayside. The City has already made progress towards meeting its HAF milestones by expediting zoning approvals in July 2024 and increasing the permitted density to allow for taller buildings with reduced building footprints. The current plan also represents an improvement upon the number of affordable rental homes that were identified in the July 2024 re-zoning application, which was 458. The final milestone for this initiative requires building permits be issued for the affordable rental homes in Phase 1 by Q3-2026.

Subject to the approval of this report, the project team will be able to move towards meeting upcoming critical milestones including submitting applications to Canada Mortgage and Housing Corporation (CMHC) for construction financing by October 31, 2025, finalizing required loan agreements with CMHC by Q1-2026, and accelerating construction start timelines.

In partnership with Waterfront Toronto, QILP, and CMHC, the City has been able to make a number of significant advancements in accelerating delivery of purpose-built and affordable rental homes through Quayside - Phase 1. This report and the confidential attachment provide:

- an update on the funding plan for approximately 550 affordable rental homes and required authorities to receive and invest funds, including property tax exemptions for the affordable rental homes;

- an update on the results of the competitive Request for Proposals (RFP) process to select up to four Affordable Housing Providers, and the required authorities to enter into applicable agreements; and,

- an overview of how the City will work with project partners, including the Affordable Housing Providers, CMHC, QILP and Waterfront Toronto as the future owner of stratified affordable rental housing lands and funder for the affordable rental homes.

The Quayside- Phase 1 project will deliver approximately 1,750 affordable rental and purpose-built rental homes through a unique and innovative partnership model with private, non-profit, and government partners. The delivery model, however, is complex due to the interconnectedness of funding and financing sources, various roles and responsibilities of multiple partners, navigating the complex regulatory environment within the accelerated timelines of the project, as well as ongoing market pressures.

The federal and provincial governments, along with the City of Toronto, have recently approved a joint investment plan of $975 million to accelerate the delivery of Waterfront Toronto’s revitalization plan including delivery of new homes in Quayside and Ookwemin Minising (formerly Villiers Island). The tri-partite collaboration continues to be critical to ensure the Quayside - Phase 1 project can be delivered within this unique delivery model and can be replicated for delivery of much needed homes along Toronto's waterfront for current and future residents of the city.

The Executive Committee recommends that:

1. City Council approve in-year budget adjustments to Previously Approved Capital Budget and Plan, as detailed in Appendices 2a and 2b to the report (September 15, 2025) from the Chief Financial Officer and Treasurer.

The purpose of this report is to provide City Council with the City of Toronto capital spending for the six-month period ended June 30, 2025, as well as the projected 2025 year-end expenditures. Furthermore, this report seeks Council's approval for in-year budget adjustments to the previously approved Capital Budget and Plan as outlined in Appendix 2a and Appendix 2b of this report.

Table 1 below summarizes the City's 2025 actual capital expenditures compared with the 2025 Approved Capital Budget for the six-month period ended June 30, 2025, and the projected expenditures by year-end, December 31, 2025.

Table 1: Capital Variance Summary

*Note: Includes carry forward funding

The City's actual capital spending for the first six months of 2025 totals $1.850 billion, or 29.6% of the 2025 Approved Capital Budget. This marks an improvement in spending rate compared to the historical average for the same six-month period, which has typically remained below 27%. Capital spending will continue to be monitored, with updates provided in future variance reports.

The Executive Committee recommends that:

1. City Council approve the budget adjustments and any associated complement changes detailed in Appendix D to the report (September 15, 2025) from the Chief Financial Officer and Treasurer to amend the 2025 Approved Operating Budget, with no impact on the Net Operating Budget of the City.

2. City Council direct that the Active Benefits Plan for Management/Non-union employees, Accountability Officers and Elected Officials, be amended as outlined in Appendix H to the report (September 15, 2025) from the Chief Financial Officer and Treasurer and that the Pre-65 Retiree Benefit Plan for Management/Non-union-employees, Accountability Officers and Elected Officials, be amended, where applicable, for employees who retire on or after November 1, 2025.

The purpose of this report is to provide City Council with the Operating Variance for the six months ended June 30, 2025, as well as projections to the year-end, December 31, 2025. This report also requests City Council's approval for amendments to the 2025 Approved Operating Budget that have no impact on the City's Net Budget.

The following table summarizes the year-to-date financial position and year-end projections for the City's Tax-Supported Operations as of June 30, 2025.

Table 1: Tax-Supported Operating Variance Summary 

As detailed in Table 1 above, for the six-month period, Tax-Supported Operations experienced a favourable net variance of $31.7 million. An unfavourable net variance is projected at year-end of $105.4 million. These figures are adjusted for Toronto Building which, consistent with legislation has any achieved surplus allocated to appropriate reserves.

It is important to note that the financial information presented is as of June 30, which is a snapshot in time and the year-end projection is based on current and expected future activities as known and anticipated.

Rate-Supported Programs:

Rate-Supported Programs reported a favourable year-to-date net variance of $19.0 million. At year-end, Rate-Supported Programs are projecting a favourable variance of $44.4 million.

Table 2: Rate-Supported Operating Variance Summary 

The favourable year-to-date variance is driven by all three rate programs: Toronto Water, Toronto Parking Authority and Solid Waste Management Services, with the favourable projections to year-end mainly driven by Toronto Water.

Rate-Supported Programs are funded entirely by user fees that are used to pay for the services provided and the infrastructure to deliver them. Solid Waste Management Services and Toronto Water’s respective year-end surpluses, if any, must be transferred to the Waste Management Reserve Fund and the Wastewater and Water Stabilization Reserves respectively, to finance capital investments and ongoing capital repairs and maintenance. Seventy-five percent (75%) of Toronto Parking Authority’s surplus is allocated to the City, with the remaining 25% reinvested in Toronto Parking Authority’s capital projects, which is consistent with an Income Sharing Agreement.

This report also includes recommendations to transfer cost-of-living adjustment/benefit cost provisions budgeted in the 2025 Non-Program Expenditure Budget, allocating budgeted funding to all applicable divisional budgets following ratification of the new four-year collective agreement; as well as further recommendations on proposed changes to the benefits plan for Management/Non-union employees, Accountability Officers and Elected Officials. The Management/Non-union benefit changes outlined in this report arise from a review of the benefit plan changes, following the conclusion of collective bargaining with Toronto Civic Employees’ Union Local 416, and Canadian Union of Public Employees Local 79.       

The Executive Committee recommends that:

1. City Council direct that $8 million be transferred from the Waste Management Reserve Fund to the Green Lane Reserve Fund to ensure that the short to medium term capital and operating funding needs for the Green Lane Landfill project are available in the Green Lane Reserve Fund without impacting the 2025 Solid Waste Management Services Operating Budget.

2. City Council direct that $80.129 million in Land Transfer Tax stabilization funds, temporary held in the Capital Financing Reserve be transferred to the recently created Municipal Land Transfer Tax Stabilization Reserve to ensure sufficient funds are available to mitigate fluctuations in the Municipal Land Transfer Tax revenues during periods of slower real estate activity and to support stability and sustainability of City revenues and services.

The City of Toronto (City) maintains deferred revenue balances that will be recognized as revenues in future years, in addition to reserves and discretionary reserve funds that are intended to support the City's future activities. This report provides an update of these balances, as well as their related earned revenues and activities for the six months ended June 30, 2025.

Deferred Revenue

Deferred revenue, or obligatory reserve funds, are monies received from external parties for specific purposes outlined in Provincial legislation or third-party agreements.   

For the six-month period ended June 30, 2025, the City’s deferred revenues increased from $6,728.9 million to $7,514.7 million. The increase of $785.8 million was primarily driven by monies received from water and wastewater rate revenue, development and planning act contributions and the federal housing accelerator fund.

Reserves and Discretionary Reserve Funds

Reserves and Discretionary Reserve Funds are established by Council to support the financial management and operations of the City, minimize annual tax rate fluctuations, and provide a measure of financial flexibility to address the impact of significant unexpected pressures.

Reserves and Discretionary Reserve Funds balances increased by $70.8 million over the six-month period ended June 30, 2025, going from $5,610.6 million to $5,681.4 million. This net increase is the result of Council-authorized contributions for capital investments in housing, transit, capital infrastructure, and vehicle and equipment replacement. The majority of the City's Reserves and Discretionary Reserve Funds balances ($5,454.1 million, or 96.0%) are committed to future Council directed activities that include capital and operating expenditures and rate-based activities.

The remaining reserve and discretionary reserve fund balance ($227.3 million, or 4.0%) is uncommitted and available to respond to various unanticipated costs, stabilize funding sources, including the tax base, or for emergency purposes such as extreme weather events.  The uncommitted amount represents 1.2% of the total 2025 approved Operating Budget of $18,849.1 million.

There are total commitments and obligations of $41,066.7 million against the $13,196.1 million balance in committed reserves, discretionary reserves and deferred revenue consistent with the approved 10-Year Capital Plan and other requirements and obligations. These commitments and obligations are greater than three times the current reserve, discretionary reserve fund and deferred revenue balances, requiring continued reserve contributions to support planned expenditures. A further breakdown of the City’s current balances in comparison to planned operating and capital expenditures, including both deferred revenues and discretionary reserve funds, can be found in Appendix F.

The Executive Committee recommends that:

1. City Council authorize the reallocation of cashflows and corresponding funding within Toronto Water’s 2025 Capital Budget and 2026-2034 Capital Plan in the amount of $38.720 million, for acceleration and deferral of projects, as presented in Schedule A (Parts A and B) to the report (September 12, 2025) from the General Manager, Toronto Water, with a zero Budget impact.

2. City Council authorize the reallocation of project costs, cashflows and corresponding funding in Toronto Water's 2025 Capital Budget and 2026-2034 Capital Plan in the amount of $7.870 million from projects that have been awarded under budget or completed to those requiring additional funding in the same amount as presented in Schedule A (Part C) to the report (September 12, 2025) from the General Manager, Toronto Water, with a zero Budget impact.

This report requests City Council's authority to amend Toronto Water's 2025 Capital Budget and 2026-2034 Capital Plan by adjusting project cash flows contained within the 10-Year Capital Budget and Plan, respectively, to align forecasted project accelerations and deferrals.

Additional reallocations to project cashflows and project costs are requested where project expenditures exceed the current approved cashflows and project costs. These reallocations will allow Toronto Water to continue to deliver projects within its 10-Year Capital Plan.

The adjustments will have a zero dollar impact on the 2025 Capital Budget and 2026-2034 Capital Plan and will align the budget and plan with Toronto Water's capital project delivery schedule and program requirements.

The Executive Committee recommends that:

1. City Council request the Chief Planner and Executive Director, City Planning, the General Manager, Parks and Recreation, and the Executive Director, Corporate Real Estate Management to work with the Toronto and Region Conservation Authority to develop recommendations related to a repair/rehabilitation program for the high-risk Western Beaches breakwater locations, including funding requirements; and a state of good repair management program for the Western Beaches breakwaters and report back in second quarter of 2026.

2.  City Council request the Director, Waterfront Secretariat, in consultation with the Mayor and local councillors, to form a working group with Western Beaches stakeholders and community members interested in breakwater repair and rehabilitation, to inform breakwater priorities and advocacy for intergovernmental funding partnerships to support this work.

This report provides a status update on the Western Beaches Breakwaters Action Plan, including identification of immediate repair needs and funding requirements as requested by City Council in June 2025. Since then, staff have advanced Council directions on identifying repair needs and consulting with other levels of government on ownership, rehabilitation funding and coordinated investment.

This report is specific to the Western Beaches breakwaters, stretching from the Humber River to Ontario Place. Staff will bring forward a separate report in 2026 on the broader dock walls work required across the Toronto waterfront.

In summary, based on a visual condition assessment completed in July and August by Toronto and Region Conservation Authority (TRCA) and its consultants, there are no locations where imminent failure risk is extreme and immediate stabilization is required. These structures were very well built in the 1920s and continue to serve many of the required shoreline protection functions. However, there are five locations, mostly across from Sunnyside Beach and the Boulevard Club, totalling approximately 580 linear metres, where conditions are serious with a high risk of failure within an estimated 3 to 5 years. These locations require plans for repair or rehabilitation within five years. Given the time it takes to design, permit and construct in-water infrastructure projects, efforts need to commence in 2026 on repair plans for these high-risk locations. Most of these five locations are within the length of breakwaters that City staff have identified as likely under Federal ownership. 32 linear metres of breakwater that is owned by the City is in high-risk condition (closer to Ontario Place); however, it may be feasible to remove this small segment (rather than repair or rehabilitate it) as it is a stand-alone remnant structure that currently has minimal functional value. Further investigation is required before a recommendation for this City-owned segment can be made.

City staff have initiated conversations with Federal and Provincial officials and will now share the findings of the condition assessment. The structures sit within Provincial water lots, which will complicate matters of ownership and responsibility and will require additional intergovernmental discussions.

City staff, in consultation with TRCA, will report to Executive Committee in Q2 2026 on the status of intergovernmental discussions and with recommendations for the repair or rehabilitation of the breakwaters with a high risk of failure, including associated costs and a funding strategy.

The remainder of the breakwater structures are in poor or fair condition, with a few locations in relatively good condition as a result of repairs or reconstruction completed within the last 20 years. Locations in poor condition require monitoring and management plans to inform a state of good repair program. The Q2 2026 breakwaters report will include recommendations for ongoing monitoring and management of the structures. Future reporting will be prepared in consultation with other government partners to inform a shared understanding of the management needs for these assets.

The Executive Committee recommends that:

1. City Council re-assign the appointment of Secretary of the Dangerous Dog Review Tribunal from the City Clerk to the Executive Director, Court Services, effective January 1, 2026.

2. City Council request the Property Standards Committee to appoint the Executive Director, Court Services as Secretary of the Property Standards Committee effective January 1, 2026, with the authority to delegate the role of Secretary for each Panel.

3. City Council approve an in-year budget transfer to increase the 2025 Operating Budget for Court Services by $0.209 million gross and $0.169 million net and the staff complement by two permanent positions offset by a corresponding decrease in the 2025 Operating Budget and staff complement for the City Clerk’s Office in order to facilitate the transition planning for the functional transfer of the administration for the Dangerous Dog Tribunal and the Property Standards Committee.

4. City Council amend Toronto Municipal Code Chapter 441, Fees and Charges to assign the fees for the Dangerous Dog Review Tribunal Appeal and Property Standards Appeal from Appendix C, Schedule 10 City Clerk's Office to Appendix C, Schedule 15 Courts Services effective January 1, 2026.

To facilitate the consolidation of responsibility for most of the City's tribunals within Court Services, this report recommends that City Council re-assign the appointment of Secretary of the Dangerous Dog Review Tribunal from the City Clerk to the Executive Director, Court Services. If adopted by Council, it also requests the Property Standards Committee to appoint the Executive Director, Court Services as Secretary of the Property Standards Committee. These changes would take effect as of January 1, 2026.

The Executive Committee recommends that:

1. City Council authorize Waterfront Toronto's undertaking of a competitive process to select a development partner for the delivery of housing and supporting mixed use development for the first Ookwemin Minising development opportunity and City Council direct the Deputy City Manager, Development and Growth Services, in consultation with the Executive Director, Housing Development Office, the Chief Executive Officer, CreateTO (on behalf of Toronto Port Lands Company as landowner), and other relevant City Division and Agency officials, to work with Waterfront Toronto officials on the developer proposal call.

2. City Council direct the Deputy City Manager, Development and Growth Services and the Deputy City Manager, Community and Emergency Services to work with Waterfront Toronto officials on their program of tri-government-funded Early Activation on Ookwemin Minising Phase 1 lands, in collaboration with relevant officials from City Divisions, CreateTO (through Toronto Port Lands Company as landowner), and other landowners.

3. City Council direct the Deputy City Manager, Development and Growth Services to work with the Chief Executive Officer, Waterfront Toronto, the Chief Executive Officer, CreateTO and relevant City officials including the Executive Director, Housing Development Office and the Executive Director, Corporate Real Estate Management, and report back to the Executive Committee by the end of the second quarter of 2026 with recommendations addressing:

a. Waterfront Toronto-led business and implementation plans for Ookwemin Minising Phase 1, including government financing and funding options and incentives, delivery models to advance the City’s island-wide 30 percent affordable rental housing target and alignment with the Toronto Builds Policy framework;

b. required City Council direction and/or other authorities to support the transfer of the Phase 1 Lands from Toronto Port Lands Company to the City of Toronto at the appropriate time; and

c. the funding resources that will be required to support the proposed real estate transactions.

4. City Council authorize the inclusion of City lands in Ookwemin Minising Phase 1, and City Council as shareholder, direct the Toronto Port Lands Company Board of Directors to authorize the inclusion of Toronto Port Lands Company lands in Ookwemin Minising Phase 1, subject to further direction from City Council regarding the specific terms for transactions, which will be defined in Ookwemin Minising Phase 1 business and implementation plans.

5. City Council authorize the Director, Real Estate Services to negotiate and execute on behalf of the City any leases, licenses or other interim agreements, including agreements with Waterfront Toronto and other parties approved by Waterfront Toronto for nominal consideration, to provide access to City-owned lands for site investigations, site preparation (including the construction of enabling infrastructure), environmental remediation, interim activation and any other early works related to the Ookwemin Minising Phase 1, on such terms and conditions as the Director, Real Estate Services deems appropriate and in a form satisfactory to the City Solicitor.

6. City Council as shareholder direct the Toronto Port Lands Company Board of Directors to direct the Chief Executive Officer, CreateTO and the Executive Vice President, Port Lands Management, CreateTO to negotiate and execute on behalf of Toronto Port Lands Company any leases, licenses or other interim agreements including agreements with Waterfront Toronto and other parties approved by Waterfront Toronto for nominal consideration, to provide access to Toronto Port Lands Company-owned lands for site investigations, site preparation (including the construction of enabling infrastructure), environmental remediation, interim activation and any other early works related to the Ookwemin Minising Phase 1, on such terms and conditions as the Chief Executive Officer, CreateTO deems appropriate and in a form satisfactory to the Chief Legal Counsel, CreateTO.

7. City Council authorize the Director, Real Estate Services to execute and deliver on behalf of the City, in consultation with the Executive Director, Housing Development Office and the Director, Waterfront Secretariat, City Planning, documentation granting the City's consent to Waterfront Toronto to act as the City's agent (in the City's capacity as owner of the City-owned lands in Ookwemin Minising Phase 1) in connection with any planning and development, infrastructure, servicing or other applications or agreements required for the development applications and interim activation of the Ookwemin Minising Phase 1 lands, including agreements with Toronto Hydro, Enbridge Gas or any third party utility provider, provided that Waterfront Toronto has agreed to assume all costs and liabilities under such applications and agreements or alternatively, that the City itself execute such documentation solely in its capacity as landowner and upon such other terms and conditions as the Director, Real Estate Services deems appropriate, in consultation with the Executive Director, Housing Development Office and the Director, Waterfront Secretariat, City Planning, and in form satisfactory to the City Solicitor.

8. City Council as shareholder direct the Toronto Port Lands Company Board of Directors to direct the Chief Executive Officer, CreateTO and the Executive Vice President, Port Lands Management, CreateTO to execute, in consultation with the Executive Director, Housing Development Office and the Director, Waterfront Secretariat, City Planning, documentation granting Toronto Port Lands Company 's consent to Waterfront Toronto to act as Toronto Port Lands Company 's agent (in Toronto Port Lands Company 's capacity as owner of the Toronto Port Lands Company -owned lands in Ookwemin Minising Phase 1) in connection with any planning and development, infrastructure, servicing or other applications or agreements required for the development applications and interim activation of the Ookwemin Minising Phase 1 lands, including agreements with Toronto Hydro, Enbridge Gas or any third party utility provider, provided that Waterfront Toronto has agreed to assume all costs and liabilities under such applications and agreements or alternatively, that Toronto Port Lands Company itself execute such documentation solely in its capacity as landowner and upon such other terms and conditions as the Chief Executive Officer, CreateTO deems appropriate, in consultation with the Executive Director, Housing Development Office and the Director, Waterfront Secretariat, City Planning, and in form satisfactory to the Chief Legal Counsel, CreateTO.

9. City Council direct the Chief Planner and Executive Director, City Planning and the Executive Director, Development Review to work with the Chief Executive Officer, CreateTO and the Chief Executive Officer, Waterfront Toronto to establish an Ookwemin Minising Implementation Table with the Member of Council for Ward 14 - Toronto Danforth and the Mayor's Office.

10. City Council direct the City Manager to work with Waterfront Toronto officials and to continue to pursue discussions with their Provincial and Federal counterparts on further funding for waterfront revitalization, including Waterfront East transit and further phases of Ookwemin Minising.

This report sets out a road map for the first phase of mixed-use development on Ookwemin Minising, Toronto's new island in the Port Lands. In January 2025, the City of Toronto, the Government of Canada, and the Province of Ontario announced $975 million for Waterfront Toronto to advance the delivery of the revitalization plan on Ookwemin Minising. This tri-government investment includes foundational works to unlock new housing, public space, and supporting infrastructure.

Revitalizing Ookwemin Minising will be a complex, long-term undertaking. Over time, City Council will be required to approve matters related to affordable housing, major infrastructure, real estate transactions and land use planning.

City Council approvals are required at this time to advance Phase 1 of the island's development (the tri-government funded project), specifically for the City to:

- Authorize Waterfront Toronto, as revitalization lead, to initiate a developer proposal call process for a partner for the first development blocks on Ookwemin Minising (this report); and,

- Authorize Waterfront Toronto to act as an agent, for the purpose of planning applications, development approvals, and infrastructure design approvals, for the City and the City of Toronto Economic Development Corporation (operating as the Toronto Port Lands Company, TPLC), a City-owned corporation managed by CreateTO, for the purposes of advancing the development of Phase 1.

Current work includes an integrated planning and public realm study and business and implementation planning. A reporting roadmap is provided in Attachment 1. Key upcoming milestones include:

- Waterfront Toronto's launch of a developer proposal call for a development partner on Phase 1 lands;

- A staff report on the outcomes of the integrated planning and public realm study for the island; and

- A staff report on business and implementation planning matters, which will outline the public policy outcomes to be sought from the first development blocks to move forward in Phase 1 and on the transfer of Phase 1 lands to the City of Toronto from TPLC.

In May 2025, City Council adopted the Toronto Builds Policy Framework which outlines the City's priorities in developing its own land, including a strong focus on the retention of public land and creation of a range of new rental homes while contributing to complete communities. Council's adoption of this framework also provides for flexibility in recognition of challenging market conditions, the wide range of size and types of developments that may proceed on City land in the future, and the need for alignment with intergovernmental agreements and shared objectives.

City staff will report back as soon as possible, before the end of the second quarter of 2026, on the status of the market offering and to provide further details on business and implementation planning matters, including financing options and delivery models to pursue the City’s affordable housing targets for Phase 1, and the contribution of this toward achieving Council's ambitious affordable housing goals for the island. This work is occurring in the context of significant market challenges, where the financial viability of residential developments is at all time high risk given increasing construction costs, coupled with foreign trade risks and US- initiated tariff disputes.

In addition to the market offering, work is ongoing related to early activation. The Early Activation Program for Ookwemin Minising will introduce “meanwhile uses” to support the emerging community, activate public spaces, enhance the visitor experience within the new Don River parkland system, and showcase the island’s potential to future investors. These initiatives will help set the stage for phased development while testing new approaches to programming and placemaking. Waterfront Toronto is working closely with CreateTO (as manager of Toronto Port Lands Company lands), City divisions, and other landowners to plan and (in the City's capacity as owner of the City-owned lands in Ookwemin Minising Phase 1) coordinate early activation efforts, ensuring alignment with broader interim-use strategies across the Port Lands. Approval is recommended to authorize required agreements with Waterfront Toronto and TPLC for Ookwemin Minising.

Indigenous community engagement, relationship-building and reconciliation action are central to the implementation of Ookwemin Minising. Building on the City’s Reconciliation Action Plan and the renewed waterfront vision adopted in 2022, the City, Waterfront Toronto, and partners are working with First Nations rightsholders and other  First Nations, Inuit, Métis, and urban Indigenous communities to integrate their priorities into planning, design, and placekeeping. This commitment is reflected in the naming of the island and ongoing collaboration with Indigenous partners, architects, designers and consultants, including Trophic Design, an Indigenous-owned firm contributing knowledge and perspective to public realm and infrastructure design. These efforts build on Waterfront Toronto’s Memorandum of Understanding with the Mississaugas of the Credit First Nation and their contributions to the Port Lands Flood Protection Project, where Indigenous leadership has helped ensure respect for the histories of this area and shape the design of future neighbourhoods.

As waterfront revitalization progresses, the City and its partners remain committed to strengthening relationships, supporting Indigenous cultural revitalization, and ensuring the waterfront reflects Indigenous histories, rights, and enduring connections to land and water.

Concurrently, staff will continue discussions with their Provincial and Federal counterparts on further funding for waterfront revitalization, including Waterfront East transit and further phases of Ookwemin Minising, which are contingent on future approvals.

This next stage of work on the creation of a new mixed-income, mixed-use complete community on Ookwemin Minising marks a significant milestone for the Port Lands. The combined tri-government investment, the creation of Toronto’s newest island, and the early delivery of housing and public spaces offer an opportunity to advance revitalization in the Port Lands.

The Executive Committee recommends that:

1. City Council receive the report (June 27, 2025) from the President, Toronto Parking Authority for information.

At its meeting on July 17, 2025, the Board of Directors of the Toronto Parking Authority considered Item PA15.6 and made recommendations to City Council.

Summary from the report (June 27, 2025) from the President, Toronto Parking Authority:

We are pleased to present our first Environmental, Social and Governance (ESG) report, which marks a significant milestone in our commitment to sustainable and responsible business practices, and our support of our TransformTO Net Zero goals.

Toronto is the fourth largest city in North America.  Developing sustainable mobility solutions that meet ever changing customer needs is daunting yet inspiring. It requires hyper-collaboration with our stakeholders coupled with an unwavering focus on delivering sustainable value and growth. We are proud to engage with our City colleagues, staff, and industry partners to challenge the status quo; to reimagine, prototype, and deploy new and better ways to keep people, businesses, and industry moving.

The modernization of our integrated network of Parking, EV Charging and Bike Share portfolio is in flight. Our customers took over 32 million trips across our network in 2024. Our services are available 365 days a year across the city. In support of our TransformTO Net Zero commitments, we delivered a reduction of 7.0 million kg of greenhouse gas emissions in 2024. We are just getting started.

We are proud to share our progress in this, our inaugural Environmental, Social, and Governance (ESG) Report that reflects Toronto Parking Authority's commitment to the environment, society and governance. Through this ESG report, we aim to provide a comprehensive overview of our sustainability journey, showcasing our achievements, challenges, and future goals. We invite our stakeholders to join us in this endeavour, as we strive to build a more sustainable world.

The Executive Committee recommends that:

1. City Council request the Federal Government ensure that transitional funding of $107 million is flowed for 2025-2026 to support housing costs for refugee claimants and asylum seekers already in the City’s emergency shelter system.

2. City Council reiterate the request to the Provincial and Federal governments in 2024.MM20.38 to increase Toronto’s allocation through the Canada-Ontario Housing Benefit to $54 million to allow 300 households to continue to secure permanent housing each month.

The City of Toronto is facing two funding cuts that threaten our ability to bring people off the streets, out of encampments, and into shelter and housing.

On September 18, the Province of Ontario informed the City that our allocation of the Canada-Ontario Housing Benefit (COHB) for 2026 has been reduced to $7.95 million, compared to $19.75 million for 2025 and $38 million for 2024.

COHB is the single most effective tool we have for freeing up beds in our shelter system so that more people can come indoors from streets and parks. COHB helps people leave shelters, afford their own housing, become independent, and eventually no longer rely on the government to stay housed.

Earlier this year,  facing provincial delays and uncertainty, City Council decided to front some of the COHB funding. That was $4.815 million to help 570 households move into housing, therefore freeing up more shelter beds for people on the street. Now, the province has said we can only allow for 40 more households to move into housing between now and March 2026 within the funding they’ve provided.

That means all funds will be spent by the end of October, just when the weather turns cold and we need to bring homeless people on the street into shelters or homes.

Previously, I shared the troubling news that the federal government is making significant changes to the Interim Housing Assistance Program (IHAP) which would see the City receive funding for just 26% of what we have projected to spend this year to shelter refugees and asylum seekers. Ontario Big City Mayors unanimously adopted a motion calling on the federal government to reinstate this funding as sheltering refugees is a federal responsibility. The Toronto and Region Board of Trade has written to the Minister in support of the City’s position.

The City and federal government are in agreement that we need more robust, permanent and lower-cost solutions to sheltering refugee claimants and asylum seekers. At the peak of the refugee response the City was sheltering 6,490 people in this stream each night. As the situation has stabilized, through successful collaboration with federal partners, we now have 3,420 claimants in our shelter system. The City is developing plans for a scaled, 2,000-bed refugee shelter system including expanding the refugee house model in partnership with frontline agencies and winding down the use of shelter hotels. But this work cannot continue if we are facing a $107 million in-year cut to the IHAP program, while we are still providing shelter support for 3,450 refugee claimants every night.

Together, these two funding cuts from the federal and provincial government place tremendous stress on those who found themselves homeless. We do not want to see a repeat of people sleeping in front of the city's homeless shelter placement office at Peter Street.

The federal government has the power and the responsibility to regulate the refugee application processes and the rate of work permit approvals. The provincial government determines how much financial support is provided to the most vulnerable such as those living with disabilities.

Emergency shelter and assisted housing for refugee claimants and those with complex needs should not be shifted onto the City and the property tax base.

The Civic Appointments Committee recommends that:

1. City Council appoint the following candidates to the Toronto Atmospheric Fund Board, at pleasure of Council, for a term of office ending on October 11, 2029, and until successors are appointed:

Jehad Aliweiwi;

Elizabeth McCallion; and

Jean Olemou.

2. City Council direct that the Confidential Attachments 1 to 4 to the report (August 25, 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 Toronto Atmospheric Fund Board.

Candidates' biographies

Jehad Aliweiwi

Jehad Aliweiwi is a strategic thinker with more than 25 years of experience in senior leadership roles in social, settlement, philanthropic, and community service organizations. In all of these roles, Jehad has been an advocate for inclusion, diversity, and equity. He is passionate about building bridges between Canada’s oldest residents and its newest citizens. Jehad strongly believes that the well-being of Canada rests with Indigenous Peoples and immigrants, and refugees. Since 2014, Jehad has been the Chief Executive Officer of Laidlaw Foundation. Before that, he was the Executive Director of Thorncliffe Neighbourhood Office. Jehad has extensive governance experience and served on various Boards, including the Ontario Science Centre, Ontario Council of Agencies Serving Immigrants, the Arab Community Centre of Toronto, and FCJ Refugee Centre. 

