Minutes Confirmed on July 3, 2025

North York Community Council:

1. Deferred the consideration of the item until the September 17, 2025 meeting of the North York Community Council.

This staff report concerns a matter for which the North York Community Council has delegated authority from City Council to make a final decision.

The purpose of this report is to advise Community Council concerning an application by the property owner of 499 Briar Hill Avenue for a site-specific Fence Exemption, pursuant to Section 447-1.5(B) of Toronto Municipal Code, Chapter 447 - Fences. The property owner is seeking Community Council’s permission to maintain the follow:

1. A gate on the second story deck in the rear of the property that will not comply with the standards stipulated by Section 447-1.3(D)(1). This gate is made from tempered glass and measured at 1.06 metres in height.

2. An enclosure from the walkout basement that will not comply with the standards stipulated by section 447-1.3 (E) (1) (b). This enclosure is not located more than one metre away to any external condition that may facilitate climbing.

A Notice of Violation was issued to the property owners on December 6, 2024. The property owner has implemented alternative safety measures, including an enclosure constructed from marine-grade mesh vinyl material. This enclosure, measuring 1.2 metres in height, surrounds the east and south sides of the pool. Additionally, a pool cover, made from heavy-duty vinyl composite, has been installed, covering an area of 26.7 square meters. However, both measures do not comply with the requirements outlined in the Toronto Municipal Code, Chapter 447 - Fences.

North York Community Council recommends that:

1. City Council endorse the Arbo Neighbourhood Urban and Architectural Design Guidelines, prepared by The Planning Partnership for the Canada Lands Company, dated February 2021, and revised to May 1, 2025, attached as Attachment 5 to the report (May 20, 2025) from the Director, Community Planning, North York District, for the review of the Phase 1 lands identified in the Zoning By-law Amendment Application Number 25 124861 NNY 06 OZ.

2. City Council amend Zoning By-law 7625, as amended by By-law 1082-2022, for the lands at 1350 Sheppard Avenue West substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 1 to the supplementary report (June 3, 2025) from the the Director, Community Planning, North York District.

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

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

a. By-law 1082-2022, is amended by modifying the timing of payment trigger for the second payment by adding the words "or prior to the earlier of the issuance of the first above-grade building permit for Phase 1, including any conditional permits, and December 1, 2026" in Schedule A Paragraph B.i);

b. By-law 1082-2022, is amended by modifying the words "residential units" with the words "dwelling units" in Schedule A Paragraph B.iii) a);

c. By-law 1082-2022, is amended by adding additional language to Schedule A, Paragraph C.iii that says, "or such other minimum size as specified in site-specific Zoning By-law 1082-2022, as amended.";

d. By-law 1082-2022, is amended by modifying the words "The Owner shall initiate the design and approval process and initiate construction prior to the issuance of the final building permit for the William Baker District Phase 1 lands for a new accessible public pedestrian and cycling bridge with a cap of $5,000,000.00 spanning the public right-of-way of Sheppard Avenue West, and shall provide a direct connection to Downsview Park" in Schedule A Paragraph C.vi) with the following words:

“Prior to the issuance of the first above grade building permit for the William Baker District Phase 1 Lands, the Owner shall, at its sole cost and expense, undertake a study by a qualified person to the City’s satisfaction, in respect of the existing pedestrian bridge which connects to the Lands for the purpose of determining the feasibility of making modifications to the existing bridge or constructing a new public pedestrian and cycling bridge.  The Owner will share the final feasibility study with the General Manager, Transportation Services, and the Chief Engineer, Engineering and Construction Services.

Prior to the issuance of the first above-grade permit for the final building for the William Baker District Phase 1 Lands, or unless otherwise agreed to by the General Manager, Transportation Services and the Chief Engineer, Engineering and Construction Service, and after consultation with the General Manager, Parks and Recreation, the Owner shall at its sole cost and expense, either option 1: design and construct a new accessible public pedestrian and cycling bridge spanning the public right of way of Sheppard Avenue West, providing a direct connection to Downsview Park, or option 2: should the owner elect, and based on the outcome of the feasibility study design and construct modifications to the existing pedestrian bridge to provide an accessible public pedestrian and cycling bridge. This will include the provision of a certificate from a qualified person, to the satisfaction of the General Manager, Transportation Services and the Chief Engineer, Engineering and Construction Services certifying that the new or modified bridge meets the City’s standards and specifications, and applicable code requirements.

All costs for design and construction of the bridge, including modifications to the existing bridge, will be the responsibility of the Owner. The Owner shall own, operate, maintain, and repair the public pedestrian and cycling bridge at the Owner’s sole cost and expense.

