Minutes Confirmed on September 17, 2025

North York Community Council:

1. Granted the fence exemption, to the property owner of 369 Soudan Avenue, to maintain a maximum height of 1.54 metres and to be exempt from the requirement of open construction for the first 2.4 metres from the front line.

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 amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 47 Stadacona Drive and 22, 24, 26 and 28 Richelieu Road substantially in accordance with the draft Zoning By-law Amendment included as Attachment 1 to the Supplementary Report (June 26, 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. Before introducing the necessary Bills for enactment, City Council has approved the Rental Housing Demolition Application 23 134234 NNY 06 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 11 existing rental dwelling units.

4. City Council determine that pursuant to Subsection 34(17) of the Planning Act no further notice is required.  

The North York Community Council held a statutory public meeting on July 3, 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 to permit a 12-storey mixed use building with 190 units and 550 square metres of commercial gross floor area at 47 Stadacona Drive and 22, 24, 26 and 28 Richelieu Road. The proposed development includes 13 rental replacement units.

This Supplementary Report provides an update to the report titled 47 Stadacona Drive and 22, 24, 26 and 28 Richelieu Road – Zoning By-law Amendment – Decision Report – Approval, dated June 16, 2025, from the Director, Community Planning, North York District (Item NY25.2). The report recommends approval of the draft Zoning By-law Amendment for a proposed 12-storey (47.45 metres including the mechanical penthouse) mixed use building. The draft Zoning By-law Amendment included a holding (H) provision to ensure that the existing infrastructure can adequately support the development or that any required municipal infrastructure upgrades are implemented, and to ensure that an appropriate Transportation Demand Management (TDM) plan is provided.

Since that report was finalized, Staff have received and reviewed additional information confirming that the proposed holding (H) provisions are no longer needed. This includes:

- a Functional Servicing Report dated May 9, 2025;

- a Stormwater Management Report dated May 9, 2025; and

- a letter from the applicant’s transportation consultant confirming revisions to the proposed TDM plan, dated June 25, 2025.

The draft Zoning By-law Amendment has been revised to remove the holding (H) provision. No further changes to the draft Zoning By-law or the applicant’s plans have been made.

North York Community Council recommends that:

1. City Council approve the Rental Housing Demolition application 23 134234 NNY 06 RH in accordance with Chapter 667 of the Toronto Municipal Code and pursuant to Section 111 of the City of Toronto Act, 2006 to permit the demolition of 11 existing rental dwelling units located at 47 Stadacona Drive and 22, 24, 26 and 28 Richlieu Road, subject to the following conditions:

a. The owner shall provide and maintain 13 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 1,142 square metres and be comprised of six two-bedroom units, and seven three-bedroom units, as generally illustrated in the plans submitted to City Planning dated May 1, 2025. Any revision to these plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning;

c. The owner shall, as part of the 13 replacement rental dwelling units required in Recommendation 1.a above, provide at least 3 two-bedroom units, and 4 three-bedroom units at affordable rents, 1 two-bedroom unit, and 1 three-bedroom unit at mid-range (affordable) rents, and 1 two-bedroom unit, and 2 three-bedroom units at mid-range (moderate) rents, as currently defined in the City's Official Plan, all for a period of at least 10 years beginning from the date of first occupancy of each unit. The rent of the remaining 1 two-bedroom replacement rental dwelling unit shall be unrestricted;

d. The owner shall provide a Tenant Assistance Plan for tenants of the 11 existing rental dwelling units proposed to be demolished to the satisfaction of the Chief Planner and Executive Director, City Planning;

e. The owner shall provide tenants of all 13 replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed 12-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;

f. The owner shall provide central air conditioning in each replacement rental dwelling unit at no extra charge;

g. The owner shall provide a common laundry facility for use of the tenants of the 13 replacement rental dwelling units;

h. The owner shall provide tenants of all replacement rental dwelling units with access to bicycle and visitor parking on the same terms and conditions as any other resident of the proposed development;

i. The replacement rental dwelling units required in Recommendation 1.a. above shall be made ready and available for occupancy no later than the date by which 70 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

j. 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.i. above all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning.