Elizabeth McCallion

Elizabeth is the Executive Director of the Peter Gilgan Foundation, where she leads the team to develop and deliver grant programs and investment strategies that address the Foundation’s mission to build a more healthy, prosperous, and sustainable future. Prior to joining the Foundation in 2018, Elizabeth led public sector initiatives and partnerships to fight climate change, build international relations, and advance inclusive economic development. She holds a Bachelor of Commerce from McGill and a Master of Science in Business Strategy and the Environment from Birkbeck, University of London. Elizabeth also serves as Vice Chair of Environment Funders Canada.

Jean Olemou

Jean Olemou is a mission-driven investor, entrepreneur, and venture builder with 15 years of experience advancing climate tech and deep tech solutions. His work spans Artificial Intelligence, quantum technologies, industrial automation, climate tech and the circular economy—where he has led investment strategies, built venture funds, and scaled companies from concept to global impact. Jean has mobilized capital and guided startups through commercialization, while also advising funds and boards on innovation strategy. Known for uniting public, private, and academic stakeholders, he has consistently delivered pathways that connect breakthrough science to real-world adoption. His approach blends financial discipline with purpose-driven leadership, driving inclusive innovation that generates measurable value for people, planet, and prosperity.

This report recommends the appointment of three public members to the Toronto Atmospheric Fund Board.

The Corporations Nominating Panel recommends that:

1. City Council treat the portion of the City Council meeting at which the Appointment of Public Members and Tenant Directors to the Toronto Seniors Housing Corporation Board of Directors is considered as a special meeting of the Shareholder for Toronto Seniors Housing Corporation.

2. City Council appoint the following candidates to the Toronto Seniors Housing Corporation Board of Directors, at pleasure of Council, for a term of office ending October 10, 2027, and until successors are appointed:

Konstantinos Kostouros

Brenda Parris

3. City Council waive the provisions of the Public Appointments Policy concerning restrictions on multiple appointments, that the term of appointment to corporations is 2 years, and that the limit on length of service for any citizen member on the board of directors is 8 consecutive years, and adopt the following as a resolution of the Shareholder of the Toronto Seniors Housing Corporation:
 

Notwithstanding the Shareholder Direction, City Council, as Shareholder, appoint Lawrence D'Souza to the Toronto Seniors Housing Corporation Board of Directors, at pleasure of Council, for a term of office ending on October 10, 2028, and until successors are appointed.

4. City Council waive the provisions of the Public Appointments Policy that the term of appointment to corporations is 2 years and that the limit on length of service for any citizen member on the board of directors is 8 consecutive years, and adopt the following as a resolution of the Shareholder of the Toronto Seniors Housing Corporation:
 

Notwithstanding the Shareholder Direction, City Council, as Shareholder, appoint the following candidates to the Toronto Seniors Housing Corporation Board of Directors, at pleasure of Council, for a term of office ending on October 10, 2028, and until successors are appointed:

Fareed Amin
Linda Jackson

5. City Council appoint the following candidates as tenant directors to the Toronto Seniors Housing Corporation Board of Directors, at pleasure of Council, for a term of office ending on October 10, 2027, and until successors are appointed:

Jesse Cohoon

James Meeks

6. City Council appoint Fareed Amin as Chair of the Toronto Seniors Housing Corporation Board of Directors.

7. City Council direct that Confidential Attachments 1a, 1b and 2 to 6 to the report (September 11, 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 Toronto Seniors Housing Corporation Board of Directors.

Candidates' Biographies

Fareed Amin

Over 30 years of leadership experience across the public sector at provincial, municipal, and international levels. In Ontario, Canada.  Deputy Minister roles in several ministries, including Agriculture, Food and Rural Affairs; Energy and Infrastructure; Municipal Affairs and Housing; Economic Development and Trade; and Intergovernmental Affairs. Also served as Assistant Deputy Minister with the Ministries of Transportation and Finance. Internationally, in 2012 to 2013, advised the Chairman of the Department of Municipal Affairs and the General Secretariat of the Executive Council in Abu Dhabi, United Arab Emirates. Also served as Deputy City Manager for the City of Toronto, overseeing portfolios such as land use planning, building services, water and wastewater services, municipal licensing and standards, fire services, solid waste management. In recognition of outstanding service to Canada and internationally, was awarded the King Charles Coronation Medal in 2025.

Jesse Cohoon (Tenant Director)

Retired, but not retiring, Jesse Cohoon is an active member of the community, sharing his experience and knowledge to promote living in place for seniors. His advocacy work resonates with organizations like the Toronto Seniors Housing Corporation, Association of Community Organizations for Reform Now Toronto, Family Councils of Ontario, and WoodGreen Community Services. A member of WoodGreen's Senior Advisory Council and its Students of Aging program, he has helped to produce the podcasts that share the interests and histories of people from various backgrounds. As Director of Programming for the Writers Collective of Canada, Jesse published six anthologies that provided an opportunity for people to be heard and honoured for their insights and courageous stories. The expressive writing workshops have helped thousands of writers find their voices. A filmmaker with over 45 years of experience, he has been a part of Toronto's creative growth.

Lawrence D’Souza

Lawrence is a Chartered Professional Accountant and a Certified Fraud Examiner and Internal Auditor. He brings a diverse set of skills and real-world work experience from the private and public sectors in finance, audit, risk management, policy and corporate governance. He holds multiple professional designations and certifications in management, accounting, auditing and risk management. Besides the private sector, he has worked for the Canadian federal and Ontario provincial governments.

Linda Jackson

Linda is an experienced health and social service leader and senior, who retired from full time work in 2024 and wishes to continue to provide her knowledge and expertise to support older adults to age successfully in their own homes. Linda has volunteered on many community-based boards focused on services for older adults. Linda believes that tenants feeling engaged and empowered to make decisions in well maintained and safe buildings needs to be the focus of Toronto Seniors Housing Corporation. Linda will support this vision as a publicly appointed Board member with personal experience having had a mother that lived her last years of her life in one of the seniors building now operated by Toronto Seniors Housing Corporation.

Konstantinos Kostouros

With over 25 years of leadership in seniors’ care, housing, and health services, Konstantinos (Kosta) Kostouros is a seasoned executive dedicated to advancing the well-being of older adults. As Chief Executive Officer, Hellenic Home for the Aged, he oversees multi-site operations including long-term care, independent living, and supportive housing, serving diverse communities across Toronto. He brings deep expertise in governance, strategic planning, stakeholder engagement, and culturally inclusive care. His leadership has guided major capital projects, quality improvement initiatives, and sector advocacy. With an Executive Master of Business Administration degree and a background in psychology and sociology, he combines operational excellence with a strong commitment to equity and public service.

James Meeks (Tenant Director)
 

James (Jim) Meeks has been involved in community building efforts and projects for many years and his skills and experience are a good fit with the mandate of the Toronto Seniors Housing Corporation Board. His commitment as a tenant representative helped to build a strong and vibrant community with special focus on security, agency liaison, community animation and harm reduction. He is dedicated to building a legacy of a just, diverse community that respects each individual’s rights.

Brenda Parris

Brenda Parris is a respected senior management professional with over 20 years of experience in public and not-for-profit organizations in settlement and immigration, services for seniors and persons with disabilities and tribunal and adjudicator roles. Her leadership in workplace diversity and community advocacy provide her with the ability to mediate solutions and 'think outside of the box' for effective solutions. People feel listened to and respected under her direction. She is recognized as a 'bridge builder', noted for her established leadership qualities, dedication and resourcefulness.

The Corporations Nominating Panel will conduct interviews and recommend five public members and two tenant directors to City Council for appointment to the Toronto Seniors Housing Corporation Board of Directors. One of the seven candidates will be recommended for appointment as Chair.

The Economic and Community Development Committee recommends that:

1. City Council receive the report (August 28, 2025) from the Fire Chief and General Manager, Toronto Fire Services for information.

The Fire Chief and General Manager, Fire Services, gave a presentation on Toronto Fire Services 2024 Annual Report

The Toronto Fire Services (TFS) 2024 Annual Report provides an overview of the fire protection services provided to Toronto's residents and visitors, along with a clear and transparent reporting of outcomes and service level performance. Toronto Fire Services provides Toronto residents, visitors, and businesses with world-class fire protection services, through public education, fire prevention and all-hazards emergency response services.

Toronto Municipal Code Chapter 79, Fire Services, requires the Fire Chief to prepare and present an annual report to Council. This report fulfills that requirement and provides Council with an update on fire protection service levels, service level performance, and an overview of the numerous achievements and accomplishments in 2024.

The Economic and Community Development Committee recommends that:

1. City Council state its intention to designate the area described by Attachment 1 to the report (September 2, 2025) from the General Manager, Economic Development and Culture, as the expanded Riverside District Business Improvement Area under Chapter 19 of the City of Toronto Municipal Code.

2. City Council direct the City Clerk to send out a notice of City Council's intention to pass a by-law designating the area described by Attachment 1 to the report (September 2, 2025) from the General Manager, Economic Development and Culture as the expanded Riverside District Business Improvement Area, in accordance with Chapter 19 of the City of Toronto Municipal Code.

3. City Council direct the Chief Technology Officer to prepare designation by-law maps of the area as described by Attachment 1 to the report (September 2, 2025) from the General Manager, Economic Development and Culture, and submit them to the City Solicitor.

This report recommends that the City Clerk conduct a poll to determine if there is sufficient support to expand the boundaries of the Riverside District Improvement Area (BIA) as shown on Attachment 1.

Upon completion of the poll, the General Manager of Economic Development and Culture will report on the results to City Council through the Economic and Community Development Committee.  Subject to a positive poll result, staff shall prepare the necessary by-laws and bills to give effect thereto.

The Economic and Community Development Committee recommends that:

1. City Council designate the area described by Attachment 1 to the report (September 2, 2025) from the General Manager, Economic Development and Culture, as the amended Dupont by the Castle Business Improvement Area under the City of Toronto Municipal Code Chapter 19, Business Improvement Areas.

2. City Council direct the Chief Technology Officer to prepare designation By-law maps of the area outlined in Attachment 1, to the report (September 2, 2025) from the General Manager, Economic Development and Culture, and submit them to the City Solicitor.

3. City Council amend the City of Toronto Municipal Code Chapter 19, Business Improvement Areas, as necessary to reflect the expanded boundaries of the Dupont by the Castle Business Improvement Area.

The purpose of this report is to recommend a minor expansion of the Dupont by the Castle Business Improvement Area (BIA) boundaries to include the property at 1100 Bathurst Street, a commercial retail space with offices, adjacent to the boundaries of the Business Improvement Area.

The Economic and Community Development Committee recommends that:

1. City Council request the Deputy City Manager, Infrastructure Services and the Deputy City Manager, Community and Emergency Services to report to the February 24, 2026, meeting of Economic and Community Development Committee on:

a. a more business- friendly approach and protocols for small business licenses and permits with a focus on compliance rather than enforcement and issuing a summons for these simple matters;

b. an outline for a cross divisional training plan by Municipal Licensing and Standards and Economic Development for small businesses; and

c. options to increase the role of Economic Development and Culture in facilitating small business administrative licensing and compliance, including the feasibility of shifting or sharing the responsibility between Municipal Licensing and Standards and Economic Development and Culture, in line with the one-stop-shop business licensing approach contemplated in the Economic Action Plan.

Small business is the backbone of our main streets and neighbourhoods and an important part of our local economy. Mayor Chow’s Love Local Campaign is one way the city is working to help small businesses be successful in these challenging and uncertain economic times.

It’s not easy running a small business in today’s economy. The vast majority of small businesses operate in compliance with the city’s bylaws and without complaints, except for them meeting Municipal Licensing and Standards administrative paperwork requirements for licencing, permits, encroachments and other bylaw matters. I am writing to share concerns raised by several local business owners regarding the recent enforcement approach taken by Municipal Licensing and Standards in relation to the new small business licensing categories as well as existing permits such as marketing display permits and encroachment agreements.

An enforcement style that may risk being perceived as punitive may unintentionally discourage the very entrepreneurs who contribute so much to our local economy. Toronto has prided itself on being a business-friendly city, and our regulatory practices should reflect our commitment.

A more coordinated approach is needed that will help protect small business and foster a thriving local economy.

The General Government Committee recommends that:

1. City Council deem the unpaid property taxes levied in all years (including interest and penalties that have accrued on those unpaid taxes up to the time of write-off) on the 118 receivables listed in Attachment 1 to the report (August 29, 2025) from the Controller and Chief Accountant, uncollectible, and direct the Controller and Chief Accountant to remove these amounts from the tax assessment roll by writing them off.

This report provides information on accounts receivable amounts that were written off as uncollectible in 2024 under delegated authority provided to the Controller and Chief Accountant, including property tax amounts owing, outstanding receivables for invoiced services and Provincial Offences Act fines.

This report recommends that Council deem uncollectible and approve for write-off certain property tax amounts owing on 13 individual property tax accounts, comprising 118 receivable amounts which total $824,656, that relate to taxation years 1989 to 2024.  Staff are recommending these property tax receivable amounts for write-off as they are no longer returned on the assessment roll, or for which further collection efforts and recovery of outstanding amounts are extremely unlikely to be successful.

For the fiscal year ending 2024, the Controller and Chief Accountant, in accordance with delegated authority as provided in the City’s Financial Control By-Law, has approved the write-off of $1,893,544 in outstanding receivables for various services invoiced by City Divisions where collection is considered doubtful.

The Controller and Chief Accountant has approved the write-off of 20,636 Provincial Offences Act cases totalling $3,492,998.47. In all cases, no amounts were recovered since debtors could not be located or were deceased and / or had no assets, or exhaustive collection efforts proved futile.

There is no financial impact in the 2024 fiscal year from these write-offs since amounts owing are not recognized as revenue until paid or unless there is a reasonable expectation of collection.

The General Government Committee recommends that:

1. City Council request the Chief Financial Officer to work with the Association of Municipalities of Ontario to advocate for:

a. Legislative amendments to federal and provincial Payments in Lieu of Tax frameworks to ensure transparency, consistency, and enforceability of payments; and,

b. Policy reforms that align Payments in Lieu of Tax calculations with municipal assessment practices and tax rates.

This report provides information on the status of payments in lieu of taxes requested from federal, provincial and municipal properties, and identifies payments in lieu of taxes receivables from all levels of government that remain outstanding as at July 31, 2025, for the taxation year ending December 31, 2024. The status of outstanding payments in lieu of taxes is reported to Council annually in accordance with a recommendation from the Auditor General in 2015.

Payments in lieu of taxes are voluntary payments made to the City of Toronto by federal, provincial and municipal governments and agencies to compensate the City for municipal services it delivers to their properties. In most cases, government agencies pay the full amount of payments in lieu of taxes that the City requests. There may, however, be payments in lieu of taxes receivables that the Deputy Treasurer has determined are unlikely to be paid. In these cases, the Deputy Treasurer (in consultation with the City Solicitor) is delegated authority under the City of Toronto Municipal Code Chapter 71 (Financial Control) to adjust for accounting purposes any outstanding receivables in respect of payments in lieu of taxes.

Through this delegated authority, the Deputy Treasurer, in consultation with the City Solicitor, has authorized adjustments to federal payments in lieu of taxes receivable accounts totaling $1,188,452 in July 2025 to reflect that these amounts are unlikely to be paid. The amounts approved for adjustments will not have a negative financial impact for the City since these amounts have been included in the City's 2025 Non-Program Operating Budget.

The General Government Committee recommends that:

1. City Council receive the 2024 Annual Report from the Chair, Administrative Penalty Tribunal, contained in Attachment 1 to the report (August 27, 2025) from the Executive Director, Court Services for information.

The Administrative Penalty Tribunal is an independent adjudicative body consisting of 25 public panel members referred to as Hearing Officers. Hearing Officers are appointed by City Council and provide a second, independent review and decision in a parking violation dispute, after a screening review has been completed. Hearing Officers have the authority to affirm, vary or cancel the decision of a Screening Officer and extend time for payment. In carrying out this mandate, the Tribunal is authorized to conduct hearings and hearing reviews. Decisions of the Hearing Officers are final - there is no further appeal.

The General Government Committee recommends that:

1. City Council grant authority to the Chief Technology Officer, subject to budget approval, to renegotiate and renew the contracts listed in Revised Confidential Attachment 1 and Confidential Attachment 2 to the revised report (September 18, 2025) from the Chief Technology Officer, and the Chief Procurement Officer, for a period of up to five (5) years from January 1, 2026 to December 31, 2030, for a maximum estimated amount of $226,894,541 CAD net of Harmonized Sales Tax recoveries ($230,887,885 CAD net of Harmonized Sales Tax) and $16,750,326 USD net of Harmonized Sales Tax recoveries ($17,045,132 USD net of Harmonized Sales Tax), subject to Recommendation 2 below.

2. City Council grant authority to the appropriate City Division Heads and the Chief Technology Officer to negotiate, enter into and execute new contracts or to renew and extend existing contracts, and any ancillary documents required to give effect thereto, identified in Revised Confidential Attachment 1 and Confidential Attachment 2 to the revised report (September 18, 2025) from the Chief Technology Officer, and the Chief Procurement Officer, for a period of up to five (5) years from January 1, 2026 to December 31, 2030, in accordance with City policies and procedures, and in a form satisfactory to the City Solicitor.

3. City Council direct that Confidential Attachment 1, Revised Confidential Attachment 1, and Confidential Attachment 2 to the revised report (September 18, 2025) from the Chief Technology Officer, and the Chief Procurement Officer, remain confidential at this time as they pertain 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 contracts authorized by Recommendation 1 and Recommendation 2 above.

Technology software requires ongoing support for updates, backups, support, and ongoing compliance with cybersecurity and privacy regulations. Technology maintenance contracts allow the City of Toronto to receive these essential services. Based on non-competitive exclusive rights, technology maintenance is only available directly from the suppliers identified in this report.

The purpose of this report is to request City Council authority to renegotiate and renew 219 technology maintenance contracts non-competitively for up to a five (5) year term from 2026 - 2030. These maintenance contracts must be awarded to existing suppliers as they are required to maintain existing City technology infrastructure and application systems in a state of good repair, covering system updates, data backup and support, and ongoing compliance with cybersecurity and privacy regulations. Any new modernization initiatives requiring City Council approval are excluded from this process and will be reported separately.

This report is the culmination of a year-long review the City undertakes every five (5) years to ensure effective cost management and governance for technology maintenance contract renewal requests from over thirty divisions and avoid fragmented sole-source requests to City Council. This is the fourth iteration of this process, which began in 2010. Through this latest review process, the City has reduced the total authority request of this report by $14.56 million.

The authority value requested in this report is the total potential ceiling for all 219 contracts until 2030. Each contract will be reviewed, renegotiated and renewed separately as and when they become due and is subject to City Council approval through the annual City Operating Budget process over the next five years. The City retains the right to not proceed should it decide to discontinue any business solutions, hardware, or software. A divisional summary is available in Appendix A, while Appendices B and C provide an itemized contract view by division.

City Council approval is required in accordance with Municipal Code Chapter 195- Purchasing, where the current request exceeds the Chief Purchasing Official's authority of the cumulative five-year commitment limit for each vendor, under Article 7, Section 195-7.3 (D) 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 purpose of this supplementary report is to provide a public list of the suppliers for the 219 technology maintenance contracts included in GG24.9 - Review and Renewal of Technology Maintenance Contracts for Sustainment of City Services from 2026-2030.

The General Government Committee recommend that:

1. City Council, in accordance with the City of Toronto Municipal Code Chapter 195, Purchasing, Section 7.3(D) and Section 11.1(C) of Chapter 71, of the City of Toronto Municipal Code Chapter 71, Financial Control, grant authority to the Chief, Toronto Paramedic Services, to amend Purchase Order 6053584 with Crestline Coach Ltd., for the provision of two (2) Ministry of Health certified Multi-Patient Ambulances for Toronto Paramedic Services, increasing the value of the Purchase Order by a value of $2,406,813 net of all taxes and charges ($2,449,173 net of harmonized sales tax recoveries) from $685,105 net of all taxes and charges to $3,091,918 net of all taxes and charges ($3,146,335 net of Harmonized sales tax recoveries). In addition, to recommend to extend the expiry date from March 31, 2026 to December 31, 2027.

The purpose of this report is to seek authority to amend and extend the Non-Competitive Purchase Order Number 6053584, awarded to Crestline Coach Ltd., for the provision of Ministry of Health certified Multi-Patient Ambulances.

The total value of the requested Purchase Order amendment is $2,406,813 net of all taxes and charges ($2,449,173 net of Harmonized Sales Tax Recoveries), revising the current Purchase Order value from $685,105 net of all taxes and charges ($697,163 net of Harmonized Sales Tax Recoveries) to $3,091,918 net of all taxes and charges ($3,146,336 net of Harmonized Sales Tax Recoveries). In addition, the expiration date of the Purchase Order will be extended from March 31, 2026 to December 31, 2027.

The amendment is requested to accommodate an increase in unit pricing due to a change in chassis requirements, as well as higher costs resulting from project delays, inflation, and prevailing market conditions. The amendment also reflects a change in quantity from one (1) unit to two (2) units, to support Toronto Paramedic Services’ operational needs. The amended Purchase Order will authorize the procurement of two (2) Ministry of Health-certified Multi-Patient Ambulances to add to Toronto Paramedic Services’ emergency response fleet and will enhance response to calls with multiple patients (e.g. planned and unplanned events, apartment building or nursing home fires, etc.).

Toronto Paramedic Services currently operates and maintains a fleet of two (2) ambulance buses (one from 2007 and the other from 2009).  These aging buses are deployed to support incidents involving multiple patients, or the potential for multiple patients and prolonged scene times. The new Multi-Patient Ambulance design provides functionality similar to the buses and can accommodate up to 3 stretcher patients per vehicle ensuring operational efficiencies that better meet the needs of the community and staff, including improved safety and ergonomics, better maneuverability and reduced environmental impact. Additionally, these new vehicles support flexible deployment, and enhance the Division’s ability to provide care to the bariatric patient population.  As a result of these operational efficiencies, the annual operating cost of the Multi-Patient Ambulance over four (4) years (2026-2030) is estimated to be approximately 80 percent less than the current buses.

Crestline Coach Ltd., is the only manufacturer currently certified to produce Multi-Patient Ambulances in accordance with Ontario Provincial Land Ambulance and Emergency Response Vehicle Standard requirements due to the highly specialized design requirements of these vehicles. Hence, the award of a non-competitive contract is required with Crestline Coach Ltd.

The General Government Committee recommend that:

1. City Council authorize the Chief, Toronto Paramedic Services to negotiate and enter into a non-competitive agreement with Ontario Medical Supply Inc., for the supply and delivery of pharmaceuticals in the amount of $1,500,000 net of Harmonized Sales Tax ($1,526,400 net of Harmonized Sales Tax Recoveries) for a period of one (1) year, commencing on November 1, 2025 to October 31, 2026, with no optional periods.

The purpose of this report is to request authority to enter into a non-competitive contract with Ontario Medical Supply Inc., for the supply and delivery of pharmaceuticals for Toronto Paramedic Services in the amount of $1,500,000 net of all applicable taxes and charges ($1,526,400 net of Harmonized Sales Tax Recoveries) for a period of one (1) year commencing on November 1, 2025 to October 31, 2026 with no optional periods.

Toronto Paramedic Services leveraged the City of Hamilton’s Request for Tender Number C5-02-20 to issue a blanket contract to Ontario Medical Supply Inc., for the supply and delivery of pharmaceuticals, information, advice, problem-solving, and in-service assistance on an as-needed basis. The existing blanket contract's third and final option period will expire on October 31, 2025. Toronto Paramedic Services continues to require the supply and delivery of pharmaceuticals. A non-competitive contract is required due to delays in preparing and finalizing a new contract. Toronto Paramedic Services is working on a novel collaborative procurement with group purchasing organizations but has encountered unexpected barriers in the execution of a contract. This collaborative procurement, if successful, will yield a significant cost saving for the City as the pharmaceuticals will come directly from the manufacturers and distributors.

This non-competitive contract with Ontario Medical Supply Inc., will ensure continuity of service and avoid any service interruption concerning the supply and delivery of pharmaceuticals until October 31, 2026, when a new contract should be in place. Ontario Medical Supply Inc. has confirmed their willingness to extend services under the same terms and conditions of blanket contract number 47024261 for the duration of the contract period.

Non-competitive procurements may be undertaken where both the proposed procurement and supplier can be justified in good faith based on an exception set out in Toronto Municipal Code Chapter 195, Procurement. This non-competitive procurement will be proceeding under the exception code related to Bridging Contract, the City has determined in good faith that both the proposed procurement and the selected supplier, along with the terms and conditions of the contract are beneficial to the City (Toronto Municipal Code, Chapter 195, Procurement, Section 7.1K.).

General Government Committee 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 vendor under Article 7, Section 195-7.3(D) 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 71-11(A).

The General Government Committee recommend that:

1. City Council authorize the General Manager, Parks and Recreation to negotiate and enter into a non-competitive agreement with Vermeer Canada Incorporated for the supply, delivery, and warranty of proprietary Original Equipment Manufacturer parts and services for Vermeer equipment in the amount of $194,408 net of Harmonized Sales Tax ($197,830 net of Harmonized Sales Tax recoveries) for an initial period of one (1) year, commencing on October 23, 2025 to October 22, 2026, with four (4) separate one (1) year options.

The purpose of this report is to request City Council authority to enter into a non-competitive contract with Vermeer Canada Incorporated, being the only authorized dealer in Ontario for the supply of proprietary Original Equipment Manufacturer parts and service for Vermeer chippers, stumpers and skid steers, in the amount of $30,009 net of all applicable taxes and charges ($30,528 net of Harmonized Sales Tax recoveries) for an initial period of one (1) year, commencing on October 23, 2025 to October 22, 2026, with four (4) separate one (1) year options at the sole discretion of the City. If all of the extension options are exercised, there would be a total potential contract value of $194,408 net of all applicable taxes and charges ($197,830 net of Harmonized Sales Tax recoveries).

As with all Parks and Recreation specialized equipment, chippers, stumpers and skid steer units are acquired by Fleet Services and are sourced through a competitive solicitation process. Parks and Recreation's Small Engine Mechanics maintain the equipment and must use Original Equipment Manufacturer parts to ensure the manufacturer's warranties for the equipment remains valid.

Non-competitive procurements may be undertaken where both the proposed procurement and supplier can be justified in good faith based on an exception set out in Toronto Municipal Code Chapter 195, Procurement. This non-competitive procurement will be proceeding under the exception code related to Exclusive Rights, the City has determined in good faith that both the proposed procurement and the selected supplier, along with the terms and conditions of the contract are beneficial to the City (Toronto Municipal Code, Chapter 195, Procurement, Section 7.1K.).

City Council approval is required in accordance with Municipal Code Chapter 195 - Purchasing, where the current request exceeds the Chief Purchasing Officer's authority of the cumulative five year commitment for each supplier, under Article 7, Section 195-7.3 (D) 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 authorize the Executive Director, Corporate Real Estate Management to enter into a nominal sublease agreement (the “Sublease”) with Macaulay Centres for Children, as subtenant, (the “Subtenant”) for a term of ten years (the "Term") with an option to renew for a further ten years in respect of premises at the property municipally known as 115 Broadway Avenue, as set out in Appendix A (the “Subleased Premises”) to the report (September 5, 2025) from the Executive Director, Corporate Real Estate Management, and the General Manager, Children's Services, as illustrated on the Location Map and Floor Plan of the Subleased Premises set out in Appendix B and Appendix C to the report (September 5, 2025) from the Executive Director, Corporate Real Estate Management, and the General Manager, Children's Services respectively and including such other or amended terms and conditions that are acceptable to the Executive Director, Corporate Real Estate Management and in a form satisfactory to the City Solicitor. 

2. City Council authorize severally each of the Executive Director, Corporate Real Estate Management, and the Director, Transaction Services, Corporate Real Estate Management to negotiate and execute the Sublease, and any related documents on behalf of the City.

This report seeks authority to enter into a ten year nominal sublease (the “Sublease”) with Macaulay Centres for Children (the “Subtenant”) for the purpose of delivering child care services at a newly constructed child-care centre located on the ground floor at 115 Broadway Avenue (the “Subleased Premises”). The Subtenant, selected by the General Manager, Children's Services, pursuant to an Expression of Interest process conducted by Children's Services, is expected to operate the child care program at the Subleased Premises with occupancy anticipated in the first quarter of 2026.

By way of a head lease, currently being negotiated, between the City, as tenant, and the developer, as landlord, the developer will lease to the City the lands and improvements on the ground floor at 115 Broadway Avenue for a child care facility. The head lease will have a cumulative term of 99 years and was secured as a community benefit under a Section 37 agreement of the Planning Act.

The General Government Committee recommends that:  

1. City Council pass a by-law pursuant to Section 252 of the City of Toronto Act, 2006, providing authority to:

a. enter into a Municipal Capital Facility Agreement with Finchurst Plaza Inc., the landlord, which will lease approximately 1,622 square feet at 4913 Bathurst Street (the "Leased Premises") to the City of Toronto, used for public libraries; and

b. exempt the Leased Premises from taxation for municipal and school purposes, with the tax exemption being effective from the latest of:

1. the commencement date of the lease;

2. the date the Municipal Capital Facility Agreement is entered into; and

3. the date the Tax Exemption By-law is enacted.

2. City Council direct the City Clerk to give written notice of the By-law to the Minister of Finance, the Municipal Property Assessment Corporation, the Toronto District School Board, the Toronto Catholic District School Board, le Conseil scolaire Viamonde and le Conseil scolaire catholique MonAvenir.

This report seeks City Council's authority for the adoption of the necessary by-law to designate a portion of the property owned by Finchurst Plaza Inc leased to the City of Toronto on behalf of Toronto Public Library, Centennial Branch as a Municipal Capital Facility and to provide an exemption for municipal taxes and education taxes. The Municipal Capital Facility agreement authorized by the by-law will provide an exemption for approximately 1,622 square feet at 4913 Bathurst Street, municipally known as 4915 Bathurst Street. 

A Municipal Capital Facility Agreement is required as the Centennial Branch Library currently located at 578 Finch Avenue West will undergo construction and the library will be temporarily relocating from their existing space to the 1,622 square feet of space located at 4913 Bathurst Street.

The savings from the designation has been accounted for and included in the 2025 Council Approved Operating Budget for the Toronto Public Library.

The General Government Committee recommends that:  

1. City Council, as approving authority under the Expropriations Act, approve the expropriation of the property interests set out in Appendix A (the "Property Requirements") to the report (September 5, 2025) from the Executive Director, Corporate Real Estate Management, and as identified on the draft reference plan attached as Appendix C to the report (September 5, 2025) from the Executive Director, Corporate Real Estate Management. 

2. City Council authorize the City, as expropriating authority under the Expropriations Act, to take all necessary steps to comply with the Expropriations Act, including but not limited to the preparation and registration of an Expropriation Plan(s), and service of Notices of Expropriation, Notices of Election and Notices of Possession, as may be required.

3. City Council authorize severally each of the Executive Director, Corporate Real Estate Management, and the Director, Real Estate Services to prepare, execute and serve Offers of Compensation based on a report appraising the market value of the Property Requirements in accordance with the requirements of the Expropriation Act.