Prior to obtaining the construction permits to build the new bridge or modify the existing bridge, the Owner shall at its sole cost and expense, enter into an encroachment agreement with the City, to the satisfaction of the General Manager, Transportation Services and the City Solicitor.”

e. By-law 1082-2022, is amended by adding language to indicate that the scope of the design of the Privately Owned Publicly-Accessible Spaces shall be secured through the Section 37 Agreement with the City, to the satisfaction of the Chief Planner and Executive Director, City Planning, and the General Manager, Parks and Recreation, in Schedule A Paragraph C.viii); and,

f. By-law 1082-2022, is amended by modifying the size of the Privately Owned Publicly-Accessible Spaces from "27,604 square metres" to "27,231 square metres" in Schedule A Paragraph C. viii).

5. City Council reiterate its support for the William Baker / Arbo Neighbourhood (Phase 1) development plan to include a "senior’s village," including seniors affordable housing, accessible public space and amenities and where possible the locating of services and agencies in the non-residential space within the proposed development to support seniors.

6. City Council direct the Owner, in consultation with the Executive Director, Development Review to work with the Downsview Community to further refine the elements and characteristics of an emerging seniors village / community.

7. City Council direct the Owner to work with the local ward Councillor to add new impetus to a Downsview working group to intensify the engagement process with local residents in developing the William Baker / Arbo lands. 

8. City Council direct the General Manager, Parks and Recreation to expand the Community Advisory Community to advance the design and construction of the Downsview Community Centre.

9. City Council direct the Owner, in consultation with the leadership of Downsview Lands Community Voice Association, to develop future community engagement to include multiple channels (in-person, pop-ups and virtual) across diverse demographics including culture, age and abilities.

10. City Council direct the Owner to provide a twice-a-year update in plain language on the progress and status of the project to be distributed in the Downsview Lands Community Voice Association newsletter.

11. City Council direct the Executive Director, Development Review, to provide an annual check-in meeting with community leaders including leadership of the Downsview Lands Community Voice Association to discuss the project and planned community consultations.

The North York Community Council held a statutory public meeting on June 4, 2025, and notice was given in accordance with the Planning Act, RSO 1990.

This application proposes to amend site-specific Zoning By-law 1082-2022 that was enacted by Council on July 22, 2022 for the William Baker / Arbo District Phase 1. The proposed amendments to the by-law include an increase of the maximum unit count from 1,400 units to 1,700 units, and a reduction in the minimum size of 2-bedroom and 3-bedroom units, as well as several technical amendments to Schedule A of site specific Zoning By-law 1082-2022. The application does not propose any change to maximum total gross floor area, minimum non-residential gross floor area, parking, bicycle parking, loading, setbacks or height.  

Zoning By-law 1082-2022 secured housing equal to the greater of 220 units or at least 20 percent of the total residential units would be delivered as affordable units. Of these, at least 50 percent will be provided as affordable rental housing units. The proposed increase in the number of total residential units will result in a net increase in affordable housing units, with up to 340 affordable units being provided in total.

The application also proposes to lift the holding provision from Zoning By-law 1082-2022. The approval of the by-law to remove the holding provision is subject to delegated approval.

An update to the Urban and Architectural Guidelines was required as part of the Holding Provision for By-law 1082-2022. These urban design guidelines have been updated and staff recommends that Council endorse the guidelines.

The application is consistent with the Provincial Policy Statement (2024) and conforms to the City's Official Plan and the Downsview Secondary Plan.

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

On May 20, 2025, Staff submitted a report (NY24.2) to North York Community Council titled 1350 Sheppard Avenue West – Zoning Amendment Application – Decision Report – Approval which recommends that Council approve the application to amend Zoning By-law 1082-2022. 

Since the writing of this report, there have been further discussions with the land owner and the Downsview Lands Community Voice Association. This report provides further information on two separate matters relating to the pedestrian bridge and the vision for a senior’s village.

This report deletes original Recommendation Number 4. d. and replaces it with new recommendations as set out in this report.  It also replaces Attachment Number 3 in Recommendation Number 2 in the original report. This report also provides information with regards to the existing planning and regulatory framework for which a senior’s village is permitted.

North York Community Council recommends that:

1. City Council direct the City Solicitor, together with appropriate staff, to attend the Ontario Land Tribunal in opposition to the applications at 690-720 Sheppard Avenue East.

2. 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 816.3 square metres, to the satisfaction of the General Manager, Parks and Recreation and the City Solicitor.

3. City Council approve the acceptance of an 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.

4. City Council approve a development charge credit against the Parks and Recreation component of the Development Charges for the design and construction by the owner of the above base park improvements to the satisfaction of the General Manager, Parks and Recreation. The development charge credit shall be in an amount that is the lesser of the cost to the owner of designing and constructing the above base park improvements, as approved by the General Manager, Parks and Recreation, and the Parks and Recreation component of development charges payable for the development in accordance with the City's development charges by-law, as may be amended from time to time.

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

The Official Plan and Zoning By-law Amendment applications were submitted and deemed complete as of March 8, 2024, to construct 32-storey (100.65 metres) and 28-storey (92.25 metres) mixed-use buildings (705 units) with 8-storey podiums. The proposed total gross floor area is 54,700 square metres (7.28 Floor Space Index), with the residential gross floor area occupying 54,512 square metres and the non-residential gross floor area (4 retail units) occupying 1,221 square metres. The application includes the proposed demolition of 15 rental dwelling units, and a related submitted Rental Housing Demolition application.