2. City Council authorize the Chief Planner and Executive Director, City Planning, 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 11 existing rental dwelling units located at 47 Stadacona Drive and 22, 24, 26 and 28 Richelieu Road after all the following have occurred:

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

b. Zoning By-law Amendment for application 22 213129 NNY 06 OZ has come into full force and effect;

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

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

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

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

4. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Residential Demolition Permit under Section 33 of the Planning Act and Chapter 363 of the Toronto Municipal Code for 47 Stadacona Drive and 22, 24, 26 and 28 Richelieu Road 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 North York Community Council held a statutory public meeting on July 3, 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 11 rental dwelling units located at 47 Stadacona Drive and 22, 24, 26 and 28 Richlieu Road located in 5 single storey detached residential buildings. The 11 rental units are proposed to be replaced with 13 new units - fully replacing the existing gross floor area by resizing the large house-form units to meet the Growing Up Guidelines and creating two additional rental units with affordable rents. 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 is the subject of a related Zoning By-law Amendment application (22 213129 NNY 06 OZ) The proposed development would permit a 12-storey mixed-use building with 190 units, including the 13 replacement rental units, and 550 square metres of commercial gross floor area. An approval report for the Zoning By-law Amendment application has been advanced concurrently with this Rental Housing Demolition application approval report.

This report also recommends approval of the Residential Demolition Permit under

Chapter 363 of the Toronto Municipal Code, subject to conditions.

North York Community Council recommends that:

1. City Council amend City of Toronto Zoning By-law 569-2013 for the portion of the lands municipally known as 123 Garratt Boulevard subject to the Zoning By-law Amendment application (City File 22 148540 NNY 06 OZ) substantially in accordance with the draft Zoning By-law Amendment included as Attachment 10 to the Report (June 17, 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 classify the lands municipally known as 123 Garratt Boulevard which are subject to the Zoning By-law Amendment application (City File 22 148540 NNY 06 OZ) as a Class 4 Noise Area pursuant to Publication NPC-300 (Ministry of Environment, Conservation and Parks Environmental Noise Guideline - Stationary and Transportation Sources - Approval and Planning).

4. City Council allow the owner to design, construct and lease to the City for nominal rent for a period of 99 years a community space (“Community Agency Space”) to the satisfaction of the Executive Director, Development Review, Executive Director, Social Development, and the City Solicitor, as in-kind contribution, together with Recommendation 5, pursuant to subsection 37(6) of the Planning Act in accordance with the following terms:

a. The Community Agency Space shall comprise a minimum of 930 square metres, be located at the ground floor, have a dedicated and accessible entrance accessible from a public street;

b. The Community Agency Space shall be located in Block A;

c. The Community Agency Space shall be delivered and finished to base building condition, to the satisfaction of the Executive Director, Corporate Real Estate Management, prior to the issuance of the first above grade building permit for the first building in Block B, C, E or F;

d. The tenants of the Community Agency Spaces will be selected by the City, in accordance with the City’s Community Space Tenancy Policy; and

e. If the Community Agency Space is not finished in accordance with recommendation 4.c, prior to issuance of the first building permit for each development in Blocks I or J, the owner shall provide to the City a letter of credit in the amount of the community benefits charges otherwise payable for each such development in those Blocks, until such time as the Community Agency Space is finished in accordance with clause 4.c.

5. City Council further allow the owner to design, construct, finish, furnish, equip and convey to the City a non-profit licensed child care facility to the satisfaction of the Executive Director, Development Review, Executive Director, Corporate Real Estate Management, the General Manager, Children's Services, and the City Solicitor, as in-kind contribution, together with Recommendation 4, pursuant to subsection 37(6) of the Planning Act in accordance with the following terms:

a. The childcare facility shall accommodate 98 children, and will comprise a minimum of 1,001 square metres of indoor space and 546 square metres of outdoor space located adjacent to and accessible from the indoor area;

b. The childcare facility shall be located in Block K and will be integrated into a building with other uses;

c. The childcare facility shall be conveyed to the City on a stratified basis;

d. The childcare facility shall be located on the ground floor, or the ground and second floor, of a building;

e. The childcare facility shall be designed, constructed and delivered in accordance with the Child Care Early Years Act, 2014 and the City of Toronto's Child Care Development Guideline, 2021;

f. Four parking spaces shall be provided within the building or at grade within Block K directly accessible to the childcare facility for pick-up and drop-off for the childcare facility, plus an additional 3 parking spaces for childcare staff within the building, available at the time of conveyance of the childcare facility;

g. Prior to the issuance of the first above grade building permit for a building within the earlier of Blocks K, E and F, the owner shall provide to the City a letter of credit to secure 120 percent of the estimated cost of the design, construction and provision of the childcare facility;