4. City Council direct that the confidential information remains confidential until such time as all property transactions related to the Project have been completed and there has been a final determination of the compensation payable in connection with expropriation claims relative to the Project, and authorize the public release of Confidential Attachment 1 to the report (September 5, 2025) from the Executive Director, Corporate Real Estate Management thereafter in consultation with the City Solicitor.

On June 26 and 27, 2024, Toronto City Council authorized the initiation of expropriation proceedings for permanent and temporary easements in parts of the property municipally known as 396 St. Clair Avenue West for the purpose of constructing a permanent fire ventilation storage room at Toronto Transit Commission's St. Clair West Station (the "Project"). The Project forms a part of the Toronto Transit Commission's St. Clair West Station Fire Ventilation Upgrade Project.

This report relates to the second stage of the expropriation process. During the first stage and in accordance with the Expropriations Act, Notices of Application for Approval to Expropriate were served on all applicable "registered owners," and published in the newspaper. Parties with affected interests in the land had 30 days to request an inquiry into whether the proposed taking is fair, sound, and reasonably necessary. No requests were received within the 30-day period, and City Council may now approve the expropriation by this Stage 2 report. If authorized, an Expropriation Plan will be registered, and associated notices served. Statutory Offers of Compensation must be served prior to the City taking possession of the expropriated properties.

The property requirements are set out in Appendix A and shown on the draft reference plan attached as Appendix C.

The General Government Committee recommends that:

1. City Council request the Executive Director, Corporate Real Estate Management, and the Toronto Transit Commission Board to request the Chief Executive Officer, Toronto Transit Commission, to jointly prepare a business case for the required rehabilitation to Car Park 36, located at City Hall and Car Park 52, located at 40 York Street, in collaboration with the President, Toronto Parking Authority, and to submit for consideration as part of a future budget process.

At its meeting on July 17, 2025, the Board of Directors of the Toronto Parking Authority considered Item PA15.4 and made recommendations to City Council.

Summary from the report (June 4, 2025) from the President, Toronto Parking Authority:

The purpose of this report is to provide the Board of Directors of the Toronto Parking Authority with an overview of the Toronto Parking Authority’s State of Good Repair strategy - a key component of the organization’s Capital Expenditures program. The report includes a summary of the State of Good Repair strategy, 2024 State of Good Repair performance and presents the forward-looking plan for 2025 and beyond.

Toronto Parking Authority has adopted a proactive, long-term approach to infrastructure management by fully integrating our Asset Management Program , State of Good Repair Strategy, and Enterprise Risk Management framework into our capital planning and funding processes. This integrated framework enables Toronto Parking Authority to take a risk-based approach to State of Good Repair projects that deliver our strategic imperatives while optimizing financial performance and resource allocation.

Post 2017, Toronto Parking Authority’s underinvestment in infrastructure led to a deficiency in State of Good Repair resulting in a growing backlog of rehabilitation and critical repairs negatively impacting our parking portfolio. To address these shortcomings, in 2021 management conducted an extensive Building Condition Assessment of Toronto Parking Authority owned parking garages and parkades (lots). The results of the Building Condition Assessment program revealed an estimated $280 million (adjusted to 2024 dollars) backlog in State of Good Repair work over the next 10 years.

In response, the Toronto Parking Authority implemented a streamlined State of Good Repair strategy - a structured, facility-by-facility approach that systematically assesses, repairs, restores, and refurbishes each site sequentially before moving to the next project. Management began addressing the first five priority garages between 2023 and 2025.

The efficacy of this approach is reflected in Toronto Parking Authority’s improved State of Good Repair capital execution. From 2018 to 2021, only 11 percent of the planned State of Good Repair budget was spent annually. Since launching the new program in 2021, performance has improved, with $20.17 million (88 percent) of planned State of Good Repair work delivered in 2023 and $15.38 million (72 percent) in 2024. In 2025, Toronto Parking Authority has allocated $12.6 million of State of Good Repair Capital Expenditures at three garages.

Toronto Parking Authority has identified a State of Good Repair backlog of approximately $280 million over the next 10 years, adjusted to 2024 dollars. The recently established Net Income Share Agreement with the City of Toronto is expected to support $128 million of this total. The remaining $152 million is associated with two major rehabilitation projects - Car Park 36 (CP36) and Car Park 52 (CP52) - which are currently excluded from the agreement.

Although the projected costs for Car Park 36 and Car Park 52 are included in the overall backlog figure, these facilities are not part of the active State of Good Repair program. Both locations are physically integrated with other City-owned infrastructure, operated by Corporate Real Estate Management and the Toronto Transit Commission. As a result, they present complex funding, operational, and governance challenges that extend beyond Toronto Parking Authority’s direct mandate. These projects represent a significant capital challenge that will require cross-divisional collaboration and alignment of priorities to proceed. Management will update the Audit and Risk Committee regarding next steps with these facilities in 2026.

Over the next decade, continued investment will be required to address both current and emerging infrastructure deficiencies, while keeping current with ongoing repair and maintenance requirements. Toronto Parking Authority’s goal is to reach a steady state by 2030, where 80 percent of garages are in good repair, 10 percent are in the repair planning phase, and 10 percent requiring immediate action. Continued investment, guided by robust asset management systems, will enable Toronto Parking Authority to assess, restore, and modernize its infrastructure, reinforcing our commitment to safety, operational excellence, and long-term value creation.

The Infrastructure and Environment Committee recommends that:

1. City Council request the General Manager, Transportation Services, to continue to work with the Toronto Police Service on a schedule of coordinated public education campaigns and enforcement blitzes as part of the ongoing micromobility safety initiatives.

2. City Council direct the General Manager, Transportation Services to report back to the Infrastructure and Environment Committee in the second quarter of 2026 with recommendations from the Micromobility Safety Working Group to further improve public awareness of city rules for motorized micromobility devices.

3. City Council request the General Manager, Transportation Services, and the Chief Communications Officer, Strategic Public and Employee Communications, to reconsider its plan to remove existing sidewalk safety decals from sidewalks, and instead to expand the deployment of such decals.

4. City Council request the Executive Director, Municipal Licensing and Standards, in consultation with the City Solicitor, to report to the Infrastructure and Environment Committee by the first quarter of 2026 on whether and how the City could require vendors and lessors of motorized micromobility devices in the City Of Toronto to provide their customers with information about the legal requirements for the use of that device in the City of Toronto, and about relevant safety hazards.

5. City Council direct the Executive Director, Municipal Licensing and Standards, to report back to the Infrastructure and Environment Committee in the second quarter of 2026 with recommendations on the feasibility of requiring whether to require motorized micromobility devices used on city rights of way to be licenced.

Electric micromobility options have become more prevalent as they offer affordable, sustainable alternatives to personal vehicles, help to address first- and last-mile gaps, reduce congestion, and improve accessibility. While micromobility presents scalable solutions to urban challenges such as climate change, air quality and traffic congestion, its growing use also introduces safety risks, particularly for vulnerable road users including the rider and pedestrians such as seniors, children and people living with disabilities. Coordinated efforts in public awareness, infrastructure review and policy development are needed to ensure safe and equitable integration.

In 2024, Transportation Services released Toronto’s Micromobility Strategy, establishing key policy goals and evaluation criteria to guide the integration of emerging micromobility options. This report provides an update as requested by Council (2024.IE13.1) on actions taken to enhance safety for micromobility users and pedestrians, including progress on a public education campaign, the formation of a dedicated working group and next steps to understand the impact of current behaviours and to support behaviour change and safe micromobility practices.

The Infrastructure and Environment Committee recommends that:

1. City Council authorize the designation of free-floating car-share service areas outside permit parking areas, and delegate final decision to Community Council on the establishment of free-floating car-share service areas and authorize the necessary amendments to Chapter 27, Council Procedures to give effect.

2. City Council approve the amendments to City of Toronto Municipal Code Chapter 925 Permit Parking, and City of Toronto Municipal Code Chapter 950, Traffic and Parking, to allow for an expanded free-floating car-share program outside of permit parking areas / streets, generally as outlined in Attachment 1 to the revised report (September 23, 2025) from the General Manager, Transportation Services.

3. City Council authorize the City Solicitor to introduce the necessary bills to give effect to City Council's decision and City Council authorize the City Solicitor to make any necessary clarifications, refinements, minor modifications, technical amendments, or by-law amendments as may be identified by the City Solicitor, in consultation with the General Manager, Transportation Services in order to give effect to Recommendations 1 and 2 above.

City Council on June 26 and 27, 2024, referred Item IE13.4 to the Infrastructure and Environment Committee for further consideration with the Parking Strategy in the first quarter of 2025, and requested the General Manager, Transportation Services, in consultation with other appropriate City Divisions, to report on the following:

a. the impact of allowing an expanded free-floating car-share program outside of permit parking areas / streets in the development of the Parking Strategy;

b. the impact of allowing an expanded free-floating car-share program outside of permit parking areas / streets on winter maintenance operations;

c. the possibility to continue to enforce parking regulations when car-share vehicles are in use;

d. the options for free-floating car-share vehicles dropping off and picking up off-street parking arrangements, rather than solely in public locations designated for permit parking under Municipal Code Chapter 925; and

e. the development of a communications strategy on the expansion of the free-floating car-share program outside of permit parking area / streets.

At its meeting of June 26 and 27, 2024, City Council considered item IE13.4 titled, "Revised Free-Floating Car-Share Program" which was referred to the Infrastructure and Environment Committee for further consideration with the Parking Strategy, along with a request to report on the following:

a. the impact of allowing an expanded free-floating car-share program outside of permit parking areas/streets in the development of the Parking Strategy;

b. the impact of allowing an expanded free-floating car-share program outside of permit parking areas/streets on winter maintenance operations;

c. the possibility to continue to enforce parking regulations when car-share vehicles are in use;

d. the options for free-floating car-share vehicles dropping off and picking up off-street parking arrangements, rather than solely in public locations designated for permit parking under Municipal Code Chapter 925; and 

e. the development of a communications strategy on the expansion of the free-floating car-share program outside of permit parking areas/streets.

In addition, the Infrastructure and Environment Committee at its meeting of June 11, 2025 also requested that staff identify high-demand areas for free-floating car-sharing in the City.

This report addresses the requests above and given the growth of the program seeks City Council's approval to allow for the expansion of the Free-Floating Car-Share Program through several Municipal Code amendments within defined free-floating car-share service area(s) requiring endorsement from the local Ward Councillor(s) and approved by the appropriate Community Council before the area(s) are put into operation. These changes include exemptions from:

- the city-wide 3-hour unsigned parking rule,

- restricted parking prohibitions on highways with maximum permitted limits of one (1) hour or more, and

- parking prohibitions in the former North York from 2:00 a.m. to 6:00 a.m., from December 1 of one year to March 31 of the next following year on highways set out in Schedule IV to City of Toronto Municipal Code Chapter 950 (a seasonal bylaw).

These exemptions would proceed through a process where the free-floating car-share company would identify and map a pre-defined service area, outside of permit parking areas, which would be submitted to the General Manager, Transportation Services who would then seek the local councillor's endorsement.

Should the local councillor endorse the proposed expansion area, Transportation Services would then submit a staff report requesting the appropriate Community Council's approval of the free-floating car-share service area. Once the area is approved and put into operation, customers of the free-floating car-share program can legally park and end their trips only within the defined area(s) at the termination of their reservations and only on those streets where the exemptions apply.

The report also seeks to remove the limit for the number of permits issued to one company which is currently set at 1,000 permits on a first-come, first-serve basis out of a total 2,000 available permits. At this time there is only one company that provides free-floating car-share in the City, but in the future, others may also have an interest in participating.

Should City Council approve Municipal Code amendments associated with these exemptions, conditions and process, the Free-Floating Car-Share program will become more accessible to those residents living in neighbourhoods where demand for the service is on the rise and provide a more equitable service across the City.

The Infrastructure and Environment Committee recommends that:

1. City Council direct the Director, Court Services, in consultation with relevant City agencies, to conduct a thorough review of the appeals process for disputing Automated Speed Enforcement tickets, to ensure the process is straightforward, fair, and simple to navigate.

2. City Council direct the Director, Court Services, to report back to the October 29, 2025, meeting of the Infrastructure and Environment Committee with the findings of the review and recommendations for improvement.

The Infrastructure and Environment Committee considered this item together with item IE24.13.

City Council on July 23 and 24, 2025, referred Member Motion MM32.17 to the Infrastructure and Environment Committee for consideration.

Road safety is of vital importance to the City of Toronto. Our Vision Zero strategy includes a number of measures to achieve the goal of reducing traffic-related fatalities and injuries. One such tool is Automated Speed Enforcement technology. When Automated Speed Enforcement works well, it encourages drivers to be conscious of their speed. At the same time a driver must have the right to due process when appealing a ticket. The appeal process must be efficient and easy to navigate. However, many barriers can be faced during the process of appealing an Automated Speed Enforcement ticket. Residents have reported numerous issues: the website does not recognize their ticket number; tickets were sent out with outdated email addresses, the unstable phone line repeatedly dropped calls after 2 hours on hold. This is an overall lack of communication on the status of the ticket once the appeal form was submitted. This collection of experienced failures of the appeals process for Automated Speed Enforcement tickets undermines the legitimacy of the entire program. Therefore, I am requesting a full and thorough review of the appeals process for Automated Speed Enforcement tickets.

The Infrastructure and Environment Committee recommend that:

1. City Council request the General Manger, Solid Waste Management Services to request that Enbridge:

a. reconsider its refusal to transport the renewable natural gas from the Green Lane landfill through its pipelines for use in the neighbouring First Nations and in the City of Toronto; and,

b. provide the City with an offer, setting out its financial and other terms to provide this service.

The City's Green Lane Landfill produces landfill gas. The regulated practice for managing this gas is to capture and flare it, which does not take advantage of the gas' green energy potential. To realize this potential, the City has been working with Enbridge Gas Ontario on a project to turn the landfill gas into renewable natural gas, a renewable energy that can be used to fuel vehicles or heat buildings.

As part of an agreement with the City, Enbridge Gas Ontario was to be responsible for the design and construction of the renewable natural gas facility as well as its operation and maintenance for the first 15 years. Additionally, the City had required that Enbridge Gas Ontario provide the three First Nations in close proximity to Green Lane Landfill with an opportunity to invest in the equity of the project in order to generate benefits for their communities.

The project recently completed its pre-design phase which included a feasibility study. On July 3, 2025, the City received a letter from Enbridge Gas Ontario stating that based on the feasibility study, Enbridge Gas Ontario no longer wishes to proceed with the project and is terminating its agreement with the City. As a result, the project cannot go forward as originally intended.

The purpose of this report is to provide an update on the project and Solid Waste Management Services intention to explore alternative avenues to beneficially use the landfill gas produced at Green Lane Landfill. It is also to advise of Solid Waste Management Services' intention to partner with the City's Indigenous Affairs Office to enhance the division's Indigenous engagement.

The Infrastructure and Environment Committee recommends that:

1. City Council direct the Executive Director, Environment, Climate and Forestry, to begin a phased approach to increase insourcing of tree maintenance services, to target an equal balance between self performed and contracted service delivery.

Environment, Climate and Forestry is committed to the continued implementation of tree maintenance service improvements as recommended by the Auditor General in their report entitled "Getting to the Root of the Issues: A Follow Up to the 2019 Tree Maintenance Services Audit".

Improvements have been focused on strengthening processes and increasing productivity and service quality to drive a more effective and efficient tree maintenance operation. Progress to date includes improved contract language and management practices, increased oversight of Urban Forestry Operations, and timely responses to complaints.

In line with these improvements, Environment, Climate and Forestry continues to focus on the quality of its tree maintenance services through a multi-faceted review of operational practices. As reported to the Infrastructure and Environment Committee in the Tree Maintenance Review Update (2024), an external review was conducted in 2023 by Ernst and Young with a focus on service quality enhancements. Ernst and Young recommended a pilot project to evaluate service quality improvements and cost reductions achievable through insourcing of tree maintenance services.

In response to this recommendation, Environment, Climate and Forestry completed a quality service pilot in 2024 that evaluated the most effective service model to deliver tree pruning and small tree removal services. The results of the pilot and subsequent cost analysis show similar quality, productivity and operating costs between insourced and outsourced tree maintenance crews. A key difference is that insourced crews offer greater operational flexibility than outsourced crews, in that insourced crews can be re-directed and customized quickly and easily to respond to changing priorities in real time.

Based on the results of the pilot, Environment, Climate and Forestry recommends a phased approach to insourcing tree maintenance services, beginning with staff position conversions to optimize crew role assignments, enabling deployment of five (5) additional insourced tree maintenance crews in 2026. The phased approach will be monitored to assess impacts to service levels, with an eventual target of providing equal levels of insourcing and outsourcing, to achieve a better balance between self performed and contracted service delivery. 

Further to the quality service pilot, Environment, Climate and Forestry is currently undertaking a comprehensive third-party review with Beacon Environmental Ltd. examining existing tree maintenance programs, including staff training and qualifications, and aligning with industry standards for tree pruning. This work incorporates engagement sessions with key industry and public stakeholders and a jurisdictional best practices review. The project will conclude in the second quarter of 2026 with a framework of improvements to strengthen reactive and proactive tree maintenance services.

The Infrastructure and Environment Committee recommends that:

1. City Council direct the Executive Director, Environment, Climate and Forestry, to implement a one-year pilot program to provide rain barrels and downspout diverters to Toronto residents at subsidized rates for collecting stormwater on private property as outlined in Attachment 1 (Implementation Framework for the Program to Subsidize Rain Barrels for Collecting Stormwater on Private Property) to the report (September 12, 2025) from the Executive Director, Environment, Climate and Forestry, provided that the necessary resources for the Program to Subsidize Rain Barrels for Collecting Stormwater on Private Property are included in the 2026 Budget.

2. City Council direct the Executive Director, Environment, Climate and Forestry to implement a three-year pilot program to incentivize green infrastructure for managing stormwater on private property, by establishing a Certificate Rebate for Landscape Professionals and a Design Rebate for Property Owners, as outlined in Attachment 2 (Implementation Framework for the Program to Incentivize Green Infrastructure for Managing Stormwater on Private Property) to the report (September 12, 2025) from the Executive Director, Environment, Climate and Forestry, provided that the necessary resources for the Program to Incentivize Green Infrastructure for Managing Stormwater on Private Property are included in the 2026 and future years Budget.

3. City Council direct the Executive Director, Environment, Climate and Forestry to report back by the end of 2028 on the status of the Program to Subsidize Rain Barrels for Collecting Stormwater on Private Property and on the implementation of the Program to Incentivize Green Infrastructure for Managing Stormwater on Private Property, including the effectiveness of program administration and the uptake by residents and landscape professionals, and provide recommendations and resource requirements for the possible continuation of the programs and / or implementation of additional incentives to further support the installation and maintenance of green infrastructure to collect and / or manage stormwater on private property in Toronto.

4. City Council direct the Executive Director, Environment, Climate and Forestry to report back following the conclusion of the Program to Subsidize Rain Barrels for Collecting Stormwater on Private Property pilot on the effectiveness of program administration and the uptake by residents and landscape professionals, and provide recommendations and resource requirements for the possible continuation of the program, and potential improvements for future phases of the program.

Around the world, extreme weather events have become more frequent, intense, and severe due to human-caused climate change. In the last 20 years, Toronto has seen at least four intense storms that have exceeded the 100-year storm, which historically has a one percent chance of occurring in any given year. These storms have caused widespread flooding and power outages and have disrupted transportation, City services, and people's daily lives. While annual precipitation and extreme precipitation events are anticipated to increase in Toronto, the total number of dry days in a year is also expected to increase, leading to increased water consumption, likely the result of increased watering of gardens and lawns.[1]

When correctly installed and properly maintained, green infrastructure can reduce localized flooding by capturing water from small, frequently occurring storm events. For the purposes of this report, green infrastructure refers to either landscape solutions that help manage stormwater by improving water infiltration (e.g., rain gardens, permeable pavement, soakaway pits, etc.[2]) or solutions that collect and store limited amounts of stormwater, such as rain barrels, that collect rainwater from eavestroughs that can be used for watering lawns and gardens, thereby offering other benefits such as water conservation.

This report provides a response to the following Council directives:

- A plan to implement a green infrastructure incentive program for private property, including subsidized rain barrels (2025.EX20.12[3]).

- The feasibility of implementing a grant program to support property owners in enhancing green stormwater infrastructure features on their property to improve stormwater management (2025.IE20.7[4]).

This report outlines the program design rationale, proposed implementation frameworks, and resource requirements to develop and operate two new incentive pilot programs to collect and manage stormwater on private property in Toronto, and reports on potential next steps for ongoing enhancement of program supports for incentivizing green infrastructure in the city.

[1] Toronto's Current and Future Climate: https://www.toronto.ca/wp-content/uploads/2024/12/949f-TorontosCurrentandFutureClimate-REPORT-Final.pdf  
[2] For the purposes of the pilot program, the following definitions apply:

Permeable Pavement: A type of hard surface such as permeable interlocking pavers or porous asphalt or concrete that allows runoff to seep into and between the paving materials and be absorbed into the ground; Rain Gardens: Sunken planting beds, often incorporating native perennial species, with highly permeable and nutrient-rich soils that collect, absorb, and treat runoff from roof downspouts, driveways, and parking areas; Soakaway Pits: Underground storage systems that receive stormwater runoff on a property and allow it to be absorbed into the ground. They are typically lined with geotextile fabric and are filled with granular stone or other materials that allow water to travel through the pit.
[3] https://secure.toronto.ca/council/agenda-item.do?item=2025.EX20.12
[4] https://secure.toronto.ca/council/agenda-item.do?item=2025.IE20.7

The Infrastructure and Environment Committee recommends that:

1. City Council request the General Manager, Transportation Services consider making operational adjustments to the Automated Speed Enforcement program to prevent a driver from receiving a second ticket from a given Automated Speed Enforcement camera until at least seven days after their first ticket to provide an opportunity for the driver to be notified of their first ticket prior to receiving additional tickets.

2. City Council direct the General Manager, Transportation Services to install additional and larger signs near Automated Speed Enforcement cameras, as requested in 2025.IE22.4, by October 31, 2025 to better inform drivers of Automated Speed Enforcement enforcement.

3. City Council request the General Manager Transportation Services provide the Province and local Members of Provincial Parliament a map of every Automated Speed Enforcement location and all the schools, child care centres, playgrounds, long-term care and seniors homes within 500 meters of an Automated Speed Enforcement location in their riding.

4. City Council request the General Manager Transportation Services provide notification to the local Member of Provincial Parliament and local Councillor when a road death or injury occurs and the vehicle was speeding, including a summary of these tragedies over the past 5 years.

5. City Council request the City Manager send notification to every household within 500 meters of an Automated Speed Enforcement location advising of the potential loss of this road safety measure in their community, including relevant data on road injuries in the area from the past 5 years, the number of offences issued and average speed, and the contact information for their local Member of Provincial Parliament and City Councillor for more information.

6. City Council request the Government of Ontario provide the rationale for removing Automated Speed Enforcement, beyond media comments, with the supporting road safety data to understand why removing Automated Speed Enforcement is a preferable option to improve road safety from the perspective of the Government of Ontario.

7. City Council informs the Government of Ontario of its continued support for automated speed enforcement as an important tool to reduce deaths and serious injuries from motor vehicle collisions in our communities.

The Infrastructure and Environment Committee considered this item together with item IE24.4.

Speed kills. Since 2024, 250 Torontonians have died or been seriously injured on our roads. We must do everything we can to eliminate these tragedies, including optimizing our use of tools like automated speed enforcement.

Earlier this year, 15-year-old Christina Huang was killed on a neighbourhood street near Finch Avenue East and McCowan Road in Scarborough. Neighbours say cars regularly drive well over the speed limit in that area even though there were multiple schools nearby. This risk to life is never worth saving a few seconds here or there.

We know that speed is a major factor in whether a pedestrian lives or dies. A collision at 30 kilometres per hour has a 90 percent survival rate for pedestrians. At 45 kilometres per hour the survival rate drops to 50 percent and at 80 kilometres per hour survival is near zero.

Fortunately, we have a tool that is proven to reduce speeding. automated speed enforcement cameras have been used in Toronto since 2020. Toronto only places cameras in designated community safety zones and operates automated speed enforcement in accordance with provincial law. A recent study by SickKids and Toronto Metropolitan University researchers found that automated speed enforcement reduced speeding by 45 percent in Toronto. These cameras are making our streets safer and saving lives.

While I acknowledge that automated speed enforcement is not universally supported, it is regularly requested by communities and endorsed by a wide range of road safety experts, including the Ontario Association of Chiefs of Police. Based on what I hear from Torontonians, the most common criticisms of automated speed enforcement are from those who have received tickets through this program and those who feel automated speed enforcement is a “cash grab.” To those critics, I suggest following the speed limit to avoid ever paying a fine. I also point out that Toronto’s annual Vision Zero budget - initiatives dedicated to road safety - is twice as high as the revenue generated by automated speed enforcement tickets. Additionally, millions of dollars of automated speed enforcement revenue is dedicated to supporting Victim Services. We prefer to not collect a single fine, but instead that drivers follow the rules of the road.

Though I strongly believe in automated speed enforcement, it must be fair and focused on changing behaviours to reduce speeding. One criticism of the current automated speed enforcement system that has merit is that a driver may be ticketed many times by the same camera if they are unaware of its presence. To address this valid concern, I am recommending that following the first time a driver is fined for speeding, they cannot be fined again for seven (7) days to provide an opportunity for that driver to receive their fine in the mail and therefore be aware of a given automated speed enforcement camera. I also recommend adding more and larger signs to notify drivers of any automated speed enforcement cameras to provide for fair warning.

Automated speed enforcement works and is an important part of keeping our communities safe. As the discussion on the future of automated speed enforcement continues, I am also recommending that City Council formally state its support for the continuation of automated speed enforcement.

These actions are intended to signal to the Provincial Government that we are open to making changes, but to do away with the automated speed enforcement would be a mistake that will hurt communities in Toronto and across Ontario.

The Planning and Housing Committee recommends that:

1. City Council amend the Official Plan for the lands municipally known as 85 Hanna Avenue and 109 Atlantic Avenue, substantially in accordance with the draft Official Plan Amendment included as Attachment 4 to the report (September 11, 2025) from the Chief Planner and Executive Director, City Planning.

2. City Council authorize the City Solicitor to make stylistic and technical changes to the draft Official Plan Amendment as may be required.

The Planning and Housing Committee held a statutory public meeting on September 25, 2025 and notice was given in accordance with the Planning Act.

This report recommends approval of the application to amend the Official Plan with a Site and Area Specific Policy. The amendment to the Official Plan would remove the subject site from Employment Areas, changing the designation from General Employment Areas to Mixed Use Areas on the southeast corner of King Street West and Atlantic Avenue, at 85 Hanna Avenue and 109 Atlantic Avenue. The Site and Area Specific Policy will require non-residential gross floor area and affordable rental housing units as part of any future redevelopment of the site. The application does not propose any redevelopment of the site at this time.

The Minister of Municipal Affairs and Housing is the approval authority for amendments to authorized uses of land within Protected Major Transit Station Areas. If adopted by Council, the Official Plan Amendment would be forwarded to the Minister for approval under sections 17(22) and 17(34) of the Planning Act.

The Planning and Housing Committee recommends that:

1. City Council amend Zoning By-law 569-2013 substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 1 to the report (September 9, 2025) from the Chief Planner and Executive Director, City Planning.

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 Planning and Housing Committee held a statutory public meeting on September 25, 2025 and notice was given in accordance with the Planning Act.

This report proposes minor amendments to City-wide Zoning By-law 569-2013 to correct and clarify regulations relating to accessible parking and bicycle parking standards, including:

- Clarifying accessible parking requirements for changes of use or enlargements of lawfully existing buildings;

- Clarifying minimum accessible parking space rates in Table 200.15.10.5 for uses without requirements, based on number of dwelling units or gross floor area;

- Clarifying that "short-term" bicycle parking spaces can be stacked bicycle parking spaces;

- Clarifying the number of bicycle parking spaces to use when determining other requirements under the Zoning By-law when the Payment-in-lieu of Bicycle Parking program is used; and

- Incorporating corrections to transition clauses relating to accessible parking and bicycle parking.

All proposed amendments are in keeping with the adopted recommendations regarding parking requirements for new development for accessible, bicycle and visitor parking in By-law 223-2025 and do not affect the intent of the By-law 223-2025.

These minor amendments do not reflect or impact ongoing work to assess the impact of bicycle parking requirements on the economic viability of midrise development, nor do they reflect the ongoing work to review visitor parking requirements. That work is ongoing, and any future Zoning By-law Amendments to implement that work will be reported on separately.

The Planning and Housing Committee recommends that:

1. City Council pass a by-law pursuant to Section 252 of the City of Toronto Act, 2006, providing authority to enter into a Municipal Capital Facility Agreement and any other agreement that may be required with the Society of Saint Vincent de Paul (the "Operator") together with its agent Dia Dez Inc. with respect to approximately 36,000 square feet of combined space, for the purpose of providing a municipal capital facility related to the provision of facilities used for social and health services, located at the property municipally known as 21-31 Windsor Street, 18 Buckingham Street, 60 Newcastle Street and 95 Portland Street (the "Premise"),

a. for the purposes of:

1. declaring part of the Premise a Municipal Capital Facility used for the provision of social and health services; and

2. exempting the Premise from development charges otherwise owing pursuant to Article I of Toronto Municipal Code Chapter 415 for the purpose of constructing a municipal shelter at the Premise; and

b. on terms satisfactory to the General Manager, Toronto Shelter & Support Services and the City Solicitor including that:

1. the Premise be used primarily for the provision of social and health services; and

2. the City have the right to recover the benefits provided to the Operator should the use of the Premise change.

With the exemption being effective for the purpose of obtaining a building permit from the latest of the by-law being enacted or the date of execution of the Municipal Capital Facility Agreement.

2. City Council direct the City Clerk to give written notice of the by-law to the Minister of Finance.

In April 2025, City Council approved a development at 21-31 Windsor Street, 18 Buckingham Street, 60 Newcastle Street and 95 Portland Street, which includes a seven-storey building, containing 36 supportive dwelling units, 32 emergency shelter beds, and 72 shelter beds. This building will replace the existing Elisa House women's shelter located at 60 Newcastle Street, which is owned and operated by the Society of Saint Vincent de Paul (SSVP) and funded by Toronto Shelter and Support Services.

As directed by City Council in July 2025, this report brings forward a recommendation to adopt a by-law to designate the new municipal shelter as a municipal capital facility, and to provide a development charge exemption for the municipal shelter component of the development. The municipal capital facility agreement authorized by the by-law will provide an exemption for approximately 36,000 square feet of social and health services space.