On February 24, 2025, the applicant appealed the Official Plan and Zoning By-law Amendment applications to the Ontario Land Tribunal ("OLT") citing Council's failure to make a decision within the timeframes specified in the Planning Act.

This report recommends that City Council instruct the City Solicitor to attend the Ontario Land Tribunal hearing along with the appropriate City staff to oppose the proposal in its current form and to continue discussions with the applicant to resolve the outstanding issues.

North York Community Council forwarded the item to City Council without recommendations.

The North York Community Council held a statutory public meeting on June 4, 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 development of an 11-storey building with a height of 36.0 metres, and a 5.0-metre mechanical penthouse, for a total of 41 metres at 221, 223, 225, 227, 229, 231, 235 and 237 Finch Avenue West and 43 Finchurst Drive.

The ground floor features retail and live-work units along Finch Avenue West, and the floors above contain residential units. The development is comprised of 578 dwelling units (including 13 live-work), 519 square metres of retail space, and 2,568 square metres of residential amenity space.

That North 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 Amendment and Zoning By-law Amendment appeal for the lands at 234 Sheppard Avenue West and 223 Harlandale Avenue and to continue discussions with the applicant to resolve outstanding issues for the reasons identified in the refusal report (May 20, 2025) from the Director, Community Planning, North York District.

2. In the event that the Ontario Land Tribunal allows the appeal, in whole or in part, City Council authorize the City Solicitor to request that the issuance of any Final 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;

b. The owner has at its sole cost and expense:

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

2. If the Engineering Reports are accepted and are satisfactory and should they identify any new municipal infrastructure or upgrades to existing municipal infrastructure to support the development, then either:

A. The owner has secured the design, construction, and provision of financial securities for any new municipal infrastructure, or any upgrades or required improvements to the existing municipal infrastructure identified in the accepted Engineering Reports, to support the development, in a financially secured agreement, all to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services and the General Manager, Toronto Water, should it be determined that improvements or upgrades are required to support the development, according to the Engineering Reports accepted by the Chief Engineer and Executive Director; or,

B. The required new municipal infrastructure or upgrades to existing municipal infrastructure to support the development in the accepted and satisfactory Engineering Reports in 2.b.2.A above are constructed and operational, all to the satisfaction to the Chief Engineer and Executive Director, Engineering and Construction Services;

3. Ensured that implementation of the accepted Engineering Reports does not require changes to the proposed amending By-law or that any required changes have been made to the proposed amending By-law to the satisfaction of the Executive Director, Development Review and the City Solicitor, including the use of a Holding ("H") By-law symbol regarding any new municipal servicing infrastructure or upgrades to existing municipal servicing infrastructure, as may be required; and

4. Submitted an updated Transportation Impact Study or Addendum, and updated Parking and Loading Study or Addendum, to reflect revisions to site circulation, loading, parking and access for the development, to the satisfaction of the General Manager, Transportation Services.

3. City Council authorize the City Solicitor and City staff 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 an appeal of Official Plan Amendment and Zoning By-law Amendment applications are allowed by the Ontario Land Tribunal, in whole or in part.

This report recommends refusal of the application to amend the Official Plan and Zoning By-law to permit the development of a 4-storey residential condominium building with 15 units fronting onto Harlandale Avenue, and an 11-storey mixed-use building with 43 rental residential units and 136 square metres of retail at-grade fronting onto Sheppard Avenue West. The total gross floor area of both buildings would be 3,784 square metres, resulting in a density of 3.45 times the combined area of the lots. The 11-storey building fronting onto Sheppard Avenue West has a gross floor area of 2,783 square metres, resulting in a density of 5 times the lot area.

The buildings are connected through a one level of below-grade parking, providing 15 parking spaces, including 6 visitor spaces. Shared driveway access to the site is proposed from Senlac Road, leading to two at-grade pick-up and drop-off spaces located at rear of the 11-storey building.

Staff are of the opinion that the proposed scale and massing of the 11-storey building is inappropriate for the subject site, and represents an overdevelopment of the site that is not appropriate for the local context and does not implement the vision for the Sheppard Avenue West corridor in the Sheppard Lansing area. Staff are of the opinion that the proposed development is not consistent with the Provincial Planning Statement (2024). The proposed development does not represent good planning and fails to conform to the City's Official Plan and does not meet the intent of key performance standards recommended by the Mid-rise Building Design Guidelines.

On November 15, 2024, the City received a Zoning By-law Amendment and Official Plan Amendment application for an 11-storey mixed use building (37.20 metres in height including mechanical penthouse) and a 4-storey residential building (15.45 metres in height including mechanical penthouse) at 234 Sheppard Avenue West and 223 Harlandale Avenue.