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

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

7. City Council authorize the Executive Director, Development Review to enter into an Agreement pursuant to subsection 37(7.1) of the Planning Act (the "In-kind Contribution Agreement") to address the provision of the in-kind contributions identified in Recommendations 4 and 5 above, with the relevant terms and specifications to the satisfaction of the Executive Director, Development Review, and the City Solicitor in consultation with the Chief Planner and Executive Director, City Planning, General Manager, Economic Development and Culture, Executive Director, Social Development, Executive Director, Corporate Real Estate Management, General Manager, Children’s Services and the City Solicitor with such agreement to be registered on title to the lands, which agreement shall be evidence of arrangements for the provision of the in-kind contribution that are satisfactory to City Council.

8. 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.

9. 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 or their delegate, the Director of Community Planning, North York District intends to approve the Draft Plan of Subdivision as generally illustrated in Attachment 15 to the report (June 17, 2025) from the Director, Community Planning, North York District, subject to:

a. the conditions as generally listed in Attachment 11 to the report (June 17, 2025) from the Director, Community Planning, North York District, which, except as otherwise noted, must be fulfilled prior to final approval and the release of the Plan of Subdivision for registration; and

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

10. City Council directs the Executive Director, Social Development, in consultation with other relevant divisions, to work with the owner or applicant to advance and implement the Taxiway West Community Benefits Plan across the district in alignment with the City’s Community Benefits Framework best practices.

11. City Council endorse the Taxiway West District Plan and Taxiway West Urban Design Guidelines.

12. City Council direct staff to use the Taxiway West District Plan and Taxiway West Urban Design Guidelines in the evaluation of all new development proposals within the Taxiway District boundaries.

13. City Council direct the Owner to work with the Ward Councillor and the Downsview Community Working Group to intensify the engagement process with respect to street connectivity and future land decisions.

14. City Council request the General Manager, Transportation Services continue to engage the local community in the next stage of the Phases 3 and 4 Environmental Assessment study.

The North York Community Council held a statutory public meeting on July 3, 2025, and notice was given in accordance with the Planning Act, RSO 1990.

This report recommends approval of the Zoning By-law Amendment application to amend Zoning By-law 569-2013 to permit a mixed use development of approximately 489,009 square metres of Gross Floor Area, comprising approximately 282,750 square metres non-residential Gross Floor Area and approximately 2,957 dwelling units, including 10 percent of residential Gross Floor Area as affordable rental housing. The proposal will also provide new parks, streets and mid-block connections, a 1,001 square metre child care facility, 930 square metres of community space, and a pedestrian bridge connecting the site to Downsview Park. The lands subject to the Zoning By-law Amendment are comprised of a portion of the lands municipally known as 123 Garratt Boulevard.

The proposed development will provide approximately 21,566 square metres of affordable rental housing through a social housing program under section 453.1 of the City of Toronto Act, 2006. These units will be administered by a non-profit housing provider and will be affordable for 99 years. The rents for these units will be no more than the City's Official Plan definition of affordable rental housing.

A related draft plan of subdivision application (City File 22 148583 NNY 06 SUB) was filed and will establish 14 development blocks along with three parks, three privately owned publicly accessible spaces, and new streets.

North York Community Council recommends that:

1. City Council include 123 Garratt Boulevard on the City of Toronto's Heritage Register in accordance with the Listing Statement (Reasons for Inclusion) attached as Attachment 1 to the report (June 13, 2025) from the Senior Manager, Heritage Planning, Urban Design, City Planning.