The Planning and Housing Committee recommends that:

1. City Council refuse the application to amend the Sign By-law to add an area-specific amendment to Schedule 'B' of Chapter 694, Signage Master Plans and Area-Specific Amendments, to replace the existing Sign By-law regulations concerning third party signs applicable to the premises municipally known as 2 College Street with regulations to allow for, and regulate, a single third party electronic roof sign, as described in Attachment 1 of the report (March 4, 2025) from the Chief Building Official and Executive Director, Toronto Building (Interim).

Adopted in 2010, Toronto's Sign By-law is a harmonized, City-wide set of regulations governing signs. Any member of the public may apply to City Council to amend the Sign By-law requesting permanent changes to regulations for specific properties or areas. Upon receiving an application, the Chief Building Official and Executive Director, Toronto Building (the "CBO") assesses the proposal to determine if the proposed changes to the Sign By-law align with the objectives and purposes of the City's regulations, including the Sign By-law itself.

The Bader Group Inc. (the “Applicant”), authorized by the property owner, Gemstone Property Ltd., has applied for a Sign By-law Area-Specific Amendment (the “Proposed Amendment”) for the property located at 2 College Street (the “Premises”). The Proposed Amendment, if approved, would not only permit an expressly prohibited sign type, but it would also institute regulations that significantly diverge from the current standards governing permissible third party signs in the area. Specifically, the Proposed Amendment would allow for and regulate:

- A third party electronic roof sign (the “Proposed Sign”), which is a sign type expressly prohibited, except if within the Dundas Square Special Sign District.

- A sign that would be 18 times larger and nearly 10 times taller than the existing regulations generally permit.

- Positioning a third party sign less than 100 metres of an existing third party sign and less than 30 metres of a controlled intersection, contrary to the minimum separation requirements.

- A third party electronic roof sign with two sign faces facing the same direction, rather than the generally permitted “back-to-back” configuration.

- A third party sign to be erected on a listed heritage building, which would not be permitted under the existing regulations.

Given that third party electronic roof signs are expressly prohibited by the Sign By-law, in order to obtain a permission for the erection of the Proposed Sign at 2 College Street, the Applicant must apply for a Sign By-law amendment. In 2024, City Council amended the Sign By-law, allowing the CBO to refuse applications that conflict with city policies or other by-laws. This change was intended to ensure consistency and prevent applications conflicting with other city policies or by-laws from advancing to Council. In addition to being expressly prohibited by the Sign By-law, the Proposed Sign is inconsistent with heritage policies for 2 College Street, and if made today, this application would be rejected until these conflicts had been resolved. However, since the application was submitted before the 2024 amendment, it may still proceed to Council.

Toronto Building, in consultation with City Planning and Transportation Services Divisions, conducted a thorough review of the Application and supporting materials. It is the opinion of the CBO that the requested area-specific regulations for 2 College Street are not consistent with the broader goals of the City, the objectives of the Sign By-law, or the regulations enacted for the Premises and surrounding area. Therefore, CBO does not recommend approval of the Proposed Amendment.

The Planning and Housing Committee recommends that:

1. City Council refuse the application to amend the Sign By-law to add an area-specific amendment to Schedule 'B' of Chapter 694, Signage Master Plans and Area-Specific Amendments, to replace the existing Sign By-law regulations concerning third party signs applicable to the premises municipally known as 3 Bestobell Road with regulations to allow for, and regulate, a single third party electronic ground sign, as described in Attachment 1 of the report (March 4, 2025) from the Chief Building Official and Executive Director, Toronto Building (Interim).

Adopted in 2010, Toronto's Sign By-law is a harmonized, City-wide set of regulations governing signs. Any member of the public may apply to City Council to amend the Sign By-law requesting permanent changes to regulations for specific properties or areas. Upon receiving an application, the Chief Building Official and Executive Director, Toronto Building ("CBO") assesses the proposal to determine if the proposed changes to the Sign By-law align with the objectives and purposes of the City's regulations, including the Sign By-law itself.

The Bader Group Incorporated (the “Applicant”), authorized by the property owner, Fisnik Pristine (the “Owner”), has applied for an Area-Specific Amendment to Toronto's Sign By-law (the “Proposed Amendment”), to replace the current sign regulations applicable to the property at 3 Bestobell Road (the “Premises”). If granted, the Proposed Amendment would not only permit a third party sign in an area where City Council has specifically determined that no third party signs should be displayed, but would also establish regulations that deviate significantly from the regulations for third party electronic signs found in the Sign By-law. Specifically, the Proposed Amendment would allow for, and regulate:

- A third party sign in a location regulated by two site-specific area restrictions which prohibit the construction of third party signs.

- A sign that would be three times larger and more than 50 percent taller than the existing regulations generally permit.

- A sign with a "v-shaped" configuration, rather than the permitted “back-to-back” configuration.

- Reducing the required separation between third party signs and to sign districts considered sensitive.

- Placing a sign within minimum setbacks where no signs are permissible.

- An initial ten-year permit term, double of the standard five-year term.

The Applicant could have sought approvals from the Sign Variance Committee for the Proposed Sign, including proximity to sensitive land uses and location within the area-specific prohibitions for third-party signs. However, this application is proceeding as an amendment due to the request to modify the initial sign permit term from five to ten years, without justification for such a policy change exclusively for the Premises. To address Sign By-law Amendment applications of this nature, City Council granted the CBO the authority in April 2024 to refer area-specific amendment applications to the Sign Variance Committee when appropriate. Since the Proposed Amendment application was submitted prior to the changes to the Sign By-law, it is not subject to the April 2024 amendments and cannot be referred to the Sign Variance Committee. The Applicant was notified of the early 2024 review of the Sign By-law and offered the opportunity to have portions of their application referred to the Sign Variance Committee, however they requested that the whole application proceed to City Council as an area-specific amendment to the Sign By-law.

The CBO, in consultation with City Planning and Transportation Services, conducted a review of the application and is of the opinion that the Proposed Amendment is not consistent with broader City’s policies, the objectives of the Sign By-law, or the specific Sign By-law regulations enacted for 3 Bestobell Road and the surrounding area. Therefore, CBO does not support approval of the Proposed Amendment.

The Planning and Housing Committee recommends that:

1. City Council refuse the application to amend the Sign By-law to add an area-specific amendment to Schedule 'B' of Chapter 694, Signage Master Plans and Area-Specific Amendments, to replace the existing Sign By-law regulations concerning third party signs applicable to the premises municipally known as 496 Evans Avenue with regulations to allow for, and regulate, a single third party electronic ground sign, as described in Attachment 1 of the report (March 4, 2025) from the Chief Building Official and Executive Director, Toronto Building (Interim).

Adopted in 2010, Toronto's Sign By-law is a harmonized, City-wide set of regulations governing signs. Any member of the public may apply to City Council to amend the Sign By-law requesting permanent changes to regulations for specific properties or areas. Upon receiving an application, the Chief Building Official and Executive Director, Toronto Building ("CBO") assesses the proposal to determine if the proposed changes to the Sign By-law align with the objectives and purposes of the City's regulations, including the Sign By-law itself.

The Bader Group Inc. (the “Applicant”), authorized by the property owner, Mersen Canada DN Ltd (the “Owner”), has applied for an Area-Specific Amendment to Toronto's Sign By-law (the “Proposed Amendment”), seeking to replace the current sign regulations applicable to the property at 496 Evans Avenue (the “Premises”). If granted, the Proposed Amendment would not only permit a third party sign in an area where City Council has specifically determined that no third party signs should be displayed but would establish unique regulations that deviate significantly from the general regulations for third party electronic signs. Specifically, the Proposed Amendment would allow for, and regulate:

- A third party sign in a location regulated by a site-specific area restriction, prohibiting the erection of any third party sign.

- A sign that would be three times larger and more than 50 percent taller than the existing regulations generally permit.

- A sign with a "v-shaped" configuration, rather than the generally permitted “back-to-back” configuration.

- Reducing the required separation between third party signs and sign districts considered sensitive.

- Placing a sign within minimum setbacks where no signs are permissible.

- An initial ten-year permit term, double of the standard five-year term.

The Applicant could have sought approvals from the Sign Variance Committee for the Proposed Sign, including proximity to sensitive land uses and location within the area-specific prohibitions for third-party signs. However, this application is proceeding as an amendment due to the request to modify the initial sign permit term from five to ten years, without justification for such a policy change exclusively for the Premises. To address Sign By-law Amendment applications of this nature, City Council granted the CBO the authority in April 2024 to refer area-specific amendment applications to the Sign Variance Committee when appropriate. Since the Proposed Amendment application was submitted prior to the changes to the Sign By-law, it is not subject to the April 2024 amendments and cannot be referred to the Sign Variance Committee. The Applicant was notified of the early 2024 review of the Sign By-law and offered the opportunity to have portions of their application referred to the Sign Variance Committee, however they requested that the whole application proceed to City Council as an area-specific amendment to the Sign By-law.

The CBO, in consultation with City Planning and Transportation Services, conducted a review of the application and is of the opinion that the Proposed Amendment is not consistent with broader City’s policies, the objectives of the Sign By-law, or the specific Sign By-law regulations enacted for the Premises and surrounding area. Therefore, CBO does not support approval of the Proposed Amendment.

The Planning and Housing Committee recommends that:

1. City Council state its intention to designate the property at 1151 Weston Road under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 1151 Weston Road Mount Dennis Bank of Nova Scotia (Reasons for Designation) attached as Attachment 1to the report (August 25, 2025) from the Chief Planner and Executive Director, City Planning.

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

This report recommends that City Council state its intention to designate the property at 1151 Weston Road under Part IV, Section 29 of the Ontario Heritage Act for its cultural heritage value according to the Statement of Significance which includes a description of Heritage Attributes found in Attachment 1.

The subject property at 1151 Weston Road is located on the northeast corner of Weston Road and Eglinton Avenue West in the downtown area of Mount Dennis. The property contains the Mount Dennis Bank of Nova Scotia, a one-storey limestone-clad bank building with stucco clad rear wing constructed in 1949, and a 1981-82 one-storey stucco-clad addition on its south elevation. Designed by the important Canadian architect Gordon S. Adamson the property has served as a local landmark since its construction in 1949. A location map and current photograph of the heritage property is found in Attachment 2.

The property was listed on the City's Heritage Register on November 13, 2013.

Staff have determined that the property at 1151 Weston Road has cultural heritage value and meets 8 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.

A development application for an Official Plan Amendment and Zoning By-law Amendment was submitted on July 7, 2025 and is under review by staff. At the time of this report a Prescribed Event has not yet occurred.

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

At its meeting on September 22, 2025 the Toronto Preservation Board considered Item PB35.1 and made recommendations to City Council.

Summary from the report (August 22, 2025) from the Senior Manager, Heritage Planning, Urban Design, City Planning:

This report recommends that City Council state its intention to designate the property at 1151 Weston Road under Part IV, Section 29 of the Ontario Heritage Act for its cultural heritage value according to the Statement of Significance which includes a description of Heritage Attributes found in Attachment 1.

The subject property at 1151 Weston Road is located on the northeast corner of Weston Road and Eglinton Avenue West in the downtown area of Mount Dennis. The property contains the Mount Dennis Bank of Nova Scotia, a one-storey limestone- clad bank building with stucco clad rear wing constructed in 1949, and a 1981-82 one-storey stucco-clad addition on its south elevation. Designed by the important Canadian architect Gordon S. Adamson the property has served as a local landmark since its construction in 1949. A location map and current photograph of the heritage property is found in Attachment 2.

The property was listed on the City's Heritage Register on November 13, 2013.

Staff have determined that the property at 1151 Weston Road has cultural heritage value and meets 8 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.

A development application for an Official Plan Amendment and Zoning By-law Amendment was submitted on July 7, 2025 and is under review by staff. At the time of this report a Prescribed Event has not yet occurred. Designation enables City Council to review proposed alterations or demolitions to the property and enforce heritage property standards and maintenance.

The Planning and Housing Committee recommends that:

1. City Council state its intention to designate the property at 134 Carlton Street under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 134 Carlton Street (Reasons for Designation) attached as Attachment 1to the report (August 25, 2025) from the Chief Planner and Executive Director, City Planning.

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

This report recommends that City Council state its intention to designate the property at 134 Carlton Street under Part IV, Section 29 of the Ontario Heritage Act for its cultural heritage value according to the Statement of Significance and description of heritage attributes found in Attachment 1.

The subject property at 134 Carlton Street is located between Homewood Avenue and Jarvis Street in the Cabbagetown-South St. James Town neighbourhood. A location map and current photograph of the heritage property is found in Attachment 2.

The "LaVerne Apartments" is a three-storey, flat-roof building that was commissioned in 1926 for Dr. Oscar A. McNichol and designed by the architectural firm of Baldwin and Green in the Neoclassical style. The property continues to serve as apartments.

Staff have determined that the property at 134 Carlton Street has cultural heritage value and meets three of the Ontario Regulation 9/06 criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act. A property may be designated under Part IV, Section 29 of the Ontario Heritage Act, if it meets two or more of the nine criteria.

The property was listed on the City's Heritage Register on April 17, 2024.

At its meeting on September 22, 2025 the Toronto Preservation Board considered Item PB35.2 and made recommendations to City Council.

Summary from the report (August 22, 2025) from the Senior Manager, Heritage Planning, Urban Design, City Planning:

This report recommends that City Council state its intention to designate the property at 134 Carlton Street under Part IV, Section 29 of the Ontario Heritage Act for its cultural heritage value according to the Statement of Significance and description of heritage attributes found in Attachment 1.

The subject property at 134 Carlton Street is located between Homewood Avenue and Jarvis Street in the Cabbagetown- South St. James Town neighbourhood. A location map and current photograph of the heritage property is found in Attachment 2.

The "LaVerne Apartments" is a three-storey, flat-roof building that was commissioned in 1926 for Dr. Oscar A. McNichol and designed by the architectural firm of Baldwin and Green in the Neoclassical style. The property continues to serve as apartments.

Staff have determined that the property at 134 Carlton Street has cultural heritage value and meets three of the Ontario Regulation 9/06 criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act. A property may be designated under Part IV, Section 29 of the Ontario Heritage Act, if it meets two or more of the nine criteria.

The property was listed on the City's Heritage Register on April 17, 2024.

The Planning and Housing Committee recommends that:

1. City Council state its intention to designate the properties at 207, 209, 211 and 213 Jarvis Street under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 207, 209, 211 and 213 Jarvis Street (Reasons for Designation) attached as Attachment 1 to the report (August 22, 2025) from the Chief Planner and Executive Director, City Planning

2. City Council state its intention to designate the properties at 215, 217 and 219 Jarvis Street under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 215, 217 and 219 Jarvis Street (Reasons for Designation) attached as Attachment 2 to the report (August 22, 2025) from the Chief Planner and Executive Director, City Planning

3. If there are no objections to the designations, City Council authorize the City Solicitor to introduce the Bills in Council designating each of the properties under Part IV, Section 29 of the Ontario Heritage Act.

This report recommends that City Council state its intention to designate the properties at 207, 209, 211, 213, 215, 217 and 219 Jarvis Street under Part IV, Section 29 of the Ontario Heritage Act for their cultural heritage value according to the Statements of Significance, which include a description of heritage attributes for each property in Attachments 1 and 2 to this report.

The subject properties at 207, 209, 211, 213, 215, 217 and 219 Jarvis Street are located on the east side of Jarvis Street, near the northeast corner of Jarvis Street and Shuter Street, in the Moss Park neighbourhood. Location maps and current photographs of the heritage properties are found in Attachment 3.

The properties contain two contiguous, multi-unit residential buildings. Constructed in 1863, 215-219 Jarvis Street is a three-storey terrace comprised of three identical dwellings designed in the Italianate style. The property is a rare surviving example of the terrace building type designed for the middle-class within the City of Toronto. The properties at 207-213 Jarvis Street contain a residential block comprised of four townhouses constructed in 1879 and designed in the Second Empire style. Collectively, the subject properties represent part of the initial subdivision of Park Lot 6 around 1846, which created Jarvis Street to the designs of John Howard. John George Howard (1803 - 1890), the official surveyor and civil engineer for the City of Toronto, designed a plan that called for narrow lots at the southern portions of the Jarvis Street subdivision, which catered to middle-class development, in contrast to the larger lots reserved for grand residences to the north. Together the properties form a historic, mid-nineteenth century streetwall on the east side of Jarvis Street and are the only buildings contemporaneous to that period remaining within the immediate streetscape context.

All seven subject properties were listed on the City of Toronto's Heritage Register on November 21, 1977.

207, 209, 211, 213, 215, 217 and 219 Jarvis Street 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 either designated or removed from the Register by January 1, 2027.

Part of the strategy for the review of the Listed Properties on the Heritage Register includes the procurement of qualified heritage consultants to research, evaluate, and prepare heritage evaluation reports for a subset of Listed Properties prioritized for designation. For the purpose of this report, the City Planning Division retained Alex Corey Heritage Consulting (the Consultant) to research and evaluate a collection of 15 Listed house-form buildings fronting onto Jarvis Street (see 'Jarvis Street Heritage Evaluations' map in Attachment 3) and if one or more properties met the provincial criteria for individual designation under Section 29 of the Ontario Heritage Act, to then prepare heritage evaluation reports and recommendations for such properties as appropriate. The Consultant evaluated the properties subject of this report and determined that they meet or exceed the provincial criteria.

The Consultant's research of the subject properties is contained in Attachment 4 of this report. The research, analysis, and evaluations within Attachment 4 reflect the Consultant's professional expertise and opinions. Staff have reviewed the Consultant's research and heritage evaluations and concur with the determination that the properties at 207, 209, 211, 213, 215, 217 and 219 Jarvis Street have cultural heritage value and each meet two or more 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. 

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

At its meeting on July 18, 2025 the Toronto Preservation Board considered Item PB34.1 and made recommendations to City Council.

Summary from the report (July 3, 2025) from the Senior Manager, Heritage Planning, Urban Design, City Planning:

 
This report recommends that City Council state its intention to designate the properties at 207, 209, 211, 213, 215, 217, and 219 Jarvis Street under Part IV, Section 29 of the Ontario Heritage Act for their cultural heritage value according to the Statements of Significance, which include a description of heritage attributes for each property in Attachments 1 and 2 to this report.

The subject properties at 207, 209, 211, 213, 215, 217, and 219 Jarvis Street are located on the east side of Jarvis Street, near the northeast corner of Jarvis Street and Shuter Street, in the Moss Park neighbourhood. Location maps and current photographs of the heritage properties are found in Attachment 3.

The properties contain two contiguous, multi-unit residential buildings. Constructed in 1863, 215-219 Jarvis Street is a three-storey terrace comprised of three identical dwellings designed in the Italianate Revival style. The property is a rare surviving example of the terrace building type designed for the middle-class within the City of Toronto. The properties at 207-213 Jarvis Street contain a residential block comprised of four townhouses constructed in 1879 and designed in the Second Empire Revival style. Collectively, the subject properties represent part of the initial subdivision of Park Lot 6 around 1846, which created Jarvis Street to the designs of John Howard. John George Howard (1803 - 1890), the official surveyor and civil engineer for the City of Toronto, designed a plan that called for narrow lots at the southern portions of the Jarvis Street subdivision, which catered to middle-class development, in contrast to the larger lots reserved for grand residences to the north. Together the properties form a historic, mid-nineteenth century streetwall on the east side of Jarvis Street and are the only buildings contemporaneous to that period remaining within the immediate streetscape context.

All seven subject properties were listed on the City of Toronto's Heritage Register on November 21, 1977.

207, 209, 211, 213, 215, 217, and 219 Jarvis Street 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 either designated or removed from the Register by January 1, 2027.

Part of the strategy for the review of the Listed Properties on the Heritage Register includes the procurement of qualified heritage consultants to research, evaluate, and prepare heritage evaluation reports for a subset of Listed Properties prioritized for designation. For the purpose of this report, the City Planning Division retained Alex Corey Heritage Consulting (the Consultant) to research and evaluate a collection of 15 Listed house-form buildings fronting onto Jarvis Street (see 'Jarvis Street Heritage Evaluations' map in Attachment 3) and if one or more properties met the provincial criteria for individual designation under Section 29 of the Ontario Heritage Act, to then prepare heritage evaluation reports and recommendations for such properties as appropriate. The Consultant evaluated the properties subject of this report and determined that they meet or exceed the provincial criteria.

The Consultant's research of the subject properties is contained in Attachment 4 of this report. The research, analysis, and evaluations within Attachment 4 reflect the Consultant's professional expertise and opinions. Staff have reviewed the Consultant's research and heritage evaluations and concur with the determination that the properties at 207, 209, 211, 213, 215, 217, and 219 Jarvis Street have cultural heritage value and each meet two or more 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. 

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

The Planning and Housing Committee recommends that:

1. City Council state its intention to designate the property at 336 Jarvis Street under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 336 Jarvis Street (Reasons for Designation) attached as Attachment 1 to the report (August 22, 2025) from the Chief Planner and Executive Director, City Planning.

2. City Council state its intention to designate the property at 340 Jarvis Street under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 340 Jarvis Street (Reasons for Designation) attached as Attachment 2 to the report (August 22, 2025) from the Chief Planner and Executive Director, City Planning.

3. City Council state its intention to designate the properties at 342-344 Jarvis Street under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 342-344 Jarvis Street (Reasons for Designation) attached as Attachment 3 to the report (August 22, 2025) from the Chief Planner and Executive Director, City Planning.

4. If there are no objections to the designations, City Council authorize the City Solicitor to introduce the Bills in Council designating each of the properties under Part IV, Section 29 of the Ontario Heritage Act.

This report recommends that City Council state its intention to designate the properties at 336, 340, and 342-344 Jarvis Street under Part IV, Section 29 of the Ontario Heritage Act for their cultural heritage value according to the Statements of Significance, which include a description of heritage attributes for each property, found in Attachments 1, 2, and 3 to this report.

The subject properties at 336, 340, and 342-344 Jarvis Street are located on the west side of Jarvis Street, mid-block between Carlton Street to the south and Sirman Lane to the north, in the Church-Wellesley neighbourhood. Location maps and current photographs of the heritage properties are found in Attachment 4.

The properties are part of a collection of five abutting Victorian era house-form buildings, from 336 Jarvis Street to the south to 344 Jarvis Street to the north. The property at 336 Jarvis Street was constructed in 1863 in the Georgian architectural style with later Second Empire alterations. From 1890 to 1923, it was home to the artist and educator Frederic Bell-Smith. Beyond his well-regarded artistic output, Bell-Smith was also known for co-founding the Arts and Letters Club of Toronto (1908) and serving as president of the Ontario Society of Artists from 1905 to 1908.

The property at 340 Jarvis Street was constructed c.1863 and forms one half of a present-day semi-detached house-form with 338 Jarvis Street (designated Part IV in 2007), both designed in the Georgian style with subsequent Second Empire alterations. 340 Jarvis Street housed the John Howard Society from 1956 to the early 1960s. The property at 342-344 Jarvis Street was constructed between 1873 to 1875 in the Italianate style. The property at 342 Jarvis Street is associated with the Lesbian Organization of Toronto (LOOT) and Clementyne's; the time that these two organizations operated out of the subject property yields information that informs an understanding of Toronto's growing queer, feminist, and lesbian communities in the second half of the 20th century and into present day.

Collectively, the subject properties form a historic streetscape of 19th century house form buildings on the west side of Jarvis Street, north of Carlton Street, that reflect the character of the Upper Jarvis neighbourhood, which evolved from a subdivision of private homes on a landscaped avenue to a high density residential and arterial corridor within downtown Toronto.

All four subject properties were listed on the City's Heritage Register on June 20, 1973.

336, 340, and 342-344 Jarvis Street 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 either designated or removed from the Register by January 1, 2027.

Part of the strategy for the review of the Listed Properties on the Heritage Register includes the procurement of qualified heritage consultants to research, evaluate, and prepare heritage evaluation reports for a subset of Listed Properties prioritized for designation. For the purpose of this report, the City Planning Division retained Alex Corey Heritage Consulting (the Consultant) to research and evaluate a collection of 15 Listed house-form buildings fronting onto Jarvis Street (see 'Jarvis Street Heritage Evaluations' map in Attachment 4) and if one or more properties met the provincial criteria for individual designation under Section 29 of the Ontario Heritage Act, to then prepare heritage evaluation reports and recommendations for such properties as appropriate. The Consultant evaluated the properties subject of this report and determined that they meet or exceed the provincial criteria.

The Consultant's research of the subject properties is contained in Attachment 5 of this report. The research, analysis, and evaluations within Attachment 5 reflect the Consultant's professional expertise and opinions. Staff have reviewed the Consultant's research and heritage evaluations and concur with the Consultant's determination that the properties at 336, 340, and 342-344 Jarvis Street have cultural heritage value and each meet two or more 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.

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

At its meeting on July 18, 2025 the Toronto Preservation Board considered Item PB34.2 and made recommendations to City Council.

Summary from the report (July 3, 2025) from the Senior Manager, Heritage Planning, Urban Design, City Planning:

 
This report recommends that City Council state its intention to designate the properties at 336, 340, and 342-344 Jarvis Street under Part IV, Section 29 of the Ontario Heritage Act for their cultural heritage value according to the Statements of Significance, which include a description of heritage attributes for each property, found in Attachments 1, 2, and 3 to this report.

The subject properties at 336, 340, and 342-344 Jarvis Street are located on the west side of Jarvis Street, mid-block between Carlton Street to the south and Sirman Lane to the north, in the Church-Wellesley neighbourhood. Location maps and current photographs of the heritage properties are found in Attachment 4.

The properties are part of a collection of five abutting Victorian era house-form buildings, from 336 Jarvis Street to the south to 344 Jarvis Street to the north. The property at 336 Jarvis Street was constructed in 1863 in the Georgian Revival architectural style with later Second Empire Revival alterations. From 1890 to 1923, it was home to the artist and educator Frederic Bell-Smith. Beyond his well-regarded artistic output, Bell-Smith was also known for co-founding the Arts and Letters Club of Toronto (1908) and serving as president of the Ontario Society of Artists from 1905 to 1908. The property at 340 Jarvis Street was constructed c.1863 and forms one half of a present-day semi-detached house-form with 338 Jarvis Street (designated Part IV in 2007), both designed in the Georgian Revival style with subsequent Second Empire Revival alterations. 340 Jarvis Street housed the John Howard Society from 1956 to the early 1960s. The property at 342-344 Jarvis Street was constructed between 1873 to 1875 in the Italianate Revival style. The property at 342 Jarvis Street is associated with the Lesbian Organization of Toronto (LOOT) and Clementyne's; the time that these two organizations operated out of the subject property yields information that informs an understanding of Toronto's growing queer, feminist, and lesbian communities in the second half of the 20th century and into present day.

Collectively, the subject properties form a historic streetscape of 19th century house form buildings on the west side of Jarvis Street, north of Carlton Street, that reflect the character of the Upper Jarvis neighbourhood, which evolved from a subdivision of private homes on a landscaped avenue to a high density residential and arterial corridor within downtown Toronto.

All four subject properties were listed on the City's Heritage Register on June 20, 1973.

336, 340, and 342-344 Jarvis Street 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 either designated or removed from the Register by January 1, 2027.

Part of the strategy for the review of the Listed Properties on the Heritage Register includes the procurement of qualified heritage consultants to research, evaluate, and prepare heritage evaluation reports for a subset of Listed Properties prioritized for designation. For the purpose of this report, the City Planning Division retained Alex Corey Heritage Consulting (the Consultant) to research and evaluate a collection of 15 Listed house-form buildings fronting onto Jarvis Street (see 'Jarvis Street Heritage Evaluations' map in Attachment 4) and if one or more properties met the provincial criteria for individual designation under Section 29 of the Ontario Heritage Act, to then prepare heritage evaluation reports and recommendations for such properties as appropriate. The Consultant evaluated the properties subject of this report and determined that they meet or exceed the provincial criteria.

The Consultant's research of the subject properties is contained in Attachment 5 of this report. The research, analysis, and evaluations within Attachment 5 reflect the Consultant's professional expertise and opinions. Staff have reviewed the Consultant's research and heritage evaluations and concur with the Consultant's determination that the properties at 336, 340, and 342-344 Jarvis Street have cultural heritage value and each meet two or more 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.

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

The Planning and Housing Committee recommends that:

1. City Council state its intention to designate the property at 506 Jarvis Street under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 506 Jarvis Street (Reasons for Designation) attached as Attachment 1 to the report (August 22, 2025) from the Chief Planner and Executive Director.

2. City Council state its intention to designate the property at 510 Jarvis Street under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 510 Jarvis Street (Reasons for Designation) attached as Attachment 2 to the report (August 22, 2025) from the Chief Planner and Executive Director.

3. City Council state its intention to designate the property at 512 Jarvis Street under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 512 Jarvis Street (Reasons for Designation) attached as Attachment 3 to the report (August 22, 2025) from the Chief Planner and Executive Director.

4. If there are no objections to the designations, City Council authorize the City Solicitor to introduce the Bills in Council designating each of the properties under Part IV, Section 29 of the Ontario Heritage Act.

This report recommends that City Council state its intention to designate the properties at 506, 510, and 512 Jarvis Street under Part IV, Section 29 of the Ontario Heritage Act for their cultural heritage value according to the Statements of Significance, which include a description of heritage attributes for each property, found in Attachments 1, 2 and 3 of this report.

The subject properties at 506, 510, and 512 Jarvis Street are located on the west side of Jarvis Street, in between Gloucester Street to the north and Cawthra Square to the south, in the Church-Wellesley neighbourhood. Location maps and current photographs of the heritage properties are found in Attachment 4.

The properties contain three abutting detached house form buildings. 506 Jarvis Street was constructed circa 1889 and designed by the architectural partnership of Langley and Burke in the Annex architectural style. Langley and Burke were one of Toronto's most prolific and sought-after architectural practices for designing ecclesiastical, government, and private residential projects between 1883 and 1892. The Annex architectural style was popular in Toronto from the 1880s up to 1900 and combined design elements of the Romanesque and the Queen Anne styles. The property at 506 Jarvis Street has a direct association with the United Church of Canada that used the property as a home for retired United Church missionaries. The properties at 510 Jarvis Street and 512 Jarvis Street were constructed circa 1888 and 1890, respectively, and are both representative of the Annex architectural style as well. 

Together, each property contributes to maintaining and supporting the character of the Upper Jarvis neighbourhood and the Cawthra Square - Jarvis Street - Gloucester Street block frontage, which is comprised of a collection of 19th century house form buildings that reflect the evolution of Upper Jarvis from a subdivision of private homes located on a landscaped avenue to a high-density residential and institutional arterial corridor within downtown Toronto.

All three subject properties were listed on the City's Heritage Register on June 20, 1973.

506, 510, and 512 Jarvis Street 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 either designated or removed from the Register by January 1, 2027.