On May 20, 2025, Staff submitted a report to North York Community Council titled 234 Sheppard Avenue West and 223 Harlandale Avenue - Zoning By-law Amendment, Official Plan Amendment - Decision Report - Refusal (“the report”) which recommends that Council refuse the application to amend the Official Plan and Zoning By-law. 

On June 2, 2025, the applicant appealed the applications to the Ontario Land Tribunal (the “OLT”) due to Council not making a decision within the statutorily prescribed time frame in the Planning Act.

As a result of the appeal, this supplementary report replaces the original recommendations with new ones as set out in this report. Consistent with the Refusal Report dated May 20, 2025, and for the reasons stated in that report, staff continue to now recommend City Council oppose the application in its current form and to continue discussions with the applicant to resolve outstanding issues and direct the City Solicitor with the appropriate City staff attend the Ontario Land Tribunal to oppose the appeals.

North York Community Council recommends that:

1. City Council refuse the applications for the Official Plan Amendment and Zoning By-law Amendment (Application Number 22 190116 NNY 18 OZ) for the lands municipally known as 5576 Yonge Street for the reasons identified in the report (May 16, 2025) from the Director, Community Planning, North York District.

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

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

This Report recommends refusal of the application to amend the Official Plan and Zoning By-law to permit two mixed use buildings with heights of 35-storeys and 25-storeys with a total of 608 dwelling units and 507 square metres of retail floor area at 5576 Yonge Street. The application would require relocation of an existing City Sanitary sewer which runs through the centre of the site in a subsurface easement. The application does not address this servicing issue and proposes buildings which exceed the contemplated height and density in the North York Centre Secondary Plan. The proposed buildings also do not provide sufficient separation to the properties to the north and would negatively impact the ability of the entire block to be developed comprehensively in the future.

North York Community Council:

1. Granted the application for a fence exemption permit to the property owners of 78 Burncrest Drive, thereby allowing the enclosure to be maintained at a maximum of 10 feet in height; Directed and required that the enclosure be maintained in good repair without alteration; and At such time as replacement of the enclosure is required that such installation will comply with Municipal Code Chapter 447, Fences, or its successor by-law. 

This staff report concerns a matter for which the North York Community Council has delegated authority from City Council to make a final decision.

The purpose of this report is to inform Community Council of an application submitted by the property owner of 78 Burncrest Drive for a site-specific fence exemption under Section 447-1.5(B) of the Toronto Municipal Code, Chapter 447 - Fences.

The property owner is requesting permission to construct the following:

1. A rear-yard fence constructed of pressure-treated wood, extending the full width of the rear property line. The proposed fence would have a total height of 3.66 metres, consisting of a 3.05-metre solid wood base topped with 0.61 metres of decorative lattice.

This proposal does not comply with the maximum height limitations of 2 metres set out in Section 447-1.2(B)(1) of the Municipal Code.

North York Community Council:

1. Deferred the consideration of the item until the July 3, 2025 meeting of North York Community Council.

The Applicant for 369 Soudan Avenue has requested North York Community Council to exempt their property from the following by-law requirements:

City of Toronto Municipal Code Chapter 447-1.2B(1) and Chapter 447-1.2C(1)

B. Fence height.

1. No fence described in the following Table shall, when measured at any point along its length from the average grade level measured perpendicular to and one meter away on either side of the fence, exceed the height set out in the Table for the fence.

C. Open-fence construction required.

1. Any fence within 2.4 meters of any driveway shall be an open mesh chain-link fence or of an equivalent open-fence construction for at least 2.4 meters from the lot line at which the driveway begins so as not to obstruct the view of the Boulevard or highway

The Applicant for 369 Soudan Avenue. is requesting an exemption for their;

- Existing cedar hedges, that acts as a fence.

- Average height: 2 metres.

- Blocking the sightline of the boulevard resulting in reduced visibility for vehicles exiting the subject property.

- 6 cedar trees, on private portion, are within 2.4 meters of the boulevard and therefore subject to 447-1.2B(1) and Chapter 447-1.2C(1).

Municipal Licensing and Standards Division has inspected the subject property and issued a notice of violation of City of Toronto Municipal Code Chapter 447-1.2B(1) and Chapter 447-1.2C(1). A referral was made to Transportation Services division of the City of Toronto to inspect the publicly owned and privately assumed, transportation right-of-way boulevard.

North York Community Council recommends that:

1. City Council include 36 Green Valley Road on the City of Toronto's Heritage Register in accordance with the Listing Statement (Reasons for Inclusion) attached as Attachment 1 to the report (May 12, 2025) from the Senior Manager, Heritage Planning, Urban Design, City Planning.

This report recommends that City Council include 36 Green Valley Road on the City of Toronto's Heritage Register for its cultural heritage value and interest according to the Listing Statement (Reasons for Inclusion) found in Attachment 1.

The subject property at 36 Green Valley Road is 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. It contains a one-storey detached, Mid-Century Modern house-form building. A location map and current photograph of the heritage property are found in Attachment 2.