This report recommends that City Council include buildings at 123 Garratt Boulevard on the City of Toronto's Heritage Register for their cultural heritage value and interest according to the Listing Statement (Reasons for Inclusion) found in Attachment 1.

The subject property at 123 Garratt Boulevard contains a former aircraft manufacturing complex located in the southwestern portion of the Downsview Area Secondary Plan.  It is located west of Allen Road, east of the Barrie GO rail line (also known as the GO Transit Newmarket Subdivision line), and north of the Ancaster residential neighbourhood. A location map and current photographs of the buildings that form the subject of this report are found in Attachment 1.

The property at 123 Garratt Boulevard traces its development to the early 1950s as the second Downsview location of the aircraft manufacturer, de Havilland Canada. The company’s record of innovation in Canadian aviation continued during the time, with additions to existing buildings and new hangars constructed in periods of growth related to the launch of new aircraft, including in the 1960s for the Twin Otter, and again in the late 1970s and 1980s for the Dash 7 and Dash 8. The property was subsequently occupied by Bombardier until March 2024, when Bombardier left the site. The aerospace complex is comprised of hangars, offices, ancillary structures, open space for aircraft circulation, surface parking lots, and a portion of the taxiway providing access to the Downsview Airport runway and has facilitated aircraft manufacturing and aerospace innovation for over 70 years.

The property at 123 Garratt Boulevard has been researched and evaluated by staff using the criteria prescribed in Ontario Regulation 9/06 and the buildings indicated in the Listing Statement meet 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 June 30, 2025 the Toronto Preservation Board considered Item PB33.3 and made recommendations to City Council.

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

This report recommends that City Council include buildings at 123 Garratt Boulevard on the City of Toronto's Heritage Register for their cultural heritage value and interest according to the Listing Statement (Reasons for Inclusion) found in Attachment 1.

The subject property at 123 Garratt Boulevard contains a former aircraft manufacturing complex located in the southwestern portion of the Downsview Area Secondary Plan.

It is located west of Allen Road, east of the Barrie GO rail line (also known as the GO Transit Newmarket Subdivision line), and north of the Ancaster residential neighbourhood. A location map and current photographs of the buildings that form the subject of this report are found in Attachment 1.

The property at 123 Garratt Boulevard traces its development to the early 1950s as the second Downsview location of the aircraft manufacturer, de Havilland Canada. The company’s record of innovation in Canadian aviation continued during the time, with additions to existing buildings and new hangars constructed in periods of growth related to the launch of new aircraft, including in the 1960s for the Twin Otter, and again in the late 1970s and 1980s for the Dash 7 and Dash 8. The property was subsequently occupied by Bombardier until March 2024, when Bombardier left the site. The aerospace complex is comprised of hangars, offices, ancillary structures, open space for aircraft circulation, surface parking lots, and a portion of the taxiway providing access to the Downsview Airport runway and has facilitated aircraft manufacturing and aerospace innovation for over 70 years.

The property at 123 Garratt Boulevard has been researched and evaluated by staff using the criteria prescribed in Ontario Regulation 9/06 and the buildings indicated in the Listing Statement meet 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 recommends that:

1. City Council amend the Official Plan for the lands municipally known as 2674, 2676, 2678 and 2704 Yonge Street and 19 Alexandra Boulevard substantially in accordance with the draft Official Plan Amendment included as Attachment 6 to the Report (June 17, 2025) from the Director, Community Planning, North York District.

2. City Council amend City of Toronto Zoning By-law 569-2013, as amended by Site Specific Zoning By-law 830-2022 for the lands municipally known as 2674, 2676, 2678 and 2704 Yonge Street and 19 Alexandra Boulevard substantially in accordance with the draft Zoning By-law Amendment included as Attachment 7 to the Report (June 17, 2025) from the Director, Community Planning, North York District.

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

4. 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 205 square metres to expand Snider Parkette, to the satisfaction of the General Manager, Parks and Recreation and the City Solicitor.

5. Prior to the issuance of the first above grade building permit, the owner shall pay to the City the residual cash-in-lieu amount for the parkland that is not being provided on-site.