Part of the strategy for the review of the Listed Properties on the Heritage Register includes the procurement of qualified heritage consultants to research, evaluate, and prepare heritage evaluation reports for a subset of Listed Properties prioritized for designation. For the purpose of this report, the City Planning Division retained Alex Corey Heritage Consulting (the Consultant) to research and evaluate a collection of 15 Listed house-form buildings fronting onto Jarvis Street (see 'Jarvis Street Heritage Evaluations' map in Attachment 4) and if one or more properties met the provincial criteria for individual designation under Section 29 of the Ontario Heritage Act, to then prepare heritage evaluation reports and recommendations for such properties as appropriate. The Consultant evaluated the properties subject of this report and determined that they meet or exceed the provincial criteria.

The Consultant's research of the subject properties is contained in Attachment 5 of this report. The research, analysis, and evaluations within Attachment 5 reflect the Consultant's professional expertise and opinions. Staff have reviewed the Consultant's research and heritage evaluations and concur with the Consultant's determination that the properties at 506, 510, and 512 Jarvis Street have cultural heritage value and each meet two or more 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.

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

At its meeting on July 18, 2025 the Toronto Preservation Board considered Item PB34.3 and made recommendations to City Council.

Summary from the report (July 3, 2025) from the Senior Manager, Heritage Planning, Urban Design, City Planning:

 
This report recommends that City Council state its intention to designate the properties at 506, 510, and 512 Jarvis Street under Part IV, Section 29 of the Ontario Heritage Act for their cultural heritage value according to the Statements of Significance, which include a description of heritage attributes for each property, found in Attachments 1, 2 and 3 of this report.

The subject properties at 506, 510, and 512 Jarvis Street are located on the west side of Jarvis Street, in between Gloucester Street to the north and Cawthra Square to the south, in the Church-Wellesley neighbourhood. Location maps and current photographs of the heritage properties are found in Attachment 4.

The properties contain three abutting detached house form buildings. 506 Jarvis Street was constructed circa 1889 and designed by the architectural partnership of Langley & Burke in the Annex architectural style. Langley & Burke were one of Toronto's most prolific and sought-after architectural practices for designing ecclesiastical, government, and private residential projects between 1883 and 1892. The Annex architectural style was popular in Toronto from the 1880s up to 1900 and combined design elements of the Romanesque Revival and the Queen Anne Revival styles. The property at 506 Jarvis Street has a direct association with the United Church of Canada that used the property as a home for retired United Church missionaries. The properties at 510 Jarvis Street and 512 Jarvis Street were constructed circa 1888 and 1890, respectively, and are both representative of the Annex architectural style as well. 

Together, each property contributes to maintaining and supporting the character of the Upper Jarvis neighbourhood and the Cawthra Square - Jarvis Street - Gloucester Street block frontage, which is comprised of a collection of 19th century house form buildings that reflect the evolution of Upper Jarvis from a subdivision of private homes located on a landscaped avenue to a high-density residential and institutional arterial corridor within downtown Toronto. All three subject properties were listed on the City's Heritage Register on June 20, 1973.

506, 510, and 512 Jarvis Street 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 either designated or removed from the Register by January 1, 2027.

Part of the strategy for the review of the Listed Properties on the Heritage Register includes the procurement of qualified heritage consultants to research, evaluate, and prepare heritage evaluation reports for a subset of Listed Properties prioritized for designation. For the purpose of this report, the City Planning Division retained Alex Corey Heritage Consulting (the Consultant) to research and evaluate a collection of 15 Listed house-form buildings fronting onto Jarvis Street (see 'Jarvis Street Heritage Evaluations' map in Attachment 4) and if one or more properties met the provincial criteria for individual designation under Section 29 of the Ontario Heritage Act, to then prepare heritage evaluation reports and recommendations for such properties as appropriate. The Consultant evaluated the properties subject of this report and determined that they meet or exceed the provincial criteria.

The Consultant's research of the subject properties is contained in Attachment 5 of this report. The research, analysis, and evaluations within Attachment 5 reflect the Consultant's professional expertise and opinions. Staff have reviewed the Consultant's research and heritage evaluations and concur with the Consultant's determination that the properties at 506, 510, and 512 Jarvis Street have cultural heritage value and each meet two or more 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.

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

The Planning and Housing Committee recommends that:

1. In consideration of the objection made under subsection 27(7) of the Ontario Heritage Act, City Council continue to include the property at 1771 Bayview Avenue on the City of Toronto's Heritage Register.

2. In consideration of the objection made under subsection 27(7) of the Ontario Heritage Act, City Council continue to include the property at 36 Green Valley Road on the City of Toronto's Heritage Register.

This report responds to notices of objection received by the City of Toronto under Section 27(7) of the Ontario Heritage Act (the "OHA") from property owners objecting to the inclusion of their properties on the City's Heritage Register. 

In the second and third quarter of 2025, the City received a notice from each of two property owners objecting to the inclusion of their properties on the Heritage Register for the following addresses:

- 1771 Bayview Avenue

- 36 Green Valley Road

On December 18, 2024, City Council adopted Item 2024.NY19.12 which included a grouping of similar and related properties at 1747, 1751, 1759, 1763, 1767, 1771, 1773, and 1775 Bayview Avenue on the City's Heritage Register. Located on the east side of Bayview Avenue between Eglinton Avenue East and Parkhurst Boulevard, in the Leaside-Bennington neighbourhood, the property at 1771 Bayview Avenue contains a two-storey, brick and stone clad, residential apartment building constructed in the mid-1930s.

On June 25, 2025, City Council adopted Item 2025.NY24.9 which included the property at 36 Green Valley Road on the City's Heritage Register. Located in the Bridle Path-Sunnybrook-York Mills neighbourhood on the east side of Green Valley Road where it terminates at the northern boundary of the Rosedale Golf Club, the property at 36 Green Valley contains a one-storey detached, Mid-Century Modern house-form building.

The OHA establishes a process whereby owners can object to a property's listing on the Heritage Register and, should they do so, a subsequent decision on the listing must be made by the municipality. Owners can object to listings at any time

Chapter 103 of the Toronto Municipal Code sets out the process for Council consideration of objections to properties included on the Heritage Register. City Council must be made aware of such objections on a routine basis so that they may consider the matter and render a final decision. Once Council has decided on the objection, the OHA requires that the owner of the property must be notified of Council's decision within 90 days. Council's decision on objections to listing is final and is not subject to appeal.

Following a review of the objections to listing submitted for 1771 Bayview Avenue and 36 Green Valley Road, staff are of the opinion that the subject properties hold cultural heritage value. Staff recommend that Council continue to include these properties on the Heritage Register.

At its meeting on September 22, 2025 the Toronto Preservation Board considered Item PB35.4 and made recommendations to City Council.

Summary from the report (September 8, 2025) from the Senior Manager, Heritage Planning, Urban Design, City Planning:

This report responds to notices of objection received by the City of Toronto under Section 27(7) of the Ontario Heritage Act (the "OHA") from property owners objecting to the inclusion of their properties on the City's Heritage Register.

In the second and third quarter of 2025, the City received a notice from each of two property owners objecting to the inclusion of their properties on the Heritage Register for the following addresses:

• 1771 Bayview Avenue  
• 36 Green Valley Road

On December 18, 2024, City Council adopted Item 2024.NY19.12 which included a grouping of similar and related properties at 1747, 1751, 1759, 1763, 1767, 1771, 1773, and 1775 Bayview Avenue on the City's Heritage Register. Located on the east side of Bayview Avenue between Eglinton Avenue East and Parkhurst Boulevard, in the Leaside-Bennington neighbourhood, the property at 1771 Bayview Avenue contains a two-storey, brick and stone clad, residential apartment building constructed in the mid-1930s.

On June 25, 2025, City Council adopted Item 2025.NY24.9 which included the property at 36 Green Valley Road on the City's Heritage Register. Located in the Bridle Path-Sunnybrook-York Mills neighbourhood on the east side of Green Valley Road where it terminates at the northern boundary of the Rosedale Golf Club, the property at 36 Green Valley contains a one- storey detached, Mid-Century Modern house-form building.

The Ontario Heritage Act establishes a process whereby owners can object to a property's listing on the Heritage Register and, should they do so, a subsequent decision on the listing must be made by the municipality. Owners can object to listings at any time.

Chapter 103 of the Toronto Municipal Code sets out the process for Council consideration of objections to properties included on the Heritage Register. City Council must be made aware of such objections on a routine basis so that they may consider the matter and render a final decision. Once Council has decided on the objection, the Ontario Heritage Act requires that the owner of the property must be notified of Council's decision within 90 days. Council's decision on objections to listing is final and is not subject to appeal.

Following a review of the objections to listing submitted for 1771 Bayview Avenue and 36 Green Valley Road, staff are of the opinion that the subject properties hold cultural heritage value. Staff recommend that Council continue to include these properties on the Heritage Register.

The Planning and Housing Committee recommends that:

1. City Council request Infrastructure Ontario to hold all Transit Oriented Community meetings in person. 

The lengthy and complex Ontario Line and Transit Oriented Community processes continue to impact many residents in our communities. The litany of ongoing changes and updates including provincially imposed Municipal Zoning Orders (MZOs) add to the frustration and confusion experienced by residents.

Residents have repeatedly requested an in-person public open house as a vehicle to support their efforts to have their questions answered.

The Etobicoke York Community Council recommends that:

1. City Council direct the City Solicitor to attend the Ontario Land Tribunal in opposition to the current application for an Official Plan Amendment and Zoning By-law Amendment at 3807-3815 and 3819-3829 Lake Shore Boulevard West, and to retain outside consultants as necessary.

2. City Council authorize the City Solicitor to take any necessary steps to implement City Council's decision, including requesting any additional conditions of approval that would be in the City's interest, in the event the appeal of Official Plan Amendment and Zoning By-law Amendment application is allowed by the Ontario Land Tribunal, in whole or in part. In the event that the Ontario Land Tribunal allows the appeal, in whole or in part, City Council authorize the City Solicitor to request that the issuance of any final Order be withheld until such time as the City Solicitor advises that:

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

b. City Council has approved the Rental Housing Demolition Application 23 109926 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 and the owner has entered into, and registered on title to the lands, one or more agreements with the City, to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor, securing all rental housing related matters necessary to implement City Council's decision.

3. City Council authorize the City Solicitor to attempt to negotiate a resolution of the appeal.

4. In the event that the Ontario Land Tribunal allows the appeal, in whole or in part, 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.

The Etobicoke York Community Council commenced a statutory public meeting on June 4, 2025 that continued on September 17, 2025 and notice was given in accordance with the Planning Act.

This Report recommends approval of the application to amend the Official Plan and Zoning By-law to allow for a 39-storey (124-metre, plus a five-metre mechanical penthouse) mixed-use building with 490 dwelling units (including 14 rental replacement units), and a minimum non-residential gross floor area of 436 square metres at 3807-3815 and 3819-3829 Lake Shore Boulevard West. A 74-square-metre Privately Owned Publicly-Accessible Space (‘POPS’) is proposed along the widened Pedestrian Walkway.

On June 4, 2025, Etobicoke York Community Council deferred Item EY23.8 (“3807-3815 and 3819-3829 Lake Shore Boulevard West – Official Plan and Zoning By-law Amendment Application – Decision Report – Approval”, dated May 16, 2025). The public meeting for EY23.8 was adjourned to the September 17, 2025 meeting of the Etobicoke York Community Council.

On June 13, 2025, the applicant appealed the application to the Ontario Land Tribunal (OLT) citing City Council’s failure to make a decision on the application within the time frame in the Planning Act. As a result of the appeal, the Ontario Land Tribunal now has approval authority for the application. A Case Management Conference has been scheduled for September 16, 2025. 

This supplementary report deletes and replaces the recommendations of the Approval Report with new recommendations to reflect the appealed status of the application. Consistent with the Approval Report, staff continue to recommend support for the proposal in its current form.

The Etobicoke York Community Council recommends that:

1. City Council amend Zoning By-law 569-2013 for the lands municipally known as 2335 St Clair Avenue West substantially in accordance with the draft Zoning By-law Amendment included as Attachment 5 to the report (August 29, 2025) from the Director, Community Planning, Etobicoke York District.

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

The Etobicoke York Community Council held a statutory public meeting on September 17, 2025 and notice was given in accordance with the Planning Act.

This report recommends approval of the application to amend the Zoning By-law at 2335 St. Clair Avenue West to permit the development of an 11-storey residential building with a six-storey streetwall and stepbacks at levels seven, nine, ten and eleven. The proposal includes 72 residential units and 16 vehicular parking spaces.

The Etobicoke York Community Council recommends that:

1. City Council determine that the outstanding condition below which is required to be fulfilled prior to introducing the necessary Bill to City Council for enactment of a zoning by-law amendment for the lands at 564-580 Evans Avenue, as proposed in Item 2024.EY11.2, is no longer required to be fulfilled prior to introduction of the Bill, and shall be fulfilled through a holding provision:

a. The owner shall submit a revised Functional Servicing and Stormwater Management Report to the satisfaction of the Director, Engineering Review, Development Review; and

 b. The owner shall make satisfactory arrangements with Engineering Review and enter into the appropriate agreement(s) with the City for the design and construction of any improvements to the municipal road infrastructure, should it be determined that upgrades to infrastructure are required to support this development according to the accepted Functional Servicing and Stormwater Management Report.

2. City Council amend City of Toronto By-law 569-2013 substantially in accordance with the draft Zoning By-law Amendment included as Attachment 1 to the report (August 29, 2025) from the Director, Community Planning, Etobicoke York District, for the lands municipally known as 564-580 Evans Avenue, being the same as Attachment 5 to the report (August 29, 2025) from the Director, Community Planning, Etobicoke York District from the Director of Community Planning, Etobicoke York District Item 2024.EY11.2, amended to include a holding symbol (H), and the condition above in the holding provision.

3. City Council determine that pursuant to Section 34(7) of the Planning Act, no further notice is to be given in respect of the changes to the draft Zoning By-law included as Attachment 1 to the report (August 29, 2025) from the Director, Community Planning, Etobicoke York District.

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

At its meeting of March 20 and 21, 2024, City Council adopted Item 2024.EY11.2 Zoning By-law Amendment and Draft Plan of Subdivision Application to permit a 9-storey seniors' residence, two blocks of 3-storey townhouses and four tall buildings of 21, 29, 32 and 38 storeys. Part 5 of Council's decision required that some conditions be fulfilled prior to introducing the necessary Bill to City Council for enactment.

To bring the review of this application to completion, staff recommend that the outstanding condition be moved to a holding provision in the Draft Zoning By-law Amendment included as Attachment 5 to Item 2024.EY.11.2, rather than prior to enactment. A holding symbol (H) would be applied to Diagram 2 of the draft Zoning By-law. The applicant consented to this approach.

The Etobicoke York Community Council recommends that:

1. City Council classify the lands municipally known as 875 The Queensway, as a Class 4 Noise Area pursuant to Ministry of Environment Environmental Noise Guideline - Stationary and Transportation Sources - Approval and Planning Publication NPC-300, August 2013, as shown in Attachment 2 to the report (August 29, 2025) from the Director, Community Planning, Etobicoke York District.

2. City Council direct the Executive Director, Development Review Division or their designate to forward a copy of the City Council Decision Document to the Ministry of Environment Conservation and Parks.

This Report recommends that City Council designate the lands known municipally as 875 The Queensway as a Class 4 Noise Area under NPC-300 noise guidelines administered by the Ministry of Environment, Conservation and Parks (MECP). The Class 4 designation would address noise impacts to the site from the surrounding commercial and industrial uses.

The Etobicoke York Community Council recommends that:

1. City Council designate the easterly northbound lane on Kipling Avenue, between Steeles Avenue West and a point 30.5 metres south, for northbound right turns only, buses excepted.

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

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

The Etobicoke York Community Council recommends that:

1. City Council authorize the waiver of City fees for Holding By-law Amendments set out in Schedule 13, Appendix C in Municipal Code Chapter 441 that would otherwise be payable by the following applicants to the City for the following properties:

- 87 Ethel Avenue Holdings Inc. – 87 Ethel Avenue

- 1654316 Ontario Ltd. – 2595 St. Clair Avenue West

As the City Councillor for Ward 5, York South-Weston I am writing to express my strong support for new housing and to recommend the waiver of application fees associated with the Holding By-law Amendment applications for the following properties: 87 Ethel Avenue and 2595 St. Clair Avenue West.

City staff have been working diligently to expedite the approvals process and help facilitate the creation of more housing in Ward 5. Both 87 Ethel Avenue and 2595 St. Clair Avenue West Zoning By-law Amendments were approved by City Council to permit greater heights and densities in keeping with Provincial and municipal planning policies and growth targets. Together, they propose to bring nearly 2000 residential units to the community, including 141 affordable units.

Holding provisions were necessary to bring the implementing zoning by-laws to City Council for consideration in a timely manner. The holding provision for 87 Ethel Avenue is to secure affordable housing through an affordable housing agreement. The holding provision for 2595 St. Clair Avenue West is to confirm rail safety and air/noise quality concerns are appropriately addressed through peer review. Both applicants and City staff have been working diligently towards satisfying the requirements of these provisions.

Holding By-law Amendment applications to remove the holding provisions and bring the zoning by-laws into effect are anticipated shortly. This process is delegated to Executive Director, Development Review and their designate. The waiving of application fees for both sites would remove an additional cost for these applicants, who would then be able to move through the Site Plan Control process and construct this much needed housing.

North York Community Council recommends that:

1. City Council rescind the existing parking prohibition in effect from 8:00 a.m. to 4:00 p.m., Monday to Friday, on the east side of Maniza Road, between Spalding Road and Plewes Road.

2. City Council prohibit stopping in effect from 8:00 a.m. to 9:00 a.m. and 2:30 p.m. to 4:00 p.m., Monday to Friday, September 1 of one year to June 30 of the next following year, inclusive, on the east side of Maniza Road, between Katherine Road and Plewes Road.

3. City Council prohibit parking in effect from 9:00 a.m. to 2:30 p.m., Monday to Friday, September 1 of one year to June 30 of the next following year, inclusive, on the east side of Maniza Road, between Spalding Road and Plewes Road.

City Council on June 25 and 26, 2025, referred Item NY23.28 to the July 3, 2025, meeting of the North York Community Council for consideration.

North York Community Council recommends that:

1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 6 Foxdale Court substantially in accordance with the draft Zoning By-law Amendment included as Attachment 5 to the report (September 4, 2025) from the Director, Community Planning, North 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. In accordance with the delegated approval under Section 415-16 of the Toronto Municipal Code, as amended, City Council be advised that the Executive Director, Development Review intends to approve the Draft Plan of Subdivision as generally illustrated in Attachment 10 to the report (September 4, 2025) from the Director, Community Planning, North York District, subject to:

a. the conditions as generally listed in Attachment 6 to the report (September 4, 2025) from the Director, Community Planning, North York District, which, except as otherwise noted, must be fulfilled prior 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 the report (September 4, 2025) from the Director, Community Planning, North York District, to the satisfaction of the City; and

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

The North York Community Council held a statutory public meeting on September 17, 2025, and notice was given in accordance with the Planning Act, RSO 1990.

This Report recommends approval of the application to amend the Zoning By-law with a holding provision that will have the effect of permitting six two-storey detached dwellings with a total residential gross floor area of 2,192 square metres when six lots fronting a new private street are created through a future common elements condominium application. A total of 12 residential parking spaces will be provided. The proposal will also identify lands to be zoned as Open Space at the rear of the subject site with an area of 2,750 square metres.

A related plan of subdivision application (File 20 234714 NNY 17 SB) is also with the City for approval. The authority to approve the plan of subdivision is delegated to the Executive Director, Development Review or their delegate, the Director of Community Planning. The plan of subdivision will have the effect of creating two blocks- one for the future residential units including a 10 metre buffer and a second for the open space block.

The proposed Zoning amendment application is consistent with the Provincial Planning Statement (2024) and conforms to the City's Official Plan. The draft plan of subdivision has regard for the criteria in Section 51(24) of the Planning Act, subject to addressing outstanding technical matters from the ongoing technical review of the application. The Draft Plan of Subdivision creates necessary blocks to support the implementation of the Zoning By-law Amendment application.

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 the conditions as set out in this report, after outstanding matters arising from the technical review of the application as outlined in this report have been addressed. Any comments that are received by the public at North York Community Council will be considered as part of the decision on the plan of subdivision.

North York Community Council:

1. Forwarded the item to City Council without recommendations.

The North York Community Council held a statutory public meeting on September 17, 2025, and notice was given in accordance with the Planning Act, RSO 1990.

This report recommends approval for a Zoning By-law Amendment for a 26 storey mixed use building (revised from the originally submitted amendment of 39 storeys) located at 4949 Bathurst Street. The revised building would measure 92.45 metres in height.

The revised proposed building includes retail, office, and private daycare space within the 6-storey podium and residential units in the podium and tower above. The total gross floor area (GFA) is 27,192 square metres, resulting in a Floor Space Index (FSI) of 7.3.

The proposal also includes 2,789 square metres of retail / commercial uses which includes 507 square metres of daycare space on the second floor. The number of units, amenity space and parking will be reflected as a ratio or percentages in the by-law.

North York Community Council:

1. Forwarded the item to City Council without recommendations.

The North York Community Council held a statutory public meeting on September 17, 2025, and notice was given in accordance with the Planning Act, RSO 1990.

This Report recommends approval of the application to amend the Official Plan and Zoning By-law with a holding provision (H) to permit the redevelopment of the subject site with an 11-storey (41-metre) residential building containing a total of 148 dwelling units. The proposal includes a gross floor area of approximately 10,144 square metres, resulting in a density of 4.38 Floor Space Index (FSI). The proposal also incorporates a 232 square metre on-site parkland dedication on the western portion of the subject site, which will expand Hendon Park easterly and increase its street frontage on Hendon Avenue by approximately 9.1 metres.

North York Community Council recommends that:

1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 3138 Bayview Avenue substantially in accordance with the draft Zoning By-law Amendment included as Attachment 5 to the report (August 28, 2025) from the Director, Community Planning, North 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 require the owner to provide and implement an acceptable Tenant Assistance Plan to the satisfaction of the Chief Planner and Executive Director, City Planning for Eligible Tenants of the existing rental dwelling units proposed to be demolished, addressing financial compensation and other assistance to lessen hardship, including the provision of rent gap payments.

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

a. provide a legal undertaking with the City to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning, securing the implementation of the Tenant Assistance Plan required by Part 3 above.

The North York Community Council held a statutory public meeting on September 17, 2025, and notice was given in accordance with the Planning Act, RSO 1990.

This Report recommends approval of the application to amend the City-wide Zoning By-law 569-2013 to permit the development of five, three-storey townhomes at 3138 Bayview Avenue. The units would front onto Bayview Avenue, have an overall density of 976.25 square metres of residential gross floor area with a Floor Space Index (FSI) of 1.44 and a lot coverage of 53.75 percent. Each unit will include one parking space, accessed via a private rear driveway from Byng Avenue.

North York Community Council:

1. Forwarded the item to City Council without recommendations.

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

ACLP - Sheppard Avenue Group is constructing a 12-storey residential building at 824 Sheppard Avenue West and 181 Cocksfield Avenue. The development site will have frontage on both Sheppard Avenue West and Cockfield Avenue.

The project will be completed in two phases, each involving varying closures on Sheppard Avenue West and Cocksfield Avenue. This report pertains to Phase 1 of the project and seeks Council authorization for the temporary closure of the south sidewalk and a portion of the westbound curb lane on Cocksfield Avenue, in order to accommodate below-grade construction activities. The closures are required for a period of 10 months, from October 31, 2025 to August 31, 2026.

It should be noted that there is currently no sidewalk on the north side of Cocksfield Avenue, and the south side lacks a sidewalk east of the proposed construction staging area. At the present, the only available sidewalk is located on the south side of Cocksfield Avenue, stretching from Wilmington Avenue and terminating at the eastern boundary of the proposed construction staging area. Notwithstanding, advanced warning signage will be installed east and west of the closure to inform pedestrians to cross to the opposite side of the roadway.

North York Community Council recommends that:

1. City Council authorize the installation of traffic control signals at the intersection of York Mills Road and Upjohn Road.

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

Transportation Services is requesting approval to install traffic control signals at the intersection of York Mills Road and Upjohn Road. The traffic control signals will provide enhanced safety for all road users and are justified based on the assessment undertaken.

North York Community Council recommends that:

1. City Council rescind the pedestrian crossover on York Mills Road, immediately east of Ness Drive and install all-way compulsory stop control at the intersection of York Mills Road and Ness Drive.

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

Transportation Services is requesting approval to remove the pedestrian crossover (PXO) on York Mills Road immediately east of Ness Drive and install all-way compulsory stop control at the intersection of York Mills Road and Ness Drive. Based on the assessment undertaken, the installation of all-way stop control is recommended and should enhance safety for all road users.

The Scarborough Community Council recommends that:

1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 2950 Birchmount Road and 3600 Finch Avenue East substantially in accordance with the draft Zoning By-law Amendment included as Attachment 6 to the report (August 29, 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 September 18, 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 12-storey mixed-use building with a total gross floor area of 27,179 square metres consisting of 3,150 square metres of non-residential floor area and 356 dwelling units at 2950 Birchmount Road and 3600 Finch Avenue East.

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

The L-shaped mid-rise building proposed is appropriately scaled for the site and surrounding area. The proposed new mixed-use building would provide adequate separation from West Highland Creek and appropriate setbacks from Birchmount Road and Finch Avenue East. It would also provide an appropriate mix of unit sizes including larger residential units suitable for families. The proposal would include improvements to the public realm and provide a range of uses within the Finch-Warden Revitalization Area.

The Scarborough Community Council recommends that:

1. City Council amend City of Toronto Zoning By-law 569-2013, as amended for the lands at 126 Bellamy Road North substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 5 to the report (August 31, 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.

3. City Council approve that in accordance with Section 42 of the Planning Act, prior to the issuance of the first above grade building permit, the Owner shall convey to the City, an on-site parkland dedication, having a minimum size of 744 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; the Owner may propose the exception of encumbrances of tiebacks, where such an encumbrance is deemed acceptable by the General Manager, Parks and Recreation, in consultation with the City Solicitor; and such an encumbrance will be subject to the payment of compensation to the City, in an amount as determined by the General Manager, Parks and Recreation and the Executive Director, Corporate Real Estate Management.

5. City Council approve a development charge credit against the Parks and Recreation component of the Development Charges for the design and construction by the Owner of the Above Base Park Improvements to the satisfaction of the General Manager, Parks 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.

6. City Council direct that before introducing the necessary Bills to City Council for enactment, the Owner is required to, at its sole cost and expense undertake the following:

a. Submit to the satisfaction of the Director, Engineering Review, Development Review, a Functional Servicing Report to determine the storm water runoff, sanitary flow and water supply demand resulting from this development and demonstrate how this site can be serviced and whether the existing municipal infrastructure is adequate;

b. Enter into a financially secured Development Agreement for the 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 Functional Servicing Report accepted by the Director, Engineering Review, Development Review; and

c. Submit, revised plans/documentation with respect to above comments, to the satisfaction of the Director, Engineering Review, Development Review.

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

a. Continued provision and maintenance of the existing 254 rental dwelling units at 126 Bellamy Road North as rental housing for a period of at least 20 years commencing from the date the Zoning By-law Amendment comes into full force and effect, with no application for demolition or conversion from residential rental use during the 20-year period, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning; and

b. Improvements, at its sole expense and at no cost to the tenants of the existing rental building at 126 Bellamy Road North, as follows:

1. Access to outdoor amenity space in the proposed new building for tenants of the existing rental building;

2. Relocate the laundry room within the existing rental building and improve accessibility with a new ramp;

3. Create a new multi-purpose room within the existing rental building as indoor amenity space for tenants;

 4. Access to proposed new bicycle parking for tenants of the existing rental building; and

5. Automatic/push button doors for the main and secondary entrances, and laundry room.

8. City Council request the Executive Director, Development Review to, prior to Site Plan Approval for the proposed development, require the Owner to develop a Construction Mitigation and Tenant Communication Plan, including a Parking Plan to mitigate the impacts of construction of the development on tenants of the existing rental building, all to the satisfaction of the Chief Planner and Executive Director, City Planning. 

The Scarborough Community Council held a statutory public meeting on September 18, 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 the development of an 8 storey residential building at 126 Bellamy Road North The existing 16 storey apartment building will be retained.

The proposed building would have a total gross floor area of 12,247square metres and would contain 184 units, resulting in a floor space index of 2.94 times the lot area inclusive of the existing building.  A new public park would be secured through the development approval.

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 an appropriate built form, intensifying an underutilized site along a major street in a way that is respectful of both the existing and planned context.

The Scarborough Community Council recommends that:

1. City Council amend site-specific Zoning By-law 23102, for the lands at the southwest and southeast corner of McCowan Road and Finch Avenue East substantially in accordance with the draft Zoning By-law Amendment included as Attachment 2 to the report (August 31, 2025) from the Director, Community Planning, Scarborough District.

2. City Council amend site-specific Zoning By-law 23270, for the lands at the southeast corner of Midland Avenue and McNicoll Avenue substantially in accordance with the draft Zoning By-law Amendment included as Attachment 3 to the report (August 31, 2025) from the Director, Community Planning, Scarborough District.

3. City Council amend site-specific Zoning By-law 158-2007, as amended, for the lands at 5789 to 5951 Steeles Avenue East substantially in accordance with the draft Zoning By-law Amendment included as Attachment 4 to the report (August 31, 2025) from the Director, Community Planning, Scarborough District.

4. City Council amend site-specific Zoning By-law 1060-2013, for the lands at 1088 Progress Avenue substantially in accordance with the draft Zoning By-law Amendment included as Attachment 5 to the report (August 31, 2025) from the Director, Community Planning, Scarborough District.

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

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

The Scarborough Community Council held a statutory public meeting on September 18, 2025, and notice was given in accordance with the Planning Act.

This report recommends City Council approve City-initiated Zoning By-law Amendments to revise various site specific Zoning By-laws for the purpose of re-allocating unspent Section 37 funds totaling $674,905.89. These funds were secured through the approval of Zoning By-law Amendments at the locations listed below:

-   Southwest and Southeast corner of McCowan Road and Finch Avenue East;

-   Southeast corner of Midland Avenue and McNicoll Avenue;

-   5789 Steeles Avenue East; and

-   1088 Progress Avenue.

If approved, the recommended Zoning By-law Amendments would permit the re-allocation of funds toward other capital facility improvements within general proximity of the sites subject to the original Zoning By-laws in Ward 23. No new development permissions are contemplated through the proposed amendments.

The Scarborough Community Council recommends that:

1. City Council assume the municipal services relating to Plan of Subdivision 66M-2378.

2. City Council authorize the Director, Engineering Review, Development Review to release the performance guarantee held with respect to the municipal services in accordance with the Subdivision Agreement, dated September 7, 2001 between Canada Lands Company CLC Limited and the City of Toronto.

3. City Council authorize and direct the City Solicitor to prepare an assumption By-law to assume the public highway within Plan of Subdivision 66M-2378 and to bring it forward for enactment.

4. City Council authorize the appropriate City Officials to take the necessary action to give effect to City Council's decision.

5. City Council authorize the appropriate City Officials to transfer ownership of the street lighting system constructed within Plan of Subdivision 66M-2378 to Toronto Hydro Energy Services Inc.