The property at 36 Green Valley Road was constructed in 1960 as the family home of Rosalie Wise Sharp and Isadore Sharp, the founder of Four Seasons Hotels and Resorts. The house was designed by prominent architect Peter Dickinson, whose portfolio includes Meridian Hall, formerly the O’Keefe Centre (1 Front Street East), 111 Richmond Street, The Benvenuto Apartments (1 Benvenuto Place), and the Queen Elizabeth Building at the Canadian National Exhibition (2 Strachan Avenue), which are designated under the Ontario Heritage Act. Peter Dickinson also designed the Four Seasons Motor Hotel (415 Jarvis Street) and the Inn on the Park (both demolished) that launched Four Seasons Hotels and Resorts. The property at 36 Green Valley Road is the only surviving house designed by Peter Dickinson in Toronto.

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

On January 1, 2023, amendments to the Ontario Heritage Act (the Act) through the More Homes Built Faster Act, 2022 (Bill 23) came into effect. Under the Act, as amended, a municipal heritage register may include properties that have not been designated but Council believes to be of “cultural heritage value or interest", and that meet one or more of the provincial criteria for determining whether they are of cultural heritage value or interest. The Act now also limits listing to a period of two years.

As of January 1, 2023, should a property be subject to an Official Plan Amendment, Zoning By-law Amendment and / or Draft Plan of Subdivision Application, properties must be listed on the heritage register prior to Part IV designation and before the occurrence of a prescribed event. A prescribed event is a point of time when the application for an Official Plan Amendment, Zoning By-law Amendment and / or Draft Plan of Subdivision Application has been deemed complete and the City Clerk provides notice of that complete application to the public in accordance with the Planning Act. 

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

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

At its meeting on May 14, 2025 the Toronto Preservation Board considered Item PB31.2 and made recommendations to City Council.

Summary from the report (May 12, 2025) from the Senior Manager, Heritage Planning, Urban Design, City Planning:
 

This report recommends that City Council include 36 Green Valley Road on the City of Toronto's Heritage Register for its cultural heritage value and interest according to the Listing Statement (Reasons for Inclusion) found in Attachment 1.

The subject property at 36 Green Valley Road is 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. It contains a one-storey detached, Mid-Century Modern house-form building. A location map and current photograph of the heritage property are found in Attachment 2.

The property at 36 Green Valley Road was constructed in 1960 as the family home of Rosalie Wise Sharp and Isadore Sharp, the founder of Four Seasons Hotels and Resorts. The house was designed by prominent architect Peter Dickinson, whose portfolio includes Meridian Hall, formerly the O’Keefe Centre (1 Front Street East), 111 Richmond Street, The Benvenuto Apartments (1 Benvenuto Place), and the Queen Elizabeth Building at the Canadian National Exhibition (2 Strachan Avenue), which are designated under the Ontario Heritage Act. Peter Dickinson also designed the Four Seasons Motor Hotel (415 Jarvis Street) and the Inn on the Park (both demolished) that launched Four Seasons Hotels and Resorts. The property at 36 Green Valley Road is the only surviving house designed by Peter Dickinson in Toronto.

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

On January 1, 2023, amendments to the Ontario Heritage Act (the Act) through the More Homes Built Faster Act, 2022 (Bill 23) came into effect. Under the Act, as amended, a municipal heritage register may include properties that have not been designated but Council believes to be of “cultural heritage value or interest", and that meet one or more of the provincial criteria for determining whether they are of cultural heritage value or interest. The Act now also limits listing to a period of two years.

As of January 1, 2023, should a property be subject to an Official Plan Amendment, Zoning By-law Amendment and / or Draft Plan of Subdivision Application, properties must be listed on the heritage register prior to Part IV designation and before the occurrence of a prescribed event. A prescribed event is a point of time when the application for an Official Plan Amendment, Zoning By-law Amendment and / or Draft Plan of Subdivision Application has been deemed complete and the City Clerk provides notice of that complete application to the public in accordance with the Planning Act. 

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

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

North York Community Council recommends that:

1. City Council include 2255 Sheppard Avenue 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 (May 12, 2025) from the Senior Manager, Heritage Planning, Urban Design, City Planning.

This report recommends that City Council include 2255 Sheppard Avenue East on the City of Toronto's Heritage Register for its cultural heritage value and interest according to the Listing Statement (Reasons for Inclusion) found in Attachment 1.

The subject property at 2255 Sheppard Avenue East is located on the on the south side of Sheppard Avenue East between Consumers Road and Victoria Park Avenue in the Henry Farm neighbourhood. It contains a four-storey, late-modernist commercial office building. A location map and current photograph of the heritage property is found in Attachment 1.

The property at 2255 Sheppard Avenue East was constructed in 1978 for the Marathon Realto Company, to the design of prominent Canadian architect Ronald Thom, whose designs include Massey College at the University of Toronto and renovations to the Alumnae Theatre (70 Berkeley Street), both of which are designated under the Ontario Heritage Act. Thom also gained national recognition for his design of Trent University.