6. City Council approve the acceptance of on-site parkland dedication, subject to the owner transferring the parkland to the City free and clear, above and below grade, of all easements, encumbrances, and encroachments, in an acceptable environmental condition to the satisfaction of the General Manager, Parks and Recreation.

7. City Council require the owner of the lands at 2674, 2676, 2678 and 2704 Yonge Street and 19 Alexandra Boulevard to enter into, and register on title, an agreement which would amend the January 23, 2024 Section 37 Agreement registered on title for 2674, 2676, 2678 and 2704 Yonge Street as Instrument ATA6500649 to the satisfaction of the City Solicitor, the Chief Planner and Executive Director, City Planning, and the Executive Director, Development Review, in order to secure the following:

a. Prior to the issuance of the first above-grade building permit, the owner shall pay to the City, a cash contribution in the amount of nine-hundred and fifty-thousand dollars ($950,000.00) to be allocated at the discretion of the Executive Director, Development Review in consultation with the Ward Councillor, for the following matters:

1. public park improvements;

2. public art; and / or

3. streetscape improvements within proximity of the lands in the Ward.

b. The cash contribution referenced in Part (a) of Recommendation 7 above is to be indexed upwardly in accordance with the Statistics Canada Non-Residential Building Construction Price Index for Toronto for the period from the date of the registration of the Section 37 Agreement to the date of payment;

c. In the event the cash contribution referred to in Part (a) of Recommendation 7 above has not been used for the intended purpose(s) within three (3) years of this By- law coming into full force and effect, the cash contribution may be redirected for another purpose, at the discretion of the Executive Director, Development Review, in consultation with the local Ward Councillor, provided that the purpose(s) is / are identified in the Toronto Official Plan and will benefit the community in the vicinity of the lands;

d. Prior to issuance of Notice of Approval Conditions in a site plan control application(s), the owner shall submit plans and materials sufficient to show the cost, location, configuration, and design of the reconstruction and restoration of the historic gates and columns located at the northwest and southwest corners of the intersection of Alexandra Boulevard and Yonge Street ("Gate Restoration"), to the satisfaction of the Chief Planner and Executive Director, City Planning, and the General Manager of Transportation Services, in consultation with the Ward Councillor and the Lytton Park Residents' Organization. The Owner shall post an irrevocable Letter of Credit in the amount of 120 percent of the cost of the Gate Restoration, to the satisfaction of the Chief Planner and Executive Director of City Planning and the City Solicitor; and

e. Prior to the earlier of any non-residential or residential use or occupancy on the lands, the owner shall demonstrate that the Gate Restoration has been undertaken and completed in accordance with the plans and materials submitted and approved in the context of site plan approval, to the satisfaction of the Chief Planner and Executive Director, City Planning, and the General Manager of Transportation Services.

8. City Council also direct that the following matters be secured in the amended Section 37 Agreement as a legal convenience to support the development or in an agreement pursuant to Section 111 of the City of Toronto Act:

a. requirement for the owner to provide and maintain 31 replacement rental dwelling units that collectively have a total gross floor area of at least 1,970 square metres and be comprised of 23 one-bedroom units and 8 two-bedroom units, as generally illustrated in the plans submitted to the City Planning Division dated May 26, 2025. Any revision to these plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning;

b. provision of a Tenant Assistance Plan for tenants of the 31 existing rental dwelling units proposed to be demolished at 2674 and 2676 Yonge Street that reflects the City’s most current tenant assistance practices as generally outlined in the Council Item 2025.PH20.2 – Implementation Guidelines for Rental Replacement, to the satisfaction of the Chief Planner and Executive Director, City Planning;

c. removal of the requirement to provide tenants of the 31 replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed development; and

d. the owner shall construct and maintain to the satisfaction of the  Executive Director, Development Review, an area of not less than 370 square metres at grade for use by the general public as publicly accessible, privately–owned open space ("POPS"), in a location generally identified in the Zoning By-law Amendment, with the location configuration and design of the POPS to be determined in the context of site plan approval to the satisfaction of the Executive Director, Development Review, and secured in a Site Plan Agreement with the City.