This report recommends City assumption of the municipal services installed under the terms of the Subdivision Agreement, dated September 07, 2001, between Canada Lands Company CLC Limited and the City of Toronto relating to the registered Plan of Subdivision 66M-2378.

The Scarborough Community Council recommends that:

1. City Council, to reduce the operating speed of Washburn Way:

a. reduce the speed limit from 40 km/h to 30 km/h on Washburn Way between Tapscott Road and Sheppard Avenue East;

b. authorize the installation of traffic calming (speed cushions) and direct the City Solicitor to prepare a by-law to alter sections of the roadway to install traffic calming (speed cushions) on Washburn Way between Tapscott Road and Sheppard Avenue East, generally as shown on Attachment 1, Attachment 2, Attachment 3, Attachment 4, and Attachment 5, to the report (September 2, 2025) from the Director, Planning, Design and Management, Transportation Services;

c. amend parking regulations as generally described in Attachment 6 to the report (September 2, 2025) from the Director, Planning, Design and Management, Transportation Services, in conjunction with the installation of speed cushions on Washburn Way; and

d. amend Schedule XLV (Part 1) to City of Toronto Municipal Code Chapter 950, Traffic and Parking, to remove Washburn Way between Sheppard Avenue East and Tapscott Road from being excluded from the Designated Area such that this portion of highway will then be included within the corresponding designated area in Column 1 in Schedule XLV (Part 1).

2. City Council, to improve pedestrian crossing protection at the intersection of Washburn Way and Nahanni Terrace:

a. authorize the installation of a traffic control signal (intersection pedestrian signal) at the intersection of Washburn Way and Nahanni Terrace;

b. authorize the removal of existing pedestrian crossover on Washburn Way immediately north of Nahanni Terrace, in conjunction with the installation of a traffic control signal (intersection pedestrian signal); and

c. amend parking regulations to implement no standing in effect at all times on both sides of Washburn Way, between a point 30.5 metres north of Nahanni Terrance and a point 30.5 metres south of Nahanni Terrance.

As the Toronto Transit Commission (TTC) operates a transit service on Washburn Way, City Council approval of recommended changes is required.

In consultation with the local community, staff developed a Neighbourhood Streets Plan for the Malvern West neighbourhood that investigated excessive speeding of motor vehicles on neighbourhood streets and road safety for vulnerable road users (i.e. seniors, school children, pedestrians and people cycling). A companion report to Scarborough Community Council titled Malvern West Neighbourhood Streets Plans, dated September 2, 2025, outlines the plan. Washburn Way is a Collector Road that plays an important role in the local network in Malvern West.

The Scarborough Community Council recommends that:

1. City Council authorize the installation of traffic control signals at Milner Avenue and Executive Court/Mid-Dominion Acres.

2. City Council prohibit pedestrian crossings on Milner Avenue, between the east curb line of Executive Court/Mid-Dominion Acres and a point 30.5 metres west of the west curb line of Executive Court/Mid-Dominion Acres, in conjunction with the installation of traffic control signals as set out in Recommendation 1 above.

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

Transportation Services has reviewed the need for pedestrian crossing protection at the intersection of Milner Avenue and Executive Court/Mid-Dominion Acres. Based on the assessment undertaken, Transportation Services does not recommend the installation of pedestrian crossing protection on Milner Avenue at Executive Court/Mid-Dominion Acres, as the warrant criteria was not met for either a pedestrian crossover (PXO) or traffic control signals.

The Scarborough Community Council recommends that:

1. City Council authorize the installation of traffic control signals at Sheppard Avenue East, at a point 130 metres east of Allanford Road.

2. City Council authorize the removal of the pedestrian refuge island on Sheppard Avenue East, at a point 130 metres east of Allanford Road, in conjunction with the installation of traffic control signals at Sheppard Avenue East, at a point 130 metres east of Allanford Road, as set out in Recommendation 1 above.

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

Transportation Services staff are recommending the removal of the pedestrian refuge island (PRI) on Sheppard Avenue East, approximately 130 metres east of Allanford Road, and replacing it with traffic control signals at the same location.

There are several factors for the proposed recommendations:

- Pedestrian refuge island's do not provide right-of-way for pedestrians and are not considered an enhanced form of pedestrian crossing protection

- The heavy traffic on the five-lane cross-section of Sheppard Avenue East poses potential safety concerns for pedestrians crossing at the pedestrian refuge island between Agincourt Mall on the north side of Sheppard Avenue East and the seniors' residence located on the south side of Sheppard Avenue East.

- Due to the immediate proximity to the senior residence at 3825 Sheppard Avenue East, the subject pedestrian refuge island is used predominantly by seniors who often require extra time to cross the road.

- The potential concerns involving pedestrians crossing the subject area suggests that additional crossing protection should be considered at this location.

The replacement of pedestrian refuge island with traffic control signals will provide enhanced safety for all road users and is justified based on the assessment undertaken. 

The Scarborough Community Council recommends that:

1. City Council designate a Community Safety Zone in effect at all times on both sides of Kingston Road, between Valhalla Boulevard and Birchmount Road.

Community groups and members have consistently raised concerns regarding traffic safety along Kingston Road, particularly in the stretch between Valhalla Boulevard and Birchmount Road. This corridor serves as a major arterial route with high vehicle volumes and speeds, while also functioning as an important pedestrian and cycling link for residents, schools, and local businesses.

The area is home to key community institutions, including the Royal Canadian Legion Branch 13 and Birch Cliff Public School. Both generate significant pedestrian activity, with seniors, veterans, students, and families frequently crossing Kingston Road. The mix of heavy traffic volumes with vulnerable road users creates a heightened safety risk. Residents have voiced concerns about speeding, aggressive driving, and the challenges faced by children and seniors navigating this section of the road.

Designating a Community Safety Zone provides an additional enforcement and deterrence tool, as it allows for increased penalties for traffic violations. This reinforces the City’s commitment to protecting its most vulnerable road users and prioritizing safety over speed in high-risk areas.

Community Safety Zones are intended to safeguard locations where there is a demonstrated need for enhanced protection. Establishing a zone on Kingston Road between Valhalla Boulevard and Birchmount Road will help mitigate risks, support the safe operation of nearby community facilities, and align with the broader goals of the City’s Vision Zero Road Safety Plan.

The Toronto and East York Community Council recommends that:

1. City Council approve the Rental Housing Demolition Application 23 213845 STE 04 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 1304-1318 King Street West and 143 Cowan Avenue, 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;

b. the replacement rental dwelling units required by Recommendation 1.a. above shall collectively have a total gross floor area of at least 536 square metres and be comprised of 1 studio unit, 3 one-bedroom units and 4 two-bedroom units, as generally illustrated in the plans submitted to City Planning dated July 7, 2025; any revision to these plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning;

c. the replacement rental dwelling units shall be provided in contiguous groupings of at least 6 rental dwelling units and the location of the replacement rental dwelling units within the new 18-storey mixed use building shall be to the satisfaction of the Chief Planner and Executive Director, City Planning;

d. the owner shall, as part of the 8 replacement rental dwelling units required in Recommendation 1.a above, provide at least 1 one-bedroom unit and 3 two-bedroom units at affordable rents, 1 one-bedroom unit at mid-range (affordable) rents, and 1 studio unit, 1 one-bedroom unit and 1 two-bedroom unit at mid-range (moderate) rents, as currently defined in the City's Official Plan, all for a period of at least 10 years beginning from the date of first occupancy of each unit;

e. the owner shall provide a Tenant Assistance Plan for tenants of the 8 existing rental dwelling units proposed to be demolished to the satisfaction of the Chief Planner and Executive Director, City Planning;

f. the owner shall provide tenants of all 8 replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed 18-storey building at no extra charge; access to, and use of, these amenities shall be on the same terms and conditions as any other resident of the building without the need to pre-book or pay a fee, unless specifically required as a customary practice for private bookings;

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

h. the owner shall provide and make available for rent at least 2 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; and 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;

i. 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;

j. the replacement rental dwelling units required in Recommendation 1.a. above shall be made ready and available for occupancy no later than the date by which 70 percent of the new dwelling units in the proposed development, exclusive of the replacement rental dwelling units, are made available and ready for occupancy, subject to any revisions to the satisfaction of the Chief Planner and Executive Director, City Planning; and

k. the owner shall enter into, and register on title to the lands, an Agreement pursuant to Section 111 of the City of Toronto Act, 2006, to secure the conditions outlined in Recommendations 1.a. through 1.j. above, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning.

2. City Council authorize the Chief Planner and Executive Director, City Planning to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006, for the demolition of the 8 existing rental dwelling units located at 1304-1318 King Street West and 143 Cowan Avenue after all the following have occurred:

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

b. the Official Plan and Zoning By-law Amendments for Application 23 213844 STE 04 OZ have come into full force and effect;

c. the issuance of the Notice of Approval Conditions for site plan approval by the Executive Director, Development Review or their designate, pursuant to Section 114 of the City of Toronto Act, 2006, or as otherwise determined by the Chief Planner and Executive Director, City Planning;

d. the issuance of excavation and shoring permits (conditional or full permit) for the approved development on the site; and

e. the owner has confirmed, in writing, that all existing rental dwelling units proposed to be demolished are vacant.

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

4. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Residential Demolition Permit under Section 33 of the Planning Act and Chapter 363 of the Toronto Municipal Code for 1304-1318 King Street West and 143, 143a and 145 Cowan Avenue after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 2 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to Section 6.2 of Chapter 363, on condition that:

a. the owner removes all debris and rubble from the site immediately after demolition;

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

c. the owner erects the proposed building on the site no later than three (3) years from the date that the demolition of the existing rental dwelling units commences, subject to the timeframe being extended at 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, as with municipal property taxes, an amount equal to the sum of twenty thousand dollars ($20,000.00) per dwelling unit for which a demolition permit is issued, and that such amount shall, until payment, be a lien or charge upon the land for which the Residential Demolition Permit is issued.

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

The Toronto and East York Community Council held a statutory public meeting on September 18, 2025 and notice was given in accordance with the City of Toronto Act, 2006.

This report recommends approval of a Rental Housing Demolition application which proposes to demolish 8 rental dwelling units located at 1304-1318 King Street West and 143 Cowan Avenue. The 8 rental units are proposed to be replaced as part of the new development on the site. The proposal includes a Tenant Assistance Plan that addresses the right of existing tenants to return to replacement rental units at similar rents and provides financial compensation to mitigate hardship.

The proposed development on the site at 1304-1318 King Street West and 143, 143a and 145 Cowan Avenue is the subject of a related Official Plan and Zoning By-law Amendment application (23 213844 STE 04 OZ) which was appealed to the Ontario Land Tribunal (OLT). A settlement offer was endorsed by City Council on April 23 and 24, 2025. On June 24, 2025, the OLT issued an interim Order and approved the Official Plan Amendment and Zoning By-law Amendment applications that permits an 18-storey mixed-use building with 230 dwelling units, including 8 replacement rental units. The OLT withheld its final Order until outstanding matters, including a decision by City Council on the Rental Housing Demolition application, are resolved.

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

The Toronto and East York Community Council recommends that:

1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 1648, 1650, 1660 and 1664 Dupont Street substantially in accordance with the draft Zoning By-law Amendment included as Attachment 5 to the report (August 29, 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 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 1648, 1650, 1660 and 1664 Dupont Street from Permit Parking.

The Toronto and East York Community Council held a statutory public meeting on September 18, 2025 and notice was given in accordance with the Planning Act.

This application proposes to amend the Zoning By-law to permit an 11-storey mixed use building at 1648, 1650, 1660 and 1664 Dupont Street containing a total of 10,435 square metres of residential gross floor area (163 dwelling units), 342 square metres gross floor area of retail at grade, a total of 26 vehicular parking spaces, and 103 bicycle parking spaces. On July 24, 2024, site-specific Zoning By-law 866-2024 was approved by City Council for an 11 storey building on the three properties at 1650, 1660 and 1664 Dupont Street. The current application extends the built form principles of the 2024 approval onto the additional property at 1648 Dupont Street, while also incorporating a 0.3 metre City-owned strip of land (one foot reserve) which bisects the site at 1660 Dupont Street.

This report reviews and recommends approval of the application to amend the Zoning By-law with a holding provision, to permit the proposed 11-storey mixed-use building at 1648, 1650, 1660 and 1664 Dupont Street. The proposed development is consistent with the Provincial Planning Statement (2024) and conforms to the City's Official Plan. Staff recommend approval of the application to amend the Zoning By-law. The holding provision is proposed until such time as engineering and infrastructure matters and technical reports have been finalized to address servicing, noise and vibration impacts, and agreement to purchase existing one foot reserve has been executed.

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 425 Bloor Street West substantially in accordance with the draft Zoning By-law Amendment included as Attachment 5 to the report (September 2, 2025) from the Acting Director, Community Planning, Toronto and East York District.

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

3. City Council request the owner to make reasonable commercial efforts to identify, in consultation with the General Manager, Parks and Recreation, a suitable off-site parkland dedication as a substitution for an on-site parkland dedication that:

a. is accessible to the area where the subject site is located;

b. is a good physical substitute for any on-site parkland dedication;

c. is free and clear, above and below grade, of all easements, encumbrances and encroachments;

d. is in an acceptable environmental condition; and

e. the value of the off-site dedication shall not exceed the estimated value of the on-site dedication that would otherwise be required, which value may include the cost of acquiring the land, land transfer tax, typical closing cost and reasonable real estate commissions of up to 5 percent; and

all to the satisfaction of the General Manager, Parks and Recreation.

4. Should the General Manager, Parks and Recreation, and the owner agree to a property as a substitution for an on-site dedication, City Council accept the off-site parkland dedication, in full or partial fulfilment of the parkland dedication requirements, pursuant to Section 42 of the Planning Act, with conveyance to the City to occur prior to the issuance of the first above grade building permit in accordance with the following:

a. in the event the value of the off-site parkland dedication is less than the value of an on-site parkland dedication, the owner shall provide a cash-in-lieu payment for the shortfall in parkland dedication in accordance with Chapter 415 Article III of the Municipal Code; and

b. in the event the owner is unable to provide a substituted off-site parkland dedication to the City, the owner will be required to satisfy the parkland dedication requirement through a cash-in-lieu of parkland payment prior to the issuance of first above grade building permit in accordance with Chapter 415 Article III of the Municipal Code; and

all to the satisfaction of the General Manager, Parks and Recreation, and the City Solicitor.

5. Should a substituted off-site parkland dedication be accepted by the City, 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.

6. City Council direct the Executive Director, Development Review, in consultation with the local Ward Councillor and the City Solicitor, to continue to work with the applicant to explore an in-kind community benefit package pursuant to 37(6) of the Planning Act to create streetscape enhancements and pedestrian improvements on the west side of the Robert Street right-of-way that include street trees, pollinator planting and public seating, all to be compatible with the enhanced Robert Street Parkette on the east side of the Robert Street right-of-way and to report back to City Council for further instruction on any offer of in-kind community benefits made by the applicant.

7. City Council direct the City Solicitor to withhold the necessary Bills for enactment until:

a. the owner, at its sole cost and expense, has submitted a revised Pedestrian Level Wind Tunnel Study to address the matters outlined in the report (September 2, 2025) from the Acting Director, Community Planning, Toronto and East York District to the satisfaction of the Executive Director, Development Review;

b. the owner submit a revised Functional Servicing and Stormwater Management Report, ("Engineering Reports"), and supporting plans, to the satisfaction of the Director, Engineering Review, Development Review; and/or

c. the owner 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 Director, Engineering Review, Development Review. 

8. City Council request the Executive Director, Development Review to consider securing the following as part of the site plan agreement:

a. reinstatement and expansion of the Robert Street Parkette on the east side of Robert Street adjacent to the development site, including outdoor seating and a publicly accessible source of drinking water, in consultation with the Bloor-Annex Business Improvement Area, Economic Development and Culture, and Transportation Services;

b. reinstatement and expansion of the existing Bike Share station with a minimum of 23 docks, upgraded to an electric station with power supplied by the property owner, on the east side of Robert Street within the public right-of-way, in consultation with the Toronto Parking Authority and Transportation Services;

c. reinstatement or expansion of the four existing City of Toronto bicycle rings located on the Bloor Street West public right-of-way, in consultation with Transportation Services;

d. a low-carbon building energy strategy that includes at least the following sustainability measures:

1. a highly energy-efficient building envelope with minimal heat loss through balconies;

2. low carbon building heating and cooling, including heat pumps, geothermal heat and energy recovery as the sole or primary source of building and water heating;

3. ample electrical outlets for bicycle charging in the interior bicycle parking area;

4. motion sensor- controlled LED lighting in common areas;

5. fixtures and appliances that are electric-only and efficient in their use of water and energy;

6. accommodation for future solar photovoltaic system;

7. improved stormwater management measures;

8. rainwater capture and re-use for site irrigation;

9. installation of outdoor (dark sky) downward lighting;

10. adequate indoor space dedication to separately collect organic waste, recyclables and household hazardous waste;

11. construction/demolition waste diversion;

12. ventilation suitable to manage wildfire smoke; and

13. conduit to allow for electric vehicle supply equipment for 100 percent of motor vehicle parking; and

e. the applicant will address the concerns raised by the University of Toronto in their letter dated September 18, 2025, to the satisfaction of the Executive Director, Development Review.

9. 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 425 Bloor Street West from Permit Parking.

The Toronto and East York Community Council held a statutory public meeting on September 18, 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 a 30-storey mixed-use building, containing 472 dwelling units and 798 square metres of non-residential gross floor area at 425 Bloor Street West.

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 135 St Clair Avenue West substantially in accordance with the draft Zoning By-law Amendment included as Attachment 7 to the revised report (September 9, 2025) from the Acting 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 the owner to:

a. submit a revised Functional Servicing and Stormwater Management Report ("Engineering Reports") to demonstrate that the existing storm sewer, sanitary sewer system and watermain, and any required improvements, have adequate capacity to accommodate the development of the lands to the satisfaction of the Director, Engineering Review, Development Review; and

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 the owner or applicant is required to secure 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 Director, Engineering Review, Development Review.

4. City Council request the Mayor, as a part of the 2025-2026 Budget process, to allocate the Community Benefits Charges contribution from the development at 135 St. Clair West towards the Brown Community Centre and/or Brown Junior Public School located at 454 Avenue Road, in consultation with the Brown School Principal and Parent Council Chair, and the Toronto Lands Corporation, for the following priorities:

a. gymnasium facility upgrades;

b. the installation of air conditioning;

c. the pool facilities;

d. schoolyard/play area improvements; and

e. any other priorities determined through consultation.

5. City Council authorize the Chief Planner and Executive Director, City Planning to enter into an Agreement pursuant to subsection 35.2(2) of the Planning Act and the City’s Inclusionary Zoning Bylaw on terms satisfactory to the Chief Planner and Executive Director, City Planning and in a form acceptable to the City Solicitor. 

6. City Council request the Executive Director, Development Review and the General Manager, Transportation Services to report on options to mitigate traffic impacts on Foxbar Road resulting from this application.

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 135 St. Clair West from permit parking.

8.  City Council request the Applicant establish a Neighbourhood Liaison Committee including the Deer Park Residents Group, Foxbar Neighbourhood Association, South Hill Residents Association, Brown Public School representatives, and Bradgate Arms Retirement Home, 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; as a part of the construction management plan, request the following key priorities be addressed:

a. regular cleaning of the streets, sidewalks and adjacent properties;

b. the installation of sound mitigation measures and screening adjacent to the Bradgate Arms;

c. adequate notice to residents of any major neighbourhood disruptions;

d. approaches to limit the occupancy of the right-of-way for construction staging, to minimize impacts to traffic; and

e. the installation of a crossing guard at Avenue Road-St. Clair Avenue West during school hours.

9.  City Council request the Executive Director, Development Review to work with the Applicant and Ward Councillor to consult with the Neighbourhood Liaison Committee at the site plan stage on issues including but not limited to:

a. reducing traffic impacts;

b. wind mitigation measures;

c. opportunities to enhance tree planting and greenery; and

d. the design of any proposed public art.

The Toronto and East York Community Council held a statutory public meeting on September 18, 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 164.3-metre (49-storeys, excluding mechanical penthouse) mixed-use building. The proposed building includes 576 residential units, with a total gross floor area of 48,548 square metres, including 948 square metres of gross floor area for non-residential uses. The proposal includes a mid-block connection at the southern end of the site between Foxbar Road and Avenue Road.

The Toronto and East York Community Council recommends that:

1. City Council amend the Official Plan for the lands municipally known as 2323-2329 Yonge Street and 2345 Yonge Street substantially in accordance with the draft Official Plan Amendment included as Attachment 7 to the report (September 2, 2025) from the Acting Director, Community Planning, Toronto and East York District.

2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 2323-2329 Yonge Street substantially in accordance with the draft Zoning By-law Amendment included as Attachment 8 to the report (September 2, 2025) from the Acting Director, Community Planning, Toronto and East York District.

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

4. City Council direct that before introducing the necessary Bills to City Council for enactment, the owner is required to, at its sole cost and expense:

a. submit a revised Functional Servicing and Stormwater Management Report, to the satisfaction of the Director, Engineering Review, Development Review;

b. enter 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 Director, Engineering Review, Development Review, should it be determined that improvements to such infrastructure are required; and

c. submit revised information to address outstanding comments from Solid Waste Management.

5. City Council authorize the Chief Planner and Executive Director, City Planning to enter into an agreement with the owner of the lands at 2345 Yonge Street to secure the provision of affordable housing required for the site, if the owner elects to provide affordable housing as a portion of the minimum 2,441 square metres of gross floor area for alternative uses required by the Official Plan Amendment; such affordable housing shall be provided in accordance with the terms and conditions outlined in Attachment 9 to the report (September 2, 2025) from the Acting Director, Community Planning, Toronto and East York District to the satisfaction of the Chief Planner and Executive Director, City Planning, and with such agreement registered in priority on title to the lands in a manner satisfactory to the City Solicitor.

6. City Council require the owner of the lands at 2323-2329 Yonge Street, at their sole cost and expense, to enter into, and register on title, an Amending Section 37 Agreement that amends the Section 37 Agreement registered on title to the lands, registered as Instrument AT6606276, securing the following matters of legal convenience in addition to the previously secured items to implement the requirements of the recommended Official Plan Amendment, to the satisfaction of the Executive Director, Development Review and the City Solicitor as follows:

a. in accordance with the draft Official Plan Amendment, included as Attachment 7 to the report (September 2, 2025) from the Acting Director, Community Planning, Toronto and East York District, the owner shall be required to provide a minimum 1,480 square metres of non-residential uses or affordable rental housing, in lieu of the required office replacement, which will include a minimum of 6 affordable rental housing units totalling 345 square metres; the minimum 345 square metres of affordable rental housing shall include 161 square metres of affordable rental housing provided as a Community Benefits Charge in-kind community benefit; and the affordable housing shall be provided in accordance with the terms and conditions outlined in Attachment 9 to the report (September 2, 2025) from the Acting Director, Community Planning, Toronto and East York District, to the satisfaction of the Executive Director, Development Review and the City Solicitor; and

b. the owner shall submit an updated Pedestrian Level Wind Tunnel Study prior to Site Plan Approval to the satisfaction of the Executive Director, Development Review and the owner shall agree to implement any wind mitigation measures required therein to the satisfaction of the Executive Director, Development Review.

7. City Council request the Applicant establish a Neighbourhood Liaison Committee including the Republic Resident Association, Eglinton Park Residents Association, and North Toronto Collegiate Institute representatives, 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; as a part of the Construction Management Plan, request the following key priorities be addressed:

a. measures to limit right-of-way occupancy for construction staging;

b. regular cleaning of the streets, sidewalks and adjacent properties for dust and debris; and

c. adequate notice to residents of any major neighbourhood disruptions, impacting noise, or creating transportation or pedestrian impacts.

8. City Council request the Executive Director, Development Review and the Chief Planner and Executive Director, City Planning to work with the Applicant to explore small-scale retail floorplates in the project.

9. City Council request the Executive Director, Development Review to consult with residents’ groups at the site plan stage on measures including but not limited to:

a. wind mitigation measures;

b. opportunities to enhance tree planting and greenery; and

c. public realm improvements to Roehampton Avenue, in collaboration with Transportation Services Neighbourhood Projects.

10 . City Council request the Executive Director, Development Review and the General Manager, Transportation Services to report on the feasibility of plans to realign the Roehampton Avenue-Orchard View intersection.

11. 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 2323-2329 Yonge Street from Permit Parking.

The Toronto and East York Community Council held a statutory public meeting on September 18, 2025 and notice was given in accordance with the Planning Act.

This report reviews and recommends approval of the applications to permit a 206-metre (65-storey, excluding the mechanical penthouse) mixed-use building containing approximately 784 residential units at 2323-2329 Yonge Street.

The Official Plan Amendment application was submitted for two sites, 2323-2329 Yonge Street and 2345 Yonge Street, which are under the same ownership, to allow for a reduction in the required amount of replacement office space. In line with the Council-approved city-wide office replacement policy directions, each site will instead secure a combination of non-residential gross floor area and/or affordable housing.

A separate Zoning By-law Amendment application (21 220609 STE 12 OZ) was submitted for a proposed development at 2345 Yonge Street and is currently under review. This application will be the subject of a future decision report.

The Toronto and East York Community Council recommends that:

1. City Council amend the Official Plan for the lands municipally known as 15 Toronto Street substantially in accordance with the draft Official Plan Amendment included as Attachment 5 to the report (September 2, 2025) from the Acting Director, Community Planning, Toronto and East York District.

2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 15 Toronto Street substantially in accordance with the draft Zoning By-law Amendment, with a Holding Symbol and conditions for its removal, included as Attachment 6 to the report (September 2, 2025) from the Acting Director, Community Planning, Toronto and East York District.

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

The Toronto and East York Community Council held a statutory public meeting on September 18, 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, including a holding provision, to permit a 56-storey (200.5 metres, excluding mechanical penthouse) mixed-use building at 15 Toronto Street.

The proposal includes 394 dwelling units, including approximately 13 social housing units (at least 763 square metres of gross floor area), and 175 square metres of retail space.

The Official Plan Amendment is required to allow for the provision of 763 square metres of social housing in lieu of replacement office space, amend the minimum non-residential gross floor area requirement, and vary the unit mix requirements.

A separate report from the Senior Manager, Heritage Planning, on the proposed demolition of the existing 11-storey building located at 15 Toronto Street in the St. Lawrence Neighbourhood Heritage Conservation District and the design of a replacement structure, in accordance with Section 42(1) 2 and 42(1) 4 of the Ontario Heritage Act will be considered by City Council in conjunction with this report.

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 26 Laing Street substantially in accordance with the draft Zoning By-law Amendment included as Attachment 5 to the report (September 2, 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 direct staff to bring forward a report regarding the conversion of Laing Street into two-way operation from the proposed driveway to Eastern Avenue.

The Toronto and East York Community Council held a statutory public meeting on September 18, 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 a 14-storey mixed-use building and a detached 4-storey townhouse building at 26 Laing Street. The proposed development has 170 dwelling units with 111.6 square metres of commercial gross floor area at grade. A total of 13 vehicular and 197 bicycle parking spaces are proposed.

The proposed development is consistent with the Provincial Planning Statement (2024) and conforms to the City's Official Plan. Staff recommend approval of the application to amend the Zoning By-law.

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 Zoning By-law Amendment application appeal for the lands at 1149 and 1153 Queen Street West and to continue discussions with the applicant to resolve outstanding issues.

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

On November 20, 2024, an application to amend the Zoning By-law to permit a 27 storey mixed-use building containing 367 residential units and 762.7 square metres of ground floor retail at 1149 and 1153 Queen Street West was submitted. The existing buildings on the site are proposed to be demolished, including 10 rental dwelling units that are proposed to be replaced within the new building. A Rental Housing Demolition application was also submitted.

On April 7 2025, the applicant appealed the application to the Ontario Land Tribunal (“OLT”) citing City Council’s failure to make a decision on the Zoning By-law Amendment application within the 90-day time frame in the Planning Act.

This report recommends that the City Solicitor, with the appropriate City staff, attend the OLT hearing to oppose the application in its current form and to continue discussions with the applicant to resolve outstanding issues. The Zoning By-law Amendment does not conform with the City’s Official Plan, including the Site and Area Specific Policy 566.

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 2, 4 and 80 Union Street and to continue discussions with the applicant in an attempt to resolve outstanding issues.

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

On November 16, 2021 an Official Plan and Zoning By-Law Amendment application was submitted to permit the redesignation of the lands at 2, 4 and 80 Union Street from Core Employment Areas to Mixed Use Areas. The application proposes three mixed-use buildings, ranging in height between 39 and 49 storeys, containing commercial, office, retail and residential uses.

A Draft Plan of Subdivision application was also submitted to subdivide the lands into three development blocks. The Draft Plan of Subdivision Application was not included in the appeal.

On April 23, 2025, the applicant appealed the Official Plan and Zoning By-law Amendment application to the Ontario Land Tribunal ("OLT") due to Council not making a decision within the timeframe prescribed by the Planning Act.

On August 15, 2025, the Minister of Municipal Affairs and Housing issued a Notice of Decision to approve the Keele St. Clair Secondary Plan (OPA 537) without any modifications, which is a final decision that brought OPA 537 into effect as of that date.

This report recommends that the City Solicitor and appropriate City staff attend the OLT to oppose the Official Plan and Zoning By-law Amendment 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 amend site-specific Zoning By-law 1096-2021 for the lands at 27 Grosvenor and 26 Grenville Street in accordance with the draft Zoning By-law Amendment included in Attachment 1 to the report (September 2, 2025) from the Acting 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 authorize the City Solicitor to amend the Section 37 Agreement dated December 10, 2021 in connection with the development located at 27 Grosvenor and 26 Grenville Street to require:

a. a revised unit mix of affordable rental units including:

1. a minimum of 31 studio affordable rental units;

2. a minimum of 63 one-bedroom affordable rental units;

3. a minimum of 92 two-bedroom affordable rental units; and

4. a minimum of 47 three-bedroom affordable rental units;

b. revision of the period of affordability from 40 years to 99 years; and

c. the relocation of the required non-profit childcare centre from the north tower to the south tower within the development site.

4. City Council authorize the City Solicitor to amend the Section 37 Agreement dated December 10, 2021 in connection with the development located at 27 Grosvenor and 26 Grenville Street, to update the Affordable Rent terms to reflect the definition of affordable rents in the Official Plan, in consultation with Housing Secretariat.

5. City Council authorize appropriate City officials to implement City Council's decision, including execution and registration of the amended Section 37 Agreement on title to the lands municipally known as 27 Grosvenor Street and 26 Grenville Street.

The Toronto and East York Community Council held a statutory public meeting on September 18, 2025 and notice was given in accordance with the Planning Act.