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

On January 1, 2023, amendments to the Ontario Heritage Act (the Act) through the More Homes Built Faster Act, 2022 (Bill 23) came into effect. Under the Act, as amended, a municipal heritage register may include properties that have not been designated but Council believes to be of “cultural heritage value or interest", and that meet one or more of the provincial criteria for determining whether they are of cultural heritage value or interest. The Act now also limits listing to a period of two years.

As of January 1, 2023, should a property be subject to an Official Plan Amendment, Zoning By-law Amendment and / or Draft Plan of Subdivision Application, properties must be listed on the heritage register prior to Part IV designation and before the occurrence of a prescribed event. A prescribed event is a point of time when the application for an Official Plan Amendment, Zoning By-law Amendment and / or Draft Plan of Subdivision Application has been deemed complete and the City Clerk provides notice of that complete application to the public in accordance with the Planning Act. 

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

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

At its meeting on May 27, 2025 the Toronto Preservation Board considered Item PB32.2 and made recommendations to City Council.

Summary from the report (May 12, 2025) from the Senior Manager, Heritage Planning, Urban Design, City Planning:

 
This report recommends that City Council include 2255 Sheppard Avenue East on the City of Toronto's Heritage Register for its cultural heritage value and interest according to the Listing Statement (Reasons for Inclusion) found in Attachment 1.

The subject property at 2255 Sheppard Avenue East is located on the on the south side of Sheppard Avenue East between Consumers Road and Victoria Park Avenue in the Henry Farm neighbourhood. It contains a four-storey, late-modernist commercial office building. A location map and current photograph of the heritage property is found in Attachment 1.

The property at 2255 Sheppard Avenue East was constructed in 1978 for the Marathon Realty Company, to the design of prominent Canadian architect Ronald Thom, whose designs include Massey College at the University of Toronto and renovations to the Alumnae Theatre (70 Berkeley Street), both of which are designated under the Ontario Heritage Act. Thom also gained national recognition for his design of Trent University.

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

On January 1, 2023, amendments to the Ontario Heritage Act (the Act) through the More Homes Built Faster Act, 2022 (Bill 23) came into effect. Under the Act, as amended, a municipal heritage register may include properties that have not been designated but Council believes to be of “cultural heritage value or interest", and that meet one or more of the provincial criteria for determining whether they are of cultural heritage value or interest. The Act now also limits listing to a period of two years.

As of January 1, 2023, should a property be subject to an Official Plan Amendment, Zoning By-law Amendment and/or Draft Plan of Subdivision Application, properties must be listed on the heritage register prior to Part IV designation and before the occurrence of a prescribed event. A prescribed event is a point of time when the application for an Official Plan Amendment, Zoning By-law Amendment and/or Draft Plan of Subdivision Application has been deemed complete and the City Clerk provides notice of that complete application to the public in accordance with the Planning Act. 

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

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

North York Community Council:

1. Approved the applications to demolish the single-family dwellings at 805, 807, 811, and 813 Glencairn Avenue with the following conditions:

a. that a construction fence be erected in accordance with the provisions of the Municipal Code, Chapter 363, Article 7, if deemed appropriate by the Chief Building Official;

b. that all debris and rubble be removed immediately after demolition;

c. that sod be laid on the site and be maintained free of garbage and weeds, in accordance with the Municipal Code Chapter 489; and

d. that any holes on the property are backfilled with clean fill.

This staff report is about a matter for which Community Council has delegated authority from City Council to make a final decision.

In accordance with Section 33 of the Planning Act and the former City of Toronto Municipal Code Chapter 363, Article 6 “Demolition Control”, the applications for the demolition of six single family dwellings at 805, 807, 811, and 813 Glencairn Avenue is being referred to the North York Community Council to consider as a building permit has not been issued for a replacement building.

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

North York Community Council recommends that:

1. City Council approve the application to demolish the single storey building at 911X Castlefield Avenue with the following conditions:

a. That construction fences be erected in accordance with the provisions of the Municipal Code, Chapter 363, Article 7, if deemed appropriate by the Chief Building Official;

b. That all debris and rubble be removed immediately after demolition;

c. That sod be laid on the site and that the site be maintained free of garbage and weeds, in accordance with the Municipal Code Chapter 629-10, paragraph B and 629- 11; and

d. That any holes on the property are backfilled with clean fill.

This staff report is about a matter which must be referred to City Council for consideration and decision.

This property is located in the former City of York and in accordance with By-law Number 3102-95 of the former City of York, this demolition permit application is submitted to City Council for consideration and decision to grant or grant with conditions, approval of the demolition permit application, including the requirement for the owner to enter into a beautification agreement prior to the issuance of the demolition permit.

North York Community Council:  

1. Designated that part or those parts of the private road or roads shown on the site plans filed with the Fire Chief in respect of the municipal address set out below, as a fire route pursuant to Municipal Code Chapter 880 - Fire Routes - 12 Concorde Place.