The North York Community Council held a statutory public meeting on July 3, 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 to permit a 13-storey (50.4 metres, plus 6.0 mechanical penthouse) seniors residence building providing independent residential suites, assisted living suites and memory care suites for the properties at 2674, 2676, 2678 and 2704 Yonge Street and 19 Alexandra Boulevard. The proposal is comprised of a total of 251 residential units, including 31 rental replacement units. The proposal also includes a 205 square metre public park addition to Snider Parkette and 370 square metre privately owned publicly accessible spaces (POPS). There would be 24 vehicular parking spaces with 4 dedicated to visitors and a total of 35 bicycle parking spaces.

This report also recommends minor changes to Rental Housing Demolition application 20 194151 NNY 08 RH that was approved by City Council at its meeting on July 19, 2022, as a result of changes to the proposed built form and the introduction of new residential uses on the site. The revised rental replacement proposal continues to include full replacement of the existing rental housing as well as an updated Tenant Assistance Plan that addresses the right of existing tenants to return to replacement rental dwelling units at similar rents and financial compensation to mitigate hardship.

North York Community Council recommends that:

1. City Council approve the Rental Housing Demolition application 20 153985 NNY 08 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 15 existing rental dwelling units located at 284 Lawrence Avenue West, subject to the following conditions:

a. The owner shall provide and maintain 15 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 865 square metres and be comprised of 3 studio units, 9 one-bedroom units and 3 two-bedroom units, as generally illustrated in the plans submitted to the City Planning Division dated March 24, 2025. Any revision to these plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning;

c. The owner shall, as part of the 15 replacement rental dwelling units required in Recommendation 1.a above, provide at least 1 studio unit, 8 one-bedroom units and 2 two-bedroom units at affordable rents, defined as gross monthly rent no greater than one times the average City of Toronto rent by unit type, as reported annually by the Canada Mortgage and Housing Corporation, and 2 studio units, 1 one-bedroom unit and 1 two-bedroom unit at mid-range rents, defined as gross monthly rent no greater than 1.5 times the average City of Toronto rent by unit type, as reported annually by the Canada Mortgage and Housing Corporation, all for a period of at least 10 years beginning from the date of first occupancy of each unit;

d. The owner shall provide a Tenant Assistance Plan for tenants of the 15 existing rental dwelling units proposed to be demolished at 284 Lawrence Avenue West to the satisfaction of the Chief Planner and Executive Director, City Planning;

e. The owner shall provide tenants of all 15 replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed 14-storey building (Building B) at no extra charge. Access to, and use of, these amenities shall be on the same terms and conditions as any other resident of the building without the need to pre-book or pay a fee, unless specifically required as a customary practice for private bookings;

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

g. The owner shall provide and make available for rent at least 9 vehicle parking spaces to tenants of the replacement rental dwelling units. Such parking spaces shall be made available firstly to returning tenants who previously rented a vehicle parking space, and at similar monthly parking charges that such tenants previously paid. The remaining vehicle parking spaces shall be made available to tenants of the replacement rental units to the satisfaction of the Chief Planner and Executive Director, City Planning;

h. The owner shall provide and make available for rent at least 4 storage lockers to tenants of the replacement rental dwelling units. Such storage lockers shall be made available firstly to returning tenants who previously rented a storage locker, and at similar monthly storage charges that such tenants previously paid. The remaining storage lockers 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 15 existing rental dwelling units located at 284 Lawrence Avenue West 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 20 153975 NNY 08 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 284 Lawrence Avenue West and 1525 Avenue Road 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 that contains the replacement rental units 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 North York Community Council held a statutory public meeting on July 3, 2025, and notice was given in accordance with the Planning Act, RSO 1990.

This report recommends approval of a Rental Housing Demolition application which proposes to demolish 15 rental dwelling units located at 284 Lawrence Avenue West. The 15 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 is the subject of a related Official Plan and Zoning By-law Amendment application (20 153975 NNY 08 OZ) which was appealed to the Ontario Land Tribunal (OLT). The Ontario Land Tribunal issued a written decision on April 2, 2025, approving the Official Plan and Zoning By-law Amendment application in principle, with the final Order being withheld until all outstanding matters, including the rental housing matters and necessary agreements with the City, are secured. The Ontario Land Tribunal approval in principle permits the development of two mixed-use buildings of 12- and 14-storeys in height containing a total of 665 dwelling units. Building A is located on the north end of the site and will contain a total of 166 dwelling units, and Building B is located on the southern portion of the site and will contain 499 dwelling units, including 15 replacement rental units.