On May 5 and 6, 2021, City Council approved a Zoning By-law Amendment application to permit a mixed-use building with two towers, 32 and 46 storeys in height, connected by a shared podium at 27 Grosvenor Street and 26 Grenville Street. As part of the approval, Council directed staff to enter into an agreement under Section 37 of the Planning Act to secure the provision of 231 affordable rental units and a non-profit childcare centre, including specific terms related to unit mix and the location of the childcare centre.

The proposal has been modified since the original approval, including changes to the affordable rental unit mix and the location of the child care centre.

This report recommends amending the Section 37 terms in Schedule A of site-specific By-law 1096-2021 and the Section 37 Agreement registered on title at 27 Grosvenor Street and 26 Grenville Street to permit a reduction of the required one-bedroom affordable rental units from 92 to 63, to introduce 31 affordable rental studio units, to change one required two-bedroom unit to a three-bedroom unit; to revise the period of affordability from a minimum of 40 years to a minimum of 99 years; to update the Affordable Rent terms to align with the Official Plan definitions, and to change the location of the childcare centre from the north tower to the south tower.

The Toronto and East York Community Council recommends that:

1. City Council authorize the closure of the east sidewalk and easterly northbound designated cycle track on Sherbourne Street, between Gerrard Street East and a point 35 metres south, and a provision of a temporary pedestrian walkway within the closed portion of the designated cycle track and a temporary bike lane within a closed portion of the northbound traffic lane, from October 15, 2025 to May 31, 2026, inclusive.

2. City Council prohibit northbound left-turns, at all times, at the intersection of Sherbourne Street and Gerrard Street East.

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

4. City Council direct the applicant to construct and maintain a fully covered, protected and unobstructed walkway for all pedestrians, including for those with mobility devices, for the entire duration of the construction staging area permit to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services and ensure it is compliant with the Accessibility for Ontarians with Disabilities Act.

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

6. City Council direct the applicant to clearly consult and communicate all construction, parking and road occupancy impacts with local Business Improvement Areas and resident associations in advance of any physical road modifications.

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

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

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

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

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

12. City Council direct the applicant to include a minimum of 75 percent of advertisement surface area on the construction hoarding which is to be allocated to artwork with adequate spotlighting at their sole cost; design is to be reviewed and approved by the local Ward Councillor.

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

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

15. City Council direct the applicant to establish a Construction Management Working Group that meets monthly and invite local stakeholders including Transportation Services, Municipal Licensing and Standards, Toronto Building, adjacent neighbours, local resident groups, local Business Improvement Areas and local school administration.

16. City Council direct that Sherbourne Street be returned to its pre-construction traffic and parking regulations when the project is complete.

17. City Council direct the applicant to create a publicly accessible website with regular construction updates and post the website address on the construction site hoarding, which must be prominently placed and legible from 20 metres and on all elevations from the construction site.

18. City Council direct the applicant to mitigate light pollution by installing a shield/barrier on any lighting standards in close proximity to adjacent residential properties, such as cranes.

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

20. City Council direct the applicant to email monthly construction progress reports to the local Councillor, local residents’ association and Business Improvement Area Board of Management.

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

Forum Asset Management is constructing an 18-storey student residence at 307 Sherbourne Street. The site is located on the southeast corner of Sherbourne Street and Gerrard Street East.

Transportation Services is requesting authorization to temporarily to close the east sidewalk and northbound cycle track on Sherbourne Street for a period of eight months, from October 15, 2025, to May 31, 2026, in order to enable construction staging operations for the development.

Pedestrians will be redirected into a 1.8 metre wide covered and protected walkway within the closed portion of the northbound cycle track on the east side of Sherbourne Street. People cycling in the northbound cycle track be redirected into a 1.5 metre wide temporary bike lane. Pedestrian movements on the south side of Gerrard Street East will be maintained in a covered and protected walkway within the existing sidewalk.

The Toronto and East York Community Council recommends that:

1. City Council prohibit stopping on the east side of Bathurst Street between Eglinton Avenue West and Bathurst Station North Exit from 2:00 p.m. to 7:00 p.m., Monday to Friday and from 12:00 p.m. to 7:00 p.m., Saturday to Sunday, except public holidays.

2. City Council prohibit northbound left-turns, from 7:00 a.m. to 7:00 p.m. Monday to Saturday, except public holidays (Toronto Transit Commission vehicles excepted), at the intersection of Bathurst Street and Davenport Road.

3. City Council prohibit southbound left-turns, from 7:00 a.m. to 7:00 p.m. Monday to Saturday, except public holidays (Toronto Transit Commission vehicles excepted), at the intersection of Bathurst Street and Dupont Street.

4. City Council rescind the existing northbound left-turn restriction, from 7:00 a.m. to 9:00 a.m., Monday to Friday, at the intersection of Bathurst Street and Dupont Street.

5. City Council enact the amendments to traffic and parking regulations associated with Recommendations 1 to 4 above and as generally described in Attachment 1 to the report (September 2, 2025) from the Director, Planning, Design and Management, Transportation Services.

6. City Council direct the General Manager, Transportation Services, in consultation with the Chief Executive Officer, Toronto Transit Commission, to monitor the impacts of No Stopping restrictions on the east side of Bathurst and No Left-Turn restrictions, and to report back to the Toronto and East York Community Council in November 2026 on the transit speed and reliability improvements delivered from these measures, with an interim report in July 2026.

The Chief Strategy and Customer Officer, Toronto Transit Commission and the Acting Department Head, Strategy and Foresight, Toronto Transit Commission gave a presentation on Improving 7 Bathurst. 

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

The focus of this report is Bathurst Street, from Eglinton Avenue West to Bathurst Station North Exit. The recommended changes, which consist of extensions to No Stopping restrictions on the east side of Bathurst Street in the afternoon and weekend, as well as changes to some No Left-Turn restrictions, are intended to clear parking in the curb lane and prohibit turning vehicles from blocking buses and general traffic at intersections, for periods where the 7 Bathurst service is significantly impacted by congestion. An analysis of the TTC's 7 Bathurst operations supports the recommendations in this report.

The proposed extended traffic regulations are intended to improve the reliability of the afternoon bus route and reduce traffic congestion in the afternoon outside of peak hours. Conditions will be monitored following implementation, to determine whether the changes have the intended effect, and whether any further adjustments are required.

In addition, the TTC is currently undertaking a Bunching and Gapping study to improve the service reliability of select TTC routes, including the 7 Bathurst. The study focuses on shifting route management from an emphasis on departures at end terminals to a more customer-oriented approach, recognizing that customers depend on vehicles arriving at regularly spaced intervals, and not a schedule. Additional recommendations for the 7 Bathurst are expected to come from the TTC's Bunching and Gapping study, once the study concludes.

The Toronto and East York Community Council recommends that:

1. City Council rescind the existing parking prohibition in effect from 4:00 p.m. to 6:00 p.m., Monday to Friday, except public holidays on the north side of Queen Street East, between Davies Avenue and Broadview Avenue.

2. City Council rescind the existing stopping prohibition in effect 7:00 a.m. to 9:00 a.m., Monday to Friday, except public holidays on the north side of Queen Street East, between Davies Avenue and Broadview Avenue.

3. City Council rescind the existing parking prohibition in effect from 7:00 a.m. to 9:00 a.m., Monday to Friday, except public holidays on the south side of Queen Street East, between East Don Roadway and Broadview Avenue.

4. City Council rescind the existing stopping prohibition in effect 3:30 p.m. to 6:30 p.m., Monday to Friday, except public holidays on the south side of Queen Street East, between a point opposite Carroll Street and Broadview Avenue

5. City Council rescind the existing stopping prohibition in effect 4:00 p.m. to 6:00 p.m., Monday to Friday, except public holidays on the south side of Queen Street East, between East Don Roadway and a point opposite Carroll Street.

6. City Council rescind the existing parking machine regulation on the north side of Queen Street East, between Don Bridge and Broadview Avenue, in effect from 9:00 a.m. to 4:00 p.m., 6:00 p.m. to 9:00 p.m., Monday to Friday; 8:00 a.m. to 9:00 p.m. Saturday; and 1:00 p.m. to 9:00 p.m. Sunday, for a maximum period of three hours at a rate of $3.00 per hour.

7. City Council rescind the existing parking machine regulation on the north side of Queen Street East, between Davies Avenue and Carroll Street, in effect from 9:00 a.m. to 4:00 p.m., 6:00 p.m. to 9:00 p.m., Monday to Friday; 8:00 a.m. to 9:00 p.m. Saturday; and 1:00 p.m. to 9:00 p.m. Sunday, for a maximum period of three hours at a rate of $3.00 per hour.

8. City Council rescind the existing parking machine regulation on the south side of Queen Street East, between Carroll Street and Broadview Avenue, in effect from 9:00 a.m. to 3:30 p.m., Monday to Friday; 8:00 a.m. to 9:00 p.m. Saturday; and 1:00 p.m. to 9:00 p.m. Sunday, for a maximum period of three hours at a rate of $3.00 per hour.

9. City Council rescind the existing parking machine regulation on the south side of Queen Street East, between Carroll Street and Broadview Avenue, in effect from 6:30 p.m. to 9:00 p.m., Monday to Friday, for a maximum period of 2.5 hours at a rate of $3.00 per hour.

10. City Council prohibit stopping at all times on both sides of Queen Street East, between Davies Avenue and Broadview Avenue.

11. City Council rescind the existing one-way southbound traffic only on Hamilton Street, between Queen Street East and Thompson Street.

12. City Council rescind the existing parking prohibition at all times on the east side of Hamilton Street, between Queen Street East and Thompson Street.

13. City Council prohibit stopping at all times on the east side of Hamilton Street, between Queen Street East and Thompson Street.

14. City Council direct that Queen Street East and Hamilton Street be returned to its pre-construction traffic and parking regulations (except with parking rates and hours of operation being consistent to the rates and hours of operation at the time of completion) when the project is completed.

15. City Council authorize amendments to parking and traffic regulations as set out in Attachment 1 to the   motion by Councillor Chris Moise to take effect from October 1, 2025, until regular Toronto Transit Commission streetcar service has resumed along Queen Street East, Broadview Avenue to Davies Avenue, after the Toronto Transit Commission track replacement work is complete.

16. City Council direct the General Manager, Transportation Services, in consultation with the Chief Executive Officer, Toronto Transit Commission, to report back to the Toronto and East York Community Council in the first quarter of 2026 on the effectiveness of these changes for streetcar operations and a recommended long-term plan for parking and traffic regulations on Dundas Street East, from Parliament Street to River Street.

Engineering and Construction Services will be undertaking a watermain and TTC track replacement project on Queen Street East, between Davies Avenue and Broadview Avenue, from October 1, 2025 to May 1, 2026. The work will be completed in phases to avoid a full closure of Queen Street East. Traffic lanes will be reduced to one eastbound and one westbound traffic lane during the watermain replacement, from October 2025 to February 2026. From March 2026 to April 2026, Queen Street East will be reduced to a single eastbound lane to facilitate the streetcar track replacement.

Transportation Services is recommending amendments to the traffic and parking regulations in the area surrounding the construction site, as well as requesting approval, on behalf of the Toronto Transit Commission (TTC), to install transit priority measures (TPMs) on Dundas Street East, between Parliament Street and River Street to support the transit routes diverted due to the watermain and TTC track replacement project. The 501 Queen, 503 Kingston Road, and 504 King will be diverted due to the closure.

To maintain traffic flow around the construction on Queen Street East, this report proposes prohibiting stopping at all times on both sides of Queen Street East between Davies Avenue and Broadview Avenue. During the streetcar track closures from March 2026 to April 2026, Hamilton Street will be converted from a one-way northbound operation to a temporary two-way operation to facilitate local egress.

The suite of TPMs proposed in this report aim to improve the speed and reliability of impacted TTC routes during the partial closure of Queen Street East. The proposed changes include increased duration of existing ‘No Stopping’ and ‘No Parking’ zones, new turning restrictions, and increased duration of existing turning restrictions. The proposed changes aim to mitigate the impact on the 49,000 streetcar customers travelling each day on the routes affected directly or indirectly by the construction closure (based on Spring 2025 ridership).

To support streetcar and general traffic operations along diverted transit routes, this report proposes extending existing ‘No Stopping’ restrictions on Dundas Street East between Parliament Street and Sackville Street to cover the periods of 7:00 a.m. to 10:00 a.m. and 3:00 p.m. to 7:00 p.m., Monday to Friday. It also proposes extending or implementing ‘No Parking’ restrictions on the north side of Dundas Street East between Parliament Street and Sackville Street from 10:00 a.m. to 3:00 p.m. Monday to Friday, and 12:00 p.m. to 7:00 p.m. Saturday to Sunday. The south side of Dundas Street East between Parliament Street to Sackville Street has existing Anytime ‘No Parking’ restrictions. New or extended turn prohibitions are proposed at multiple intersections along Dundas Street East between Parliament Street and River Street to reduce delay to streetcars at these intersections from turning vehicles.

The transit priority measures were focussed on Dundas Street East, between Parliament Street and Broadview Avenue as this stretch has the highest streetcar frequency of the streets affected by the TTC diversion (12-16 streetcars per hour in the PM peak). Parliament Street and Broadview Avenue have similar transit vehicle frequencies (12 per hour and 14-15 per hour respectively), but these are made up of both streetcar and bus services; buses are able to manoeuvre around traffic and pass other buses and turning vehicles (if a lane is available), whereas streetcars move on a track and are vulnerable to both their own delays and delays affecting the streetcars ahead of them. The segments of Parliament Street, Broadview Avenue, and River Street supporting additional TTC service during the partial closure of Queen Street East will be monitored and transit priority measures will be proposed if necessary, such as curbside use restrictions and/or turn prohibitions.

Any additional TPMs that would be proposed to support the diversions in Ward 14 will be coordinated with the work associated with 2025.TE24.46 Traffic Management in Ward 14 related to the King Street East and Church Street Intersection Project, which is on-going and has in-progress traffic monitoring. As part of this project the TTC is working with the City of Toronto on improvements to transit and traffic in this area. Before the start of construction, the TTC streetcar stops at Dundas Street East and Munro Street will be removed to improve the traffic flow in this area. TTC and Transportation Services will complete modelling with the data collection program to further support recommendations in the area. An update on these efforts and recommendations for Item 2025.TE24.46 will be addressed at the Toronto and East York Community Council Meeting on October 22, 2025.

As TTC operates transit service on Queen Street East and Dundas Street East, City Council approval of this report is required.

The Toronto and East York Community Council recommends that:

1. City Council prohibit southbound right-turns from 3:30 p.m. to 6:30 p.m., Monday to Friday, bicycles excepted, at the intersection of Dufferin Street and Bloem Avenue.

Residents on Bloem Avenue have shared concerns regarding the number of vehicles regularly using their street as a cut-through to avoid travelling along Dufferin Street. This volume has resulted in dangerous speeding, backed up vehicle traffic on the street, and near accidents on this small residential road. A previous study identified significant daily vehicle travel on Bloem Avenue, which continues to impact safety for all road users.

Through a neighbourhood survey conducted by my office, residents confirmed their support for a southbound right-turn prohibition from Dufferin Street to Bloem Avenue during weekday afternoon peak periods. This turn restriction, alongside planned traffic calming measures, will help to reduce vehicle volume and dangerous speeding on Bloem Avenue.

The Toronto and East York Community Council recommends that: 

1. City Council designate a Community Safety Zone to be in effect at all times on both sides of Dovercourt Road, between Dundas Street West and College Street.

Dovercourt Road, between College Street and Dundas Street West, links many residents and their families to several nearby schools, the West End Parents Daycare, a local YMCA, and several popular neighbourhood parks. It is also a popular route for drivers travelling between two very busy major arterials.

I have heard many concerns from residents about dangerous driving behaviour, including excessive speeding, drivers running through the crosswalk, and near misses with pedestrians and cyclists. These concerns reflect an urgent need for improved safety measures to prevent a serious collision.

Transportation Services conducted a review and determined that designating this section of Dovercourt Road as a community safety zone is warranted. The proximity to several schools and a daycare, the significant pedestrian volume, and limitations to traffic calming options all justified the need for this designation. The establishment of a community safety zone will increase penalties for drivers violating traffic rules and will support any future installations of an automated speed enforcement system. These improvements will help to improve safety for all vulnerable road users travelling around this growing neighbourhood.

The Toronto and East York Community Council recommends that:

1.  City Council rescind the existing parking for a maximum period of 15 minutes regulation in effect at all times, except 7:00 a.m. to 9:00 a.m. and 4:00 p.m. to 6:00 p.m., Monday to Friday, on the east side of Bathurst Street between a point 15 metres north of Wellington Street West and Stewart Street.

2.  City Council rescind the existing no stopping prohibition in effect at all times on the north side of Wellington Street West at Bathurst Street and a point 110 metres further east.

3. City Council rescind the existing no stopping prohibition in effect at all times on the north side of Wellington Street West at Bathurst Street and a point 115 metres further east.

4.  City Council designate a passenger loading zone in effect at on the north side of Wellington Street West between a point 18 metres east of Bathurst Street and a point 24 metres further east.

5.  City Council prohibit stopping at all times on the north side of Wellington Street West between Bathurst Street and a point 18 metres east.

6.  City Council prohibit stopping at all times on the north side of Wellington Street West between a point 42 metres east of Bathurst Street and a point 73 metres further east

7.  City Council prohibit standing at all times on the north side of Wellington Street West between a point 18 metres east of Bathurst Street and a point 24 metres further east.

In April 2022, Council approved bylaw 294-2023: Item - 2022.IE28.7 to adjust traffic and parking regulations to accommodate the Douro Street and Wellington Street Road Safety and Bikeway Improvements project as part of the Council approved Cycling Network Plan.

The loading zone in question was adjusted as part of a Cycling Network Plan project on Wellington Street which required the relocation of the loading zone used predominantly by 1Hotel, previously located on Wellington Street West just East of Bathurst Street, to Bathurst Street between Wellington Street West and Stewart Street.

This relocation had become problematic with challenges with snow clearing, peak hour traffic and also with the forthcoming Bathurst RapidTO project. As such Transportation Services has worked with 1Hotel to design and reconstruct the sidewalk on Wellington Street to safely accommodate a loading bay at the original location on Wellington Street at the hotel’s expense. As such, this motion is to revert the by-laws to reflect the original loading zone condition.

The Mayor recommends that:

1. City Council consider the appended report from the Executive Director, Social Development regarding the expansion of Toronto Community Crisis Service to Toronto Transit Commission subway stations and adopt the following recommendations in the report:
 

1. City Council authorize the Executive Director, Social Development to negotiate, enter into, and amend any service and funding agreements with the Gerstein Crisis Centre for the provision of the Toronto Community Crisis Service for the Toronto Transit Commission Pilot for up to $540,000 (gross and net) in 2025 and up to $1,803,000 (gross and net) in 2026 with a term ending on December 31, 2026 on the terms and conditions satisfactory to the Executive Director, Social Development and in a form acceptable to the City Solicitor.

2. City Council authorize the Executive Director, Social Development to negotiate, enter into, and amend single-and multi-year agreements to support program components related to the Toronto Community Crisis Service-Toronto Transit Commission Pilot (e.g., training, evaluation, outreach campaigns) within the budget allocation for the program, and on such manner, content, terms and conditions as deemed necessary by the Executive Director, Social Development and in a form satisfactory to the City Solicitor.

The Toronto Transit Commission must be safe for everyone. Improving safety on the Toronto Transit Commission will attract more riders and help reduce congestion. At the May 2025 City Council meeting, City staff were directed to develop a plan to expand Toronto Community Crisis Service directly on to the Toronto Transit Commission. Appended here is a report from the Executive Director, Social Development, outlining the operational plan to follow through on Council’s direction.

In 2025, the City of Toronto expanded Toronto Community Crisis Service citywide and made it our official fourth emergency service as approved through the 2025 Mayor’s Budget. As a next phase in embedding this service across Toronto, the attached report proposes to pilot an expansion of Toronto Community Crisis Service onto the subway system to provide appropriate, expert care to people experiencing mental health illness and enhance safety on the Toronto Transit Commission.

Through the pilot program developed by Social Development, in partnership with the Toronto Transit Commission, trained crisis workers will be embedded in Toronto Transit Commission stations to provide immediate response to people in need. The crisis workers will also connect individuals with further City services and resources as required.

Transit riders will be able to request help through the SafeToronto Transit Commission app, by sending a text message or by speaking directly with transit staff or crisis workers. To ensure transit riders are aware of the service and how to report safety concerns to Toronto Community Crisis Service, the Toronto Transit Commission will launch a public education campaign to accompany the pilot.

In the attached report, Social Development details the operational plan for the pilot which will be launched in November, pending City Council approval, at high-incident stations in the “U-Zone” in the downtown portion of the Yonge-University line. The intent of this pilot is to provide immediate support to Torontonians, and through robust evaluation and reporting, provide City Council with a roadmap to further expand this service throughout the Toronto Transit Commission.

Toronto Transit Commission riders must feel and be safe. Toronto Community Crisis Service teams will enhance Toronto Transit Commission safety measures by working with existing front-line workers on public transit, including: Toronto Transit Commission staff; Streets to Homes outreach staff; Leap of Faith Together’s Multi-disciplinary Outreach Team; Provincial Offence Officers; safety ambassadors; contracted security guards; and the Toronto Police Service.

The City Manager and the Chief People Officer recommend that:  

1. City Council direct that confidential attachment 1 remain confidential in its entirety as it relates to labour relations and collective bargaining.

This report updates City Council on the implementation of the Canadian Union of Public Employees Local 79 collective agreement, following the ratification of the new collective agreements on March 26, 2025.

The City Manager and the City Solicitor recommend that:  

1. City Council receive this report for information.

This report responds to City Council's direction (MM32.50 - Requesting Legal Review of Bid Process Complaint Relating to Toronto Parking Authority RFP-PARCS-202407) that the City Manager, in consultation with the City Solicitor, review the Toronto Parking Authority's bid process related to the Toronto Parking Authority's RFP-PARCS-20247 procurement for compliance with applicable laws and policies.

The City Solicitor recommends that:

1. City Council authorize the City Solicitor, with retroactive authority if required, to:

a. bring a motion seeking leave to intervene in the appeal to be heard by the Ontario Court of Appeal of the decision in Heegsma v. Hamilton;

b. intervene in the appeal if leave is granted by the Court; and

c. instruct counsel, as necessary, in consultation with the General Manager of Toronto Shelter and Support Services.

The City Solicitor is seeking authority to proceed with a motion for leave to intervene in a case that is being heard at the Ontario Court of Appeal, where the Court will consider the scope of constitutional protections for persons sheltering in encampments.

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 the 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 August 31, 2022, a Zoning By-law Amendment application was submitted to permit a 64-storey mixed-use building with 25,700 square metres of non-residential gross floor area and 704 dwelling units.  The historic Shell Oil Building at 505 University Avenue was proposed to be demolished, with some of its materials re-used in the construction of a new base building.

On October 23, 2023, the applicant appealed the Zoning By-law Amendment application to the Ontario Land Tribunal due to Council's failure to make a decision within the timeframe in the Planning Act for 505 University Avenue.

On February 23, 2024, an Official Plan Amendment application was submitted to establish a Site and Area Specific Policy and among other matters, amend the Downtown Plan to remove the requirement to replace the existing non-residential gross floor area in the proposed development.

On July 9, 2024, the applicant appealed the Official Plan Amendment application to the Ontario Land Tribunal due to Council's failure to make a decision within the timeframe in the Planning Act. The Official Plan Amendment and Zoning By-law Amendment applications for 505 University Avenue are referred to as the Original Development Applications.

On September 2, 2025, the owner filed a Heritage Permit Application requesting Council's consent to demolish the designated heritage property at 505 University Avenue.

 
This report focuses on the owner's Heritage Permit application (described below) under Section 34(1)2 of the Ontario Heritage Act, which requests City Council's consent to demolish the historic former Shell Oil Building at the designated property at 505 University Avenue. The Heritage Impact Assessment prepared by Goldsmith Borgal & Company Ltd. Architects dated August 22, 2025, including a comprehensive structural review (Heritage Retention Study) prepared by Jeff Watson, Professional Enginner, Jablonsky Ast and Partners dated November 25, 2024 (the "Heritage Structural Study"), and a Site Investigation Report by Clifford Restoration dated October 8, 2024 and Stone Cladding memo prepared by Clifford Restoration dated January 13, 2025 (the "Site Investigation/Restoration Report") (collectively, the "Applicant's Heritage Impact Documents") all contained in Public Attachment 3 to this Report.

The Applicant's Heritage Impact Documents state that the demolition is being requested because of structural concerns with the existing building resulting from an "imbalance in the stiffness between the flexibility of the structural steel frame and that of the stiff Queenston Limestone masonry exterior". This imbalance will over time cause the stone to become “over-stressed” and crack. The Applicant's Heritage Impact Documents state that repairing the cracks will over time result in "a patchwork of mis-matched stones" that will result in "an accelerating loss of heritage value". The Applicant's Heritage Consultant therefore recommends that the building be carefully dismantled and the Queenston Limestone be salvaged and reused as part of a new building that would commemorate the heritage building by incorporating its reconstructed facades as part of a new mixed-used building.

The owner now seeks City Council's consent to demolish the designated property at 505 University Avenue.  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 and Confidential Appendix A,B,C,D and E to this report from the City Solicitor, if adopted by City Council, at the discretion of the City Solicitor.

3. City Council direct that the 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 505 University Avenue 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 505 University Avenue is subject to designation by-law 505-2024 under Part IV, Section 29 of the Ontario Heritage Act. On September 22, 2025, the Toronto Preservation Board was consulted respecting the Heritage Permit Application for this property.

The City Solicitor recommends that:

1. City Council adopt the recommendations contained in Confidential Attachment 1 to this report from the City Solicitor.

2. City Council authorize the public release of the confidential recommendations contained in Confidential Attachment 1 to this report from the City Solicitor, if adopted by City Council.

3. City Council direct that all other information contained in Confidential Attachment 1 to this report from the City Solicitor is to remain confidential at the discretion of the City Solicitor, as it contains advice which is subject to solicitor-client privilege.

On July 29, 2021, the City received Zoning By-law Amendment and Site Plan applications for an eight-storey residential building to permit the construction of 93 residential dwelling units. On October 8, 2024, revised applications were submitted to permit a 12-storey mixed-use building containing 168 residential dwelling units and 59.11 square metres of non-residential space.

The applicant appealed City Council's neglect or failure to make a decision on its applications for the Zoning By-law Amendment and Site Plan application to the Ontario Land Tribunal on December 5, 2024.

On August 21, 2025, the applicant submitted revised plans to the Ontario Land Tribunal for an 11-storey building to permit the construction of 139 residential dwelling units and 359.83 square metres of non-residential space.

The City Solicitor requires further directions for an upcoming Ontario Land Tribunal hearing scheduled for November 19 to November 26, 2025.  This matter is urgent and cannot be deferred.

The City Solicitor recommends that:

1. City Council adopt the recommendations contained in Confidential Attachment 1 to this report from the City Solicitor.

2. City Council direct that the confidential recommendations and all other information contained in Confidential Attachment 1 and Confidential Appendix A to this report from the City Solicitor is to remain confidential as it contains advice and information which is subject to solicitor-client privilege and litigation privilege.

On August 26, 2024, the City received a complaint from Leaside Shopping Centres Ltd., pursuant to Section 20 of the Development Charges Act, 1997, Statutes of Ontario 1997, Chapter 27, for 70 Wicksteed Avenue regarding the payment of development charges.

The City Solicitor requires further directions. For reasons set out in Confidential Attachment 1, this matter is urgent and cannot be deferred.

The City Solicitor recommends that:

1. City Council adopt the recommendations contained in Confidential Attachment 1 to this report from the City Solicitor.

2. City Council direct that the confidential recommendations and all other information contained in Confidential Attachment 1 and Confidential Appendix A to this report from the City Solicitor is to remain confidential as it contains advice and information which is subject to solicitor-client privilege and litigation privilege.

On February 28, 2025, the City received a complaint from 2500 Yonge Street Ltd., pursuant to Section 20 of the Development Charges Act, 1997, Statutes of Ontario 1997, Chapter 27, for 2490 - 2515 Yonge Street, 10 - 20 Castlefield Avenue, 565 - 567 Duplex Avenue regarding the payment of development charges.

The City Solicitor requires further directions. For reasons set out in Confidential Attachment 1, this matter is urgent and cannot be deferred.

The City Solicitor recommends that:

1.  City Council amend its decision in Item NY22.2 for 150 The Donway West and 4 Overland Drive to include the following:

"City Council authorize the inclusion of the following provisions in By-law 359-2025:

7.(E)(iii) vents, chutes and caged ladders listed in (i) above, by a maximum of 1.8 metres;"

At its meeting on April 23 and 24, City Council adopted a site-specific Zoning By-law Amendment to City of Toronto Zoning By-law 569-2013 for the lands at 150 The Donway West and 4 Overland Drive. The City Solicitor and City Clerk noticed an omission in the authorization for the site-specific Zoning By-law Amendment adopted by City Council in Item NY22.2 - 150 The Donway West and 4 Overland Drive - Zoning Amendment - Decision Report - Approval.

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 February 18, 2021, the City received a Zoning By-law Amendment application for 11 Pleasant Boulevard to permit the construction of a 53.40-metre (14-storeys including the mechanical penthouse) mixed-use building containing 72 dwelling units and 65 square metres of retail space on the ground floor.  On July 4, 2024, the City received a revised Zoning By-law Amendment application to permit the construction of a 62.75-metre (17-storeys including the mechanical penthouse) residential building with 87 dwelling units.

The applicant appealed City Council's neglect or failure to make a decision on its revised application for the Zoning By-law Amendment to the Ontario Land Tribunal on October 30, 2024.

The City Solicitor requires further directions for the upcoming Ontario Land Tribunal hearing scheduled to commence on December 8, 2025.  This matter is urgent and cannot be deferred.

The City Solicitor recommends that:

1. City Council adopt the recommendations contained in Confidential Attachment 1 to this report from the City Solicitor.

2. City Council authorize the public release of the confidential recommendations contained in Confidential Attachment 1 and Confidential Appendix A to this report from the City Solicitor, if adopted by City Council.

3. City Council direct that all other information contained in Confidential Attachment 1 to this report from the City Solicitor is to remain confidential at the discretion of the City Solicitor, as it contains advice which is subject to solicitor-client privilege.

On June 9, 2022, the City received a Zoning By-law Amendment application and Draft Plan of Subdivision application for 849 Eglinton Avenue East to permit the construction of a 40-storey residential building, a 21-storey mixed use building and a 6-storey office building. On September 1, 2022 an Official Plan Amendment application was also submitted to facilitate the development.

The applicant appealed City Council's neglect or failure to make a decision on its applications, to the Ontario Land Tribunal on July 18, 2024.

The City Solicitor requires further directions for an upcoming Ontario Land Tribunal hearing scheduled for January 19, 2026.

The City Solicitor recommends that:

1. City Council adopt the recommendations contained in Confidential Attachment 1 to this report from the City Solicitor.

2. City Council authorize the public release of the confidential recommendations contained in Confidential Attachment 1 to this report from the City Solicitor, if adopted by City Council.