2. Authorized the Fire Chief and City Solicitor to take the appropriate action to make a designated Fire Route.

To obtain North York Community Council approval for the amendment of the Fire Route By-law to designate certain locations as fire routes within the meaning of City of Toronto Municipal Code Chapter 880, as amended.

Fire Services uses designated fire routes as a key mechanism in regulating fire prevention, including the prevention of spreading of fires and the delivery of fire protection services.

North York Community Council:

1. Authorized the installation of speed humps on Carmichael Avenue, between Kelso Avenue and Avenue Road.

2. Directed the City Solicitor to prepare a by-law to alter the roadway for the installation of two (2) speed humps on Carmichael Avenue, between Kelso Avenue and Avenue Road, generally as shown on Attachment 2, Drawing TC-509 dated April 2025, attached to the report (May 16, 2025), entitled "Traffic Calming (Speed Humps) - Carmichael Avenue", from the Director, Traffic Management, Transportation Services.

This staff report is about a matter that Community Council has delegated authority from City Council to make a final decision.

Transportation Services is recommending the installation of speed humps on Carmichael Avenue, between Kelso Avenue and Avenue Road.  Staff's assessment indicates the criteria as set out in the updated Traffic Calming Policy has been satisfied.  Therefore, speed humps should be installed on Carmichael Avenue.

North York Community Council:  

1. Authorized the installation of traffic calming (speed humps) and directed the City Solicitor to prepare a by-law to alter sections of the roadway to install:

a. Three speed humps on Buckingham Avenue between Dinnick Crescent and Wanless Crescent (west leg) for traffic calming purposes, generally as shown on Attachment 7, dated September 2024, to the report (May 16, 2025), from the Director, Planning, Design and Management, Transportation Services;

b. Four speed humps on Cheltenham Avenue between Dinnick Crescent and St. Ives Crescent (west leg) for traffic calming purposes, generally as shown on Attachment 6, dated September 2024, to the report (May 16, 2025), from the Director, Planning, Design and Management, Transportation Services;

c. Four speed humps on Dinnick Crescent between Mount Pleasant Road and Cheltenham Avenue for traffic calming purposes, generally as shown on Attachment 5, dated September 2024, to the report (May 16, 2025), from the Director, Planning, Design and Management, Transportation Services;

d. One speed hump on Glengowan Road between Mount Pleasant Road and Dundurn Road for traffic calming purposes, generally as shown on Attachment 17, dated September 2024, to the report (May 16, 2025) from the Director, Planning, Design and Management, Transportation Services;

e. Two speed humps on Lawrence Crescent (southwest leg) between Lympstone Avenue and Mount Pleasant Road for traffic calming purposes, generally as shown on Attachment 15, dated May 2025, to the report (May 16, 2025), from the Director, Planning, Design and Management, Transportation Services;

f. One speed hump on Lympstone Avenue between St. Edmund's Drive and Weybourne Crescent for traffic calming purposes, generally as shown on Attachment 16, dated September 2024, to the report (May 16, 2025) from the Director, Planning, Design and Management, Transportation Services;

g. Twenty-one speed humps on St. Leonard's Avenue between Weybourne Crescent and Bayview Avenue for traffic calming purposes, generally as shown on Attachment 10, Attachment 11, Attachment 12, Attachment 13 and Attachment 14 dated September 2024, to the report (May 16, 2025) from the Director, Planning, Design and Management, Transportation Services;

h. One speed hump on St. Leonard's Crescent (east leg) between St. Leonard's Avenue and Dawlish Avenue for traffic calming purposes, generally as shown on Attachment 18, dated September 2024, to the report (May 16, 2025) from the Director, Planning, Design and Management, Transportation Services; and,

i. Eight speed humps on Dawlish Avenue between Weybourne Crescent and Dundurn Road for traffic calming purposes, generally as shown on Attachments 8 and 9, dated September 2024, to the report (May 16, 2025) from the Director, Planning, Design and Management, Transportation Services.

This staff report is about a matter that Community Council has delegated authority from City Council to make a final decision.

The purpose of this report is to conclude the Lawrence Park Transportation Plan, a study intended to inform the detailed design phase and implementation phases of the Lawrence Park Neighbourhood Investigation of Basement Flooding (Area 20) and Road Improvement Class Environmental Assessment (EA); make interim road improvements in advance of the Environmental Assessment implementation; and make road improvements that are independent of the Environmental Assessment implementation.

The Lawrence Park Transportation Plan was initiated in response to a request of North York Community Council in 2019. Since that time the City has established the Neighbourhood Streets Plan program to manage requests of this nature. Full details about the program are available at www.toronto.ca/neighbourhoodstreetsplans.

Proposed changes include the installation of traffic calming measures, intersection realignments, and raised crosswalks. Intersection modifications and raised crosswalks will be advanced by the Environmental Assessment implementation project. Subject to approval from North York Community Council, traffic calming measures will be advanced on the routes indicated on the map in Attachment 19, independent of the Environmental Assessment implementation.