This report also recommends approval of the Residential Demolition Permit under

Chapter 363 of the Toronto Municipal Code, subject to conditions.

North York Community Council recommends that:

1. City Council authorize the City Solicitor and appropriate City staff to attend at the Ontario Land Tribunal hearing in opposition to the proposals in their current form, and to continue discussions with the Applicant to address outstanding issues in advance of the hearing, including but not limited to those outlined in the report (June 12, 2025) from the Director, Community Planning, North York District.

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.

3. Should it be determined that upgrades are required to the infrastructure to support the development at 1410 Eglinton Avenue West according to the accepted Functional Servicing and Stormwater Management Report, the City Council direct the City Solicitor and appropriate City staff to request that a Holding provision (H) be included in the final form of the site-specific Zoning By-law Amendment, including entering into appropriate agreement(s) with the City for required mitigation, as well as the design and construction of any improvements to the municipal infrastructure and the provision of financial securities to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services.

On January 24, 2025, a complete application for Zoning By-law Amendment was submitted at 1410 Eglinton Avenue West (the “subject lands”) to permit a 43-storey building (145.25 metres plus the mechanical penthouse) with 442 dwelling units totalling 29,438.3 square metres of residential gross floor area (GFA) and 184.4 square metres of retail space on the ground floor (the “proposal”).

On May 12, 2025, the Applicant appealed the Zoning By-law Amendment application to the Ontario Land Tribunal (the “OLT”) due to Council not making a decision within the prescribed time frame specified in the Planning Act (the “Appeal”). A Case Management Conference has not yet been scheduled.

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

North York Community Council recommends that:

1. City Council approve the Rental Housing Demolition application 21 251215 NNY 15 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 26 existing rental dwelling units located at 133 Erskine Avenue, subject to the following conditions:

a. The owner shall provide and maintain 26 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 2,416 square metres and be comprised of 2 one-bedroom units and 24 two-bedroom units, as generally illustrated in the plans submitted to the City Planning Division dated January 25, 2025. Any revision to these plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning;

c. The owner shall, as part of the 26 replacement rental dwelling units required in Recommendation 1.a above, provide at least 1 one-bedroom unit and 6 two-bedroom units at affordable rents, and 8 two-bedroom units at mid-range (moderate) rents, as currently defined in the City's Official Plan, all for a period of at least 10 years beginning from the date of first occupancy of each unit. The rents of the remaining 11 replacement rental dwelling units shall be unrestricted;

d. The owner shall provide a Tenant Assistance Plan for tenants of the 26 existing rental dwelling units proposed to be demolished at subject site address to the satisfaction of the Chief Planner and Executive Director, City Planning;

e. The owner shall provide tenants of all 26 replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed 35-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;

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

g. The owner shall provide and make available for rent at least 6 vehicle parking spaces to tenants of the replacement rental dwelling units. Such parking spaces shall be made available firstly to returning tenants who previously rented a vehicle parking space, and at similar monthly parking charges that such tenants previously paid. The remaining vehicle parking spaces shall be made available to tenants of the replacement rental units to the satisfaction of the Chief Planner and Executive Director, City Planning;

h. The owner shall provide tenants of all replacement rental dwelling units with access to bicycle and visitor parking on the same terms and conditions as any other resident of the proposed development;

i. The replacement rental dwelling units required in Recommendation 1.a. above shall be made ready and available for occupancy no later than the date by which 70 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

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

2. City Council authorize the Chief Planner and Executive Director, City Planning, 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 26 existing rental dwelling units located at 133 Erskine Avenue after all the following have occurred:

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

b. Zoning By-law Amendments for application 21 251207 NNY 15 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 133 Erskine 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 North York Community Council held a statutory public meeting on July 3, 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 26 rental dwelling units located at 133 Erskine Avenue. The 26 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 properties are also the subject of a Zoning By-law Amendment application (21 251207 NNY 15 OZ), which was appealed to the Ontario Land Tribunal (OLT). The Ontario Land Tribunal issued a written decision on June 26, 2024, approving a settlement on the Zoning By-law Amendment for a 35-storey residential building with 364 dwelling units, with the final Order being withheld until all outstanding matters, including the necessary agreements with the City, are secured, including the rental housing matters.

141 Erskine Avenue is included in the Zoning By-Law Amendment application but is not impacted by the demolition proposal.

This report also recommends approval of the Residential Demolition Permit under

Chapter 363 of the Toronto Municipal Code, subject to conditions.

North York Community Council:

1. Forwarded the item to City Council without recommendations.

The North York Community Council held a statutory public meeting on July 3, 2025, and notice was given in accordance with the Planning Act, RSO 1990.

This Report recommends approval of the Official Plan and Zoning By-law Amendment application to amend the Official Plan, as amended by Official Plan Amendment 208, North York Zoning By-law 7625, as amended by By-law 64-2021, and the Section 37 Agreement to expand the non-residential uses permitted above the second storey, and to change the requirement of 10,000 square metres of office gross floor area to 10,000 square metres of non-residential gross floor area at 5799-5915 Yonge Street and 46 and 47 Averill Crescent.  

North York Community Council recommends that:

1. City Council refuse the applications for the Official Plan Amendment and Zoning By-law Amendment (Application Number 25 134898 NNY 18 OZ) for the lands municipally known as 110 Sheppard Avenue East for the reasons identified in the report (June 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 the construction of a 49-storey residential building (165.25 metres with mechanical penthouse) and a 53-storey (177.30 metres with mechanical penthouse) mixed-use building on a shared podium at 110 Sheppard Avenue East. The proposal contains 1,313 residential units and has a total residential gross floor area of 77,968.55 square metres. A 351 square metre retail unit is provided in the ground floor of the 53-storey building fronting Sheppard Avenue East. The overall proposal results in a density of 16.88 times the area of the lot. A total of 169 residential parking spaces are provided including 15 visitor parking spaces.

This report recommends refusal of the application as the proposal is not consistent with the Provincial Planning Statement (2024), does not conform to the Official Plan, including the North York Centre Secondary Plan. The applications propose buildings which exceed the contemplated height and density in the North York Centre Secondary Plan.

The Director, Community Planning North York District, recommends that:

1. City Council amend North York Zoning By-law 7625 for the lands municipally known as 240-242 Finch Avenue West substantially in accordance with the draft Zoning By-law Amendment included as Attachment 6 to the report (June 12, 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.

The North York Community Council held a statutory public meeting on July 3, 2025, and notice was given in accordance with the Planning Act, RSO 1990.

This Report recommends approval of the application to amend the North York Zoning By-law 7625 to permit a 4-storey purpose-built rental apartment building containing 41 dwelling units. The proposal is consistent with the Provincial Planning Statement (2024) and conforms to the Official Plan and the Central Finch Area Secondary Plan.

North York Community Council recommends that:

1. City Council refuse the application for the Official Plan Amendment and Zoning By-law Amendment (Application Number 24 252430 NNY 18 OZ) in its current form, for the lands municipally known as 30-36 Hendon Avenue.

2. In the event the applications are appealed to the Ontario Land Tribunal, City Council, pursuant to subsections 22(8.1) and 34(11.0.0.1) of the Planning Act, use mediation, conciliation or other dispute resolution techniques in an attempt to resolve the Official Plan Amendment and Zoning By-law Amendment applications, to the satisfaction of the Executive Director, Development Review and the City Solicitor.

3. City Council direct the City Clerk, should an appeal be filed, to notify all persons or public bodies who may have filed an appeal to this decision of City Council’s intention to rely on subsections 22(8.1) and 34(11.0.0.1) of the Planning Act and the City Clerk shall provide notice to all prescribed persons or public bodies under subsections 22(8.2) and 34(11.0.0.2) of the Planning Act.

4. City Council direct the City Clerk, should an appeal be filed, to notify the Ontario Land Tribunal of City Council’s intention pursuant to subsections 22(8.1) and 34(11.0.0.1) of the Planning Act, and that