3. City Council direct that all other information contained in Confidential Attachment 1 to this report from the City Solicitor is to remain confidential at the discretion of the City Solicitor, as it contains advice which is subject to solicitor-client privilege.

On December 15, 2022, the City received a combined Official Plan Amendment and Zoning By-law Amendment application for 65-81 McCormack Street to permit the construction of two mixed-use buildings of 10 and 12 storeys.

The applicant appealed City Council's neglect or failure to make a decision on its application for the Zoning By-law Amendment and Official Plan Amendment, to the Ontario Land Tribunal on December 19, 2023.

The City Solicitor requires further directions for the upcoming Ontario Land Tribunal hearing scheduled to commence on November 17, 2025. This matter is urgent and consideration of it 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 Confidential Appendices A and B to this report from the City Solicitor, if adopted by City Council.

3. City Council direct that all other information contained in Confidential Attachment 1 to this report from the City Solicitor is to remain confidential at the discretion of the City Solicitor, as it contains advice which is subject to solicitor-client privilege.

On June 27, 2022, the City received a Zoning By-law Amendment application for 4158 to 4180 Kingston Road and 8 to 12 Overture Road to permit the construction of a 12-storey residential building.

On October 11, 2023, the applicant submitted a revised proposal to permit the construction of a 20-storey mixed use building with retail at-grade and a total of 320 dwelling units.

The applicant appealed City Council's neglect or failure to make a decision on its application for the Zoning By-law Amendment, to the Ontario Land Tribunal on September 4, 2024.

The City Solicitor urgently requires further directions for the upcoming Ontario Land Tribunal hearing scheduled to commence on November 24, 2025 for 10 days.  This report cannot be deferred.

The City Solicitor recommends that:

1. City Council adopt the recommendations contained in Confidential Attachment 1 to this report from the City Solicitor.
 

2. City Council authorize the public release of the confidential recommendations contained in Confidential Attachment 1 and Confidential Appendix A and B to this report from the City Solicitor, if adopted by City Council.

3. City Council direct that all other information contained in Confidential Attachment 1 to this report from the City Solicitor is to remain confidential at the discretion of the City Solicitor, as it contains advice which is subject to solicitor-client privilege.

On July 5, 2024, the City received Zoning By-law Amendment and Official Plan Amendment applications for 253-263 Viewmount Avenue and 12-18 Romar Crescent to permit the construction of two residential towers of 35 and 39 storeys in height (the "Applications"). A related Rental Housing Demolition application was also submitted because the Applications entail the demolition of eight residential dwelling units, three of which are rental.

On February 20, 2025, the applicant appealed City Council's neglect or failure to make a decision on the Applications to the Ontario Land Tribunal.

The City Solicitor requires further directions for an upcoming Ontario Land Tribunal hearing scheduled for February 23, 2026.

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, Confidential Appendix A and Confidential Appendix B to this report from the City Solicitor, if adopted by City Council.

3. City Council direct that all other information contained in Confidential Attachment 1 to this report from the City Solicitor is to remain confidential at the discretion of the City Solicitor, as it contains advice which is subject to solicitor-client privilege.

On March 9, 2018, the City received an official plan amendment and zoning by-law amendment application for 202 Sheppard Avenue West to permit the construction of a 6-storey mixed-use building containing 310 square metres of medical offices on the second floor and 1,039 square metres of residential uses from the third to sixth floor.

On November 8, 2024, the applicant appealed City Council's decision to approve the Application on October 10, 2024, to the Ontario Land Tribunal.  A case management conference is scheduled for November 5, 2025.

The City Solicitor requires further directions for the upcoming Ontario Land Tribunal case management conference scheduled for November 5, 2025.

The City Solicitor recommends that:

1. City Council adopt the recommendations contained in Confidential Attachment 1 to this report from the City Solicitor.

2. City Council authorize the public release of the confidential recommendations contained in Confidential Attachment 1 and Confidential 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 September 13, 2024, the applicant submitted a Minor Variance application for 1160 Birchmount Road, Unit 4 seeking a variance to the City-wide Zoning By-law 569-2013 in order to permit a recreational establishment on the Site.

The City appealed the Committee of Adjustment's decision to approve the application for the Minor Variance, to the Toronto Local Appeal Body on March 31, 2025.

The City Solicitor requires further directions for an upcoming Toronto Local Appeal Body Hearing scheduled for November 10, 2025. The matter is urgent and cannot be deferred.

The City Solicitor recommends that:

1. City Council adopt the recommendations contained in Confidential Attachment 1 to this report from the City Solicitor.

2. City Council authorize the public release of the confidential recommendations contained in Confidential Attachment 1 to this report from the City Solicitor, if adopted by City Council.

3. City Council direct that all other information contained in Confidential Attachment 1 to this report from the City Solicitor is to remain confidential at the discretion of the City Solicitor, as it contains advice which is subject to solicitor-client privilege.

On April 10, 2025, the applicant submitted Minor Variance applications for 155 Thirtieth Street and 157 Thirtieth Street seeking a variance to the City-wide Zoning By-law 569-2013 in order to permit a personal service shop use on the Sites.

The City appealed the Committee of Adjustment's decisions to approve the applications for the Minor Variance, to the Toronto Local Appeal Body on June 4, 2025.

The City Solicitor requires further directions for an upcoming Toronto Local Appeal Body Hearing scheduled for November 24, 2025.  The matter is urgent and cannot be deferred.

The City Solicitor recommends that:

1. City Council adopt the recommendations contained in Confidential Attachment 1 to this report from the City Solicitor.

2. City Council authorize the public release of the confidential recommendations contained in Confidential Attachment 1 and Confidential Appendix A to this report from the City Solicitor, if adopted by City Council.

3. City Council direct that all other information contained in Confidential Attachment 1 to this report from the City Solicitor is to remain confidential at the discretion of the City Solicitor, as it contains advice which is subject to solicitor-client privilege.

On June 11, 2024, the City received an Official Plan and Zoning Bylaw Amendment to permit a mixed-use development on 120 Bouchette Street in the McCleary District. The original proposal included three residential towers at 43-storeys, 46-storeys, and 49-storeys, containing a combined 1,626 dwelling units.

The applicant appealed City Council's neglect or failure to make a decision on its application for the Zoning By-law Amendment, to the Ontario Land Tribunal on January 24, 2025.

The City Solicitor requires further directions for an upcoming Ontario Land Tribunal hearing scheduled for January 19, 2026. This report is urgent and cannot be deferred because the procedural deadlines for the hearing are imminent.

The Chief Planner and Executive Director, City Planning, recommends that:

1. City Council include 120 Bloor Street East on the City of Toronto's Heritage Register in accordance with the Listing Statement (Reasons for Inclusion) attached as Attachment 1 to the report, September 18, 2025, from the Chief Planner and Executive Director, City Planning.

2. City Council include 1286 Bloor Street West on the City of Toronto's Heritage Register in accordance with the Listing Statement (Reasons for Inclusion) attached as Attachment 2 to the report, September 18, 2025, from the Chief Planner and Executive Director, City Planning.

This report recommends that City Council include 120 Bloor Street East and 1286 Bloor Street West 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 Attachments 1 and 2.

The subject property at 120 Bloor Street East is located on the north side of Bloor Street East between Park Road and Church Street in the Bloor-Yorkville neighbourhood.

The subject property at 120 Bloor Street East contains a 7-storey Modern Classicism style building with a 2-storey mechanical penthouse, constructed for the Crown Life Insurance Company in 1954. A location map and current photograph of the heritage property are found in Attachment 1.

The subject property at 1286 Bloor Street West is located on the north side of Bloor Street West between St. Clarens Avenue and Lansdowne Avenue in the Junction-Wallace Emerson neighbourhood. The building once contained a purpose-built movie theatre (Academy Theatre), designed by architects George Redmond and Neil Beggs constructed in 1913. A location map and current photograph of the heritage property are found in Attachment 2.

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

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 4 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 are required for development applications that affect listed properties.

The Chief Planner and Executive Director, City Planning recommends that:

1. City Council approve the demolition of the 'non-contributing' building and the erection of a new mixed-use building at 15 Toronto Street in the Saint Lawrence Neighbourhood Heritage Conservation District, in accordance with subsections 42(1) 4 and 42(1) 2 of the Ontario Heritage Act, and subject to the following conditions:

a. that the related Zoning By-law Amendment has come into full force and effect.

b. that the replacement building for 15 Toronto Street is substantially in accordance with the plans and elevations submitted by the applicant and prepared by BDP Quadrangle Architects Ltd., dated May 2025, and the Heritage Impact Assessment, prepared by Goldsmith Borgal & Company Ltd. Architects, dated July 30, 2022, and revised August 24, 2023, and on file with the Senior Manager, Heritage Planning.

c. that prior to the issuance of any heritage permit for the property at 15 Toronto Street including a demolition permit, but excluding permits for interior work, repairs and maintenance and usual and minor works for the existing 'non-contributing' building as are acceptable to the Senior Manager, Heritage Planning, the owner provides the following to the satisfaction of the Senior Manager, Heritage Planning:

1. final building permit drawings for the replacement building, including the design of the replacement building, is consistent with the Saint Lawrence Neighbourhood Conservation District Plan substantially in accordance with the plans and elevations submitted by the applicant and prepared by BDP Quadrangle Architects Ltd., dated May 2025, and the Saint Lawrence Neighbourhood Conservation District Plan.

This report recommends that City Council approve the proposed demolition of the existing 11-storey building located at 15 Toronto Street in the Saint Lawrence Neighbourhood Heritage Conservation District, and approve the design of a replacement structure, in accordance with Section 42(1) 2 and 42(1) 4 of the Ontario Heritage Act, with conditions.

The property is designated under Part 5 of the Ontario Heritage Act as part of the Saint Lawrence Neighbourhood Heritage Conservation District. The subject property is identified as 'non-contributing' in the District Plan. The District Plan allows for the demolition of buildings or structures on a non-contributing property. The proposed new 56-storey mixed-use building complies with the Saint Lawrence Neighbourhood Heritage Conservation District.  

The subject development application also requires approval under the Planning Act. The recommendations contained within this report relate solely to approvals required under the Ontario Heritage Act.

The Chief Planner and Executive Director, City Planning recommends that:

1. City Council refuse the proposal to construct a structure on lands subject to an encroachment agreement adjacent to 2 Whitney Avenue, a property within the North Rosedale Heritage Conservation District, in accordance with Section 42 of the Ontario Heritage Act, as outlined in the Applicants' Submission by Matthew and Michele McGrath on July 25, 2025.

This report recommends that City Council refuse the proposal to erect a structure on and adjacent to the property at 2 Whitney Avenue under Section 42 of the Ontario Heritage Act.

The subject site is a B-rated property located in the North Rosedale Heritage Conservation District. The applicant is seeking retro-active approval for the retention and completion of a partially constructed masonry wall, a structure that was erected without a heritage permit. All public and private lands within the boundaries of a heritage conservation district are designated under Part 5 of the Ontario Heritage Act.

The proposed wall, a substantial portion of which was built prior to the owner of 2 Whitney Avenue stopping work at the City's request, does not comply with the North Rosedale Heritage Conservation District Plan, the Official Plan or the Parks Canada Standards and Guidelines for the Conservation of Historic Places in Canada. As such, staff recommend that this application be refused.

The Chief Planner and Executive Director, City Planning recommends that:

1. City Council approve the application to alter the designated heritage property at 306 Lawrence Avenue East, in accordance with Section 33 and Section 34 of the Ontario Heritage Act to allow for the construction of a three-storey, 350-seat Performing Arts Centre in accordance with the plans and drawings dated May 13, 2025 prepared by CS&P Architects and on file with the Senior Manager, Heritage Planning and the Heritage Impact Assessment prepared by Stevens Burgess Architects Ltd. dated January 2025 and on file with the Senior Manager, Heritage Planning, all subject to and in accordance with a Conservation Plan and a Landscape Plan, satisfactory to the Senior Manager, Heritage Planning, subject to conditions.

2. City Council direct that its consent to the application to alter the designated heritage property at 306 Lawrence Avenue East, in accordance with Part 4, Section 33 of the Ontario Heritage Act, and its consent to the demolition of heritage attributes at 306 Lawrence Avenue East, under Part 4, Section 34 of the Ontario Heritage Act are subject to the following conditions:

a. prior to the issuance of any permit for all or any part of the property at 306 Lawrence Avenue East, 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 substantially in accordance with the conservation strategy set out in the Heritage Impact Assessment prepared by Stevens Burgess Architects Ltd. dated January 2025 and on file with the Senior Manager, Heritage Planning for the property at 306 Lawrence Avenue East, to the satisfaction of the Senior Manager, Heritage Planning.

2. provide a detailed Landscape Plan for the subject property, demonstrating how it will support the cultural heritage value of the subject property, satisfactory to 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.1 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 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 Landscape Plans.

b. that prior to the release of the Letter of Credit required in Recommendation 2.a.4, the owner shall:

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

This report recommends that City Council approve the alterations and demolition of heritage attributes proposed under Sections 33 and 34 of the Ontario Heritage Act for the Part 4 designated heritage property at 294 to 318 Lawrence Avenue East.

The properties at 294 (including 296), 306 and 318 Lawrence Avenue East, which now constitute the campus of the Toronto French School, are designated under Part 5 of the Ontario Heritage Act by By-law No. 688-2024, enacted by City Council on June 27, 2024.

The Heritage Permit application is being made to allow for the construction of a new 350-seat Performing Arts Centre and the conversion of the house form structure at 306 Lawrence Avenue East into the offices of the Head of School and Registrar. The Performing Arts Centre will be located to the north of and physically connected to the existing structure at 306 Lawrence Avenue East. The Performing Arts Centre is designed and sited to appear as a distinct structure set back from the designated residential structures, visually subordinating it when viewed from Lawrence Avenue. The proposal would see the demolition of a recent addition to the rear of 306 Lawrence Avenue East.

Heritage Planning staff has reviewed supporting materials for the submission including plans and drawings submitted as part of a Site Plan Control application prepared by CS&P Architects dated May 13, 2025 and a Heritage Impact Assessment prepared by Stevens Burgess Architects Ltd. dated January 2025. Heritage staff are satisfied that the proposal will limit impacts to the heritage attributes of the property through appropriate mitigation, while allowing the TFS to continue offering new arts programs.

The Chief Planner and Executive Director, City Planning recommends that:

1. City Council consent to the application to demolish, by way of deconstruction and salvage, the stone wall and gateposts at the designated property at 4200 Eglinton Avenue West, under Part 4, Section 34(1)1 of the Ontario Heritage Act to allow for construction of a new transit station, in accordance with the Memorandum dated July 29, 2025 prepared by West End Connectors (that includes a Heritage Impact Assessment prepared by Arup dated July 10, 2024, and attachments relating to documentation, dismantling and storage specifications) and on file with the Senior Manager, Heritage Planning, all subject to and in accordance with salvage, storage, reconstruction, landscape and interpretation plans all satisfactory to the Senior Manager, Heritage Planning.

2. City Council direct that its consent to demolish the stone wall and gateposts at the designated property at 4200 Eglington Avenue West, is subject to the following conditions:

a. prior to the issuance of any permit for all or any part of the property at 4200 Eglinton Avenue 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, as are acceptable to the Senior Manager, Heritage Planning, the applicant shall:

1. provide full documentation of the existing stone wall and gateposts, including two printed sets of archival quality 8 inches by 10 inches colour photographs with borders in a glossy or semi-gloss finish and one digital set on a flash drive in tiff format and 600 dots per inch resolution keyed to a location map, elevations and measured drawings, and copies of all original drawings as may be available, to the satisfaction of the Senior Manager, Heritage Planning.

2. provide a Memorandum from a qualified heritage consultant or a qualified heritage professional with dry stone wall construction experience, that generally describes the methodology to be followed to deconstruct the wall and gateposts, salvage original material, store the original material and reconstruct the demolished attributes within a restored landscape, including an estimate of all costs, to the satisfaction of the Senior Manager, Heritage Planning.

3. provide a Letter of Credit, including a provision for upward indexing, in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Planning to secure the estimated cost of all work as set out in the approved methodology Memorandum and cost estimates required in Recommendation 2.a.2

b. that prior to the issuance of any permit for any above grade construction works for all or any part of the property at 4200 Eglinton Avenue West, including a heritage permit or a building permit for any above ground construction works, but excluding permits for shoring and excavation works, for repairs and maintenance and usual and minor works for the existing heritage building, as are acceptable to the Senior Manager, Heritage Planning, Urban Design, City Planning, the applicant shall:

1. provide a detailed Reconstruction Plan for the stone wall and gateposts prepared by a qualified heritage consultant, or a qualified heritage professional with dry stone wall construction experience; and thereafter shall implement such a Plan to the satisfaction of the Senior Manager, Heritage Planning.

2. provide a Landscape Plan that supports the heritage values and attributes of the property at 4200 Eglinton Avenue West, as stated in the Designation By-law No. 221-2016, and includes details of the proposed station skylight 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.

3. 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.

c. that prior to the release of the Letter of Credit, required in Recommendation 2.a.3, the owner or applicant shall:

1. provide a letter of substantial completion prepared and signed by a qualified heritage consultant confirming that the required demolition, reconstruction and landscaping work has been completed in accordance with the approved methodology Memorandum required in Recommendation 2.a.2 on file with the Senior Manager, Heritage Planning and the Reconstruction, Landscape and Interpretation Plans required in Recommendation 2.b.1., 2.b.2. and 2.b.3; and that an appropriate standard of work has been maintained, all to the satisfaction of the Senior Manager, Heritage Planning.

This report recommends that City Council approve the demolition, with conditions,  of the low stone wall and gate posts that outline the southern edge of the designated heritage property at 4200 Eglinton Avenue West. The wall and gateposts are noted as heritage attributes within the designation by-law for this property and as such their demolition requires approval under Section 34(1)1 of the Ontario Heritage Act. The demolition of the structure is required to allow for the construction of the proposed Royal York-Eglinton Station as part of the Eglinton Crosstown West Extension rapid transit line. The approval would be subject to conditions requiring a matching wall with gateposts to be reconstructed in the same location using the original stone following the construction of the new transit station. The property is currently owned by the City of Toronto.

Located on the north side of Eglinton Avenue West, the subject property is designated under Part 4 of the Ontario Heritage Act and includes a 2.5-storey house-form building, known as the Mary Reid House that is set at the rear of the lot. The house was constructed in 1939 as a country residence in what was intended to be a small residential enclave similar to those in the nearby Kingsway Park area. However, the remainder of the subdivision was not developed as envisioned and consequently this property remains as a reminder of the intended appearance of this part of Etobicoke. It is a well crafted example of a Period Revival style house that was designed and set in landscaping that was inspired by the English Garden City Movement. The low-stone wall with gate posts along the southern frontage reflects the style and character of the house as well as the intended relationship that the landscaped gardens were planned to have had with the roads in this part of Etobicoke.

The Mary Reid House will remain in situ and no other alterations to the property will be required for the proposed new station construction.

The Executive Director, Municipal Licensing and Standards recommends that:

1. City Council establish colour-coded signage by amending section 354-3.2 of Toronto Municipal Code Chapter 354, Apartment Building as follows:

a. require apartment building owners and operators to post, in a conspicuous location satisfactory to the Executive Director near the entrance of each apartment building, colour-coded signage in a form satisfactory to the Executive Director reflecting the most recent colour category assigned to the apartment building by the Executive Director;

b. require apartment building owners and operators, where the Executive Director notifies them that the building score has changed such that the building falls under a different colour category, to replace the existing signage with signage that reflects the new colour category, within 14 calendar days of the Executive Director providing the notice; and

c. require apartment building owners and operators to inform tenants and prospective tenants of the colour-coded rating of the apartment building before a lease agreement is signed, on the signing of a lease agreement and annually thereafter and provide the colour-coded rating of the apartment building to any person on request.

2. City Council clarify the existing authority for the Executive Director, Municipal Licensing and Standards, to provide a rating system for buildings by adding a new section 354-5.1C as follows:

C. The Executive Director is authorized to establish an apartment building evaluation system based on the results of site visits, pre-audits, audits and/or any other inspection assessing an apartment building’s compliance with City by-laws and other applicable law, with such a building evaluation system including:

(1) providing each apartment building an evaluation score which will be posted on the City’s website; and

(2) developing a colour-coded rating system sorting apartment buildings into categories based on their compliance with City by-laws and other applicable law and providing each apartment building a colour-coded rating which the owner or operator must post in the apartment building.

3. City Council direct that the amendments to Toronto Municipal Code Chapter 354, Apartment Buildings come into effect on July 31, 2026.

Toronto Municipal Code Chapter 354, Apartment Buildings outlines maintenance and operational standards for rental buildings with three or more storeys and ten or more rental units. These standards are enforced through the City's RentSafeTO: Apartment Building Standards program, which aims to strengthen compliance with City by-laws, enhance tenant engagement and access to information, and promote proactive maintenance in apartment buildings to prevent the deterioration of critical housing stock.

At its meeting of July 23 and 24, 2025, City Council adopted MM32.23 - Taking Action to Protect Tenants and directed Municipal Licensing and Standards to establish a colour-coded rating system based on the dynamic building evaluation score of the building, and that the colour-coded rating system be integrated into the RentSafeTO online Interactive Building Score Map. Council further directed Municipal Licensing and Standards to report directly to Council with the necessary amendments to Toronto Municipal Code Chapter 354, Apartment Buildings to establish colour-coded signage based on the building score for RentSafeTO buildings. This report proposes amendments to Chapter 354 to implement colour-coded signage for apartment buildings in Toronto by July 31, 2026.

Councillor Dianne Saxe, seconded by Councillor Lily Cheng, recommends that: 

1. City Council increase the 2025 Operating Budget for Heritage Toronto on a one-time basis by $5,300 gross, $0 net, fully funded by Section 37 community benefits obtained in the development at 124 and 128 Pears Avenue (Source Account: XR3026-3700794), secured for community improvements in the vicinity, for the production and installation of a heritage plaque recognizing the Village Corner music venue at 174 Avenue Road (Cost Centre: HG0001).

Half a century ago, the Village Corner club at 174 Avenue Road in Ward 11 was one of the birthplaces of Canadian folk music. It helped to launch the careers of legends like Ian and Sylvia, David Wiffen, and Gordon Lightfoot. Lightfoot’s folk duo, the Two Tones, recorded his first album there: Live at the Village Corner. Lightfoot later played some of his first gigs as a solo artist there.

The club was favoured by professionals and musicians. It started as a small, L-shaped room crowded with instruments, stools, and a piano, which could squeeze in 60 people. In 1962 it took over the barbershop next store, increasing its capacity to 100.

The Village Corner was central to the early rise of Canadian folk music. While other local coffeehouses featured international folk artists, the Village Corner focussed on Canadian folk musicians, both amateur and professional. Many folk musicians played here, as well as some prominent blues musicians such as Sonny Terry and Brownie McGhie.

The club opened in 1960 and ran for 7 years, operated by John Morley and Roy Davies. It charged 50-cent memberships and 1-dollar admissions. Morley said he loved owning a place where people from all walks of life could relax.

This motion is to complete the funding for a heritage plaque at 174 Avenue Road. Part of the cost has been crowdfunded.

Councillor Josh Matlow, seconded by Councillor Jamaal Myers, recommends that:

1. City Council request the General Manager, Transportation Services to report to the Infrastructure and Environment Committee in the fourth quarter of 2025 on Automated Speed Cameras, including:

a. data on the impact of Automated Speed Enforcement Program cameras on road safety, including the reduction of pedestrian fatalities, severe injuries and collisions;

b. practices related to the issuance of Automated Speed Enforcement infractions; and 

c. measures to ensure more clear signage around speed cameras. 

2. City Council request the General Manager, Transportation Services to: 

a. implement a reasonable threshold of enforcement that will ensure drivers who are inadvertently and not excessively exceeding the speed limit not be fined; and

b. give notice of this threshold to the public to promote transparency and public confidence.

3. City Council request the City Solicitor, in consultation with the General Manager, Transportation Services, to report to City Council in the fourth quarter of 2025 with options to protect all of the City’s Vision Zero Road Safety tools, including the use of automated enforcement technology.

After Doug Ford’s government implemented regulations in 2019 that gave municipalities authority to use speed cameras, he’s now reduced them to a political prop and playing politics with our kids' safety.

Ontario Association of Chiefs of Police have stated that automated speed enforcement cameras are effective and allow the police to focus on other public safety priorities like serious crime.

"Employing Automated Speed Enforcement tools has been proven to reduce speeding, change driver behaviour, and make our roads safer for everyone — drivers, cyclists, pedestrians, and especially children and other vulnerable road users”.

Speed cameras are installed in community Safety Zones and the data shows that they work. A study by SickKids and Toronto Metropolitan University found that they have reduced speeding by 45 percent in Toronto. In York Region, collisions are expected to be 53 percent lower and severe injuries have declined by 80 percent.

The enforcement of these speed cameras has not occurred in a transparent way, which has undermined public confidence.

I am calling for a common sense and evidence-based approach to the issuance of infractions. Cameras must be clearly marked, and the City must develop a more reasonable and transparent speed threshold regarding enforcement.

We should be ticketing reckless speeders, not penalizing people who are trying their best to follow the law.

Councillor Alejandra Bravo, seconded by Councillor Chris Moise, recommends that:

1. City Council request the Federal Minister of Transport and the Federal Minister of Health to introduce stronger regulations that address the public fire safety risk created by unregulated and uncertified lithium-ion batteries, including but not limited to, new or enhanced regulations under the Consumer Product Safety Act, Canada Transportation Act, Transportation of Dangerous Goods Act, and the Motor Vehicle Safety Act.

2. City Council request the Solicitor General of Ontario and the Office of the Fire Marshal to explore amendments to the Ontario Fire Code, in consultation with Toronto Fire Services, that address the public fire safety risk being created by uncertified and unregulated lithium-ion batteries.

3. City Council forward this item to the Ontario Association of Fire Chiefs, the Canadian Association of Fire Chiefs, the Association of Municipalities of Ontario, and the Federation of Canadian Municipalities for information.

From 2020 to 2024 Toronto Fire Services saw a 591 percent increase in fire incidents involving Lithium-Ion batteries. This constitutes a serious risk to public safety and demands a more comprehensive response from all levels of government.

Toronto Fire Services has launched a multilingual fire safety campaign aimed at educating Torontonians on the risks associated with lithium-ion batteries, fulfilling its responsibilities to deliver public education for fire prevention.

Both the Province of Ontario and the Government of Canada have important roles to play in strengthening the regulation of lithium-ion batteries. Notable gaps remain in the regulation of battery sales and the enforcement of safety standards for products entering the Canadian market. According to Toronto Fire Services, several recent battery failures have been associated with products lacking certification from recognized bodies such as the Canadian Standards Association or Underwriters Laboratories, highlighting the need for enhanced regulatory measures under the Canada Consumer Product Safety Act, the Transportation of Dangerous Goods Act, and, where applicable, the Motor Vehicle Safety Act and the Canada Transportation Act.

In addition, amendments to the Ontario Fire Code should be explored to address the public fire safety risk created by uncertified and unregulated lithium-ion batteries.

The City of Toronto and Toronto Fire Services are doing our part on fire prevention education related to lithium-ion battery fires and responding to the increasing fire and public safety risk related to lithium-ion batteries. The requests in this motion to the Province of Ontario and Government of Canada are proactive and preventative steps needed to address this evolving fire safety challenge, and support previous requests made by the Fire Chief and General Manager, Toronto Fire Services to both levels of government.

Councillor Josh Matlow, seconded by Mayor Olivia Chow, recommends that:

1. City Council direct the City Manager and the Chief Financial Officer and Treasurer to request Division Heads to prioritize the use of internal resources for consulting services over procuring external resources/contracting out.

2. City Council direct the City Manager and the Chief Financial Officer and Treasurer to review the City’s Selection of Hiring of Consulting Services Policy and identify any revisions to support Recommendation 1 above.

3. City Council direct the City Manager and the Chief Financial Officer and Treasurer to explore:

a. opportunities to in-source consulting services which have been contracted out, as existing contracts expire;

b. developing internal resources to address the top 5 operational areas for which the City procures consulting services; and 

c. prioritizing the use of internal expertise as new consulting services are required. 

4. City Council direct the City Manager and the Chief Financial Officer and Treasurer to report to the appropriate Standing Committee in the third quarter of 2026 on the outcomes of Recommendations 2 and 3 above.

The City employs thousands of motivated, skilled, and trained professionals and subject matter experts. The services and advice that these public servants provide on a daily basis helps to ensure that Toronto is consistently ranked as one of the best cities in the world to live in.

Unfortunately, a troubling trend has emerged in recent years. Spending on outside consultants rose markedly over the tenure of the previous administration. From 2014 to 2023 (the most recent year data was made available), the City and its Agencies increased spending on outside consultants from $11.2 million to $57.7 million. This figure does not capture considerable additional expenditures on consultants involved with the delivery of capital projects.

While the City will always require some external expertise, core responsibilities such as playground design, planning studies, and crosswalks should not be contracted out to high-priced firms. Apart from the increased cost of contracting consultants, there are also ancillary benefits of performing more of this work in-house. A City of Toronto employee has flexibility to perform several roles on our residents’ behalf as opposed to an outside consultant hired to do a discrete task. Job satisfaction is also higher when public servants are engaged with the work they trained for instead of managing external partners to perform the same job. Hiring consultants also involves issuing a request for proposal, which can delay the start of a project by months while staff evaluate the contract bids.

This motion requests the City Manager and Division Heads to prioritize the use of our public service over procuring outside consultants to more effectively deliver services for Toronto residents.

Councillor Shelley Carroll, seconded by Councillor Jon Burnside, recommends that:

1. City Council direct the General Manager, Transportation Services, to suspend the tender and construction of the Sheppard Avenue East Complete Street project elements until such time as the City has received positive written approval from the Ministry of Transportation under the amended Highway Traffic Act.

2. City Council direct the General Manager, Transportation Services, to explore and expedite interim measures to address traffic flow and congestion along the Sheppard Avenue East between Bayview Avenue and Leslie Street to address current conditions until Provincial approval has been received on the Sheppard Avenue East Complete Street project.

In June 2023, City Council approved the Sheppard Avenue East Complete Street project, which includes road safety improvements, cycle tracks, and public realm upgrades between Bayview Avenue and Leslie Street.

Since then, Bill 212 (Transportation for the Future Act, 2024) has amended the Highway Traffic Act to require “prescribed municipalities,” including Toronto, to obtain approval from the Minister of Transportation before installing bicycle lanes that reduce the number of motor vehicle lanes.

The Province has not yet released regulations outlining the approval process, creating uncertainty about whether the Sheppard Avenue East cycle tracks could proceed as planned or be subject to removal. Proceeding with the tender and construction of this project prior to receiving provincial approval may risk the project being halted or the infrastructure being removed at the direction of the Minister, resulting in wasted public funds and further project delays.