North York Community Council:

1. Removed the following directors from the Business Improvement Area Boards of Management set out below:

          Wilson Village:

           - Rossi, Anthony

North York Community Council has delegated authority to appoint and remove directors from the boards of Business Improvement Areas (BIAs) that fall within its geographic boundaries.

The purpose of this report is to recommend that the North York Community Council remove a director from the Wilson Village Business Improvement Area Board of Management, in accordance with the requirement of City of Toronto Municipal Code Chapter 19, Business Improvement Areas.

North York Community Council:

1. Re-opened the decision made on April 2, 2025 for item NY22.17, titled Maxome Avenue - Traffic Calming (Speed Humps), and deferred the consideration of the item until the September 17, 2025 meeting of North York Community Council.

Improving traffic safety on Maxome Avenue has been a top priority for my office. Over the past two years, we've heard from many residents raising concerns about traffic flow and road safety and we have taken some initiatives to improve the safety, like installation of All-Way Stop sign at Maxome and Wedgewood / Ruth.

Following a petition and conducting a community survey, Transportation Services reviewed the stretch of Maxome from Finch to Steeles. City staff recommended installation of 20 speed humps and lowering the speed limit to 30 kilometre. Unfortunately, after the Council approved this plan on April 2nd, we received a new petition opposing them - signed by nearly 200 residents. Given the growing concern, I’ve decided to defer the item for further consultation at the June 4th North York Community Council meeting.

I’m committed to finding a balanced solution that enhances safety while reflecting the input of the community. To that end, we’ve been working closely with local residents and staff from Transportation Services, and have booked a space for an in-person meeting to collaborate on a resolution together.

North York Community Council recommends that:

1. City Council prohibit heavy vehicles at all times on Garratt Boulevard between Wilson Avenue and Gilley Road.

This motion authorizes City staff to implement a Heavy Truck traffic prohibition on Garratt Boulevard between Wilson Avenue and Gilley Road to maintain safe two-way traffic on Garratt Boulevard. Construction and other industry traffic has been heavy in this area and will only increase in volume as the Downsview lands north of Ancaster are developed. Alternative route for construction traffic is via Dufferin Street, Beffort Road, and Hanover Road. This will keep construction traffic to the outside of the community while providing more efficient access.

North York Community Council recommends that:

1. City Council amend City of Toronto Municipal Code Chapter 918, Parking on Residential Front Yards and Boulevards, by inserting a new section 918-7.13 generally as follows:

Section 918-7.13 Area of the former City of Toronto in Ward 25 and that portion of Ward 22 east of Mount Pleasant Boulevard

A. Despite any other provisions in this chapter, section 918-8C(2) and (3) do not apply to an application for front yard parking application for front yard parking and/or to an application for a license to park on any portion of a boulevard where the application is for a residential property located within the area of the former City of Toronto in the portion of Ward 22 east of Mount Pleasant Boulevard or within the area of the former City of Toronto in Ward 25 where:

(1). (a) The application is for a front yard parking pad adjacent to an existing mutual driveway which has a width of less than 2.2 metres measured at the narrowest point; or

(b) Additional ramping is not required or, if any additional ramping is required, there is no loss of an on-street permit parking space.

(2). The property meets all other requirements of this chapter.

B. Despite any other provisions in this chapter, section 918-9D and E do not apply to a front yard parking pad in the area of the former City of Toronto in the portion of Ward 22 east of Mount Pleasant Boulevard or within the area of the former City of Toronto in Ward 25 where any additional ramping is not required.

2. City Council authorize the direct and the appropriate staff to take the necessary steps, including the introduction in City Council of any Bills that may be necessary, to give effect to City Council’s decision.

Many residents of Ward 15, within the specific neighbourhoods of former City of Toronto Wards 22 and 25, have concerns about the current processes for applying for front yard parking. These residents at locations where front yard parking would otherwise be permitted as per the requirements set out in Chapter 918 are rejected solely due to the presence of on-street permit parking, regardless of whether installing a parking pad would result in the loss of an on-street parking space.

Through discussions with City Staff, I am aware that there have been previous amendments to Chapter 918 that would permit applications to proceed regardless if permit parking is permitted on any given street as long as the approval of the front yard parking pad did not result in the loss of an on-street parking space. I am asking for your support today to approve an identical amendment for the portion of Ward 15 that includes former City of Toronto Ward 25 and the portion of former City of Toronto Ward 22 east of Mount Pleasant Boulevard.

It is essential to clarify that this exemption would only be applicable if installing the parking pad does not result in the loss of an on-street parking space. Implementing this exemption will address local concerns and promote a more consistent, equitable, and coherent approach to front yard parking. City staff have assisted in drafting these recommendations and have expressed no objections to this approach.

General Bills

North York Community Council passed By-laws 504-2025 to 507-2025, subject to Section 226.9 of the City of Toronto Act, 2006.

Confirmatory Bill

North York Community Council passed a Confirmatory Bill as By-law 508-2025, subject to Section 226.9 of the City of Toronto Act, 2006.

North York Community Council will introduce bills.

Announcements

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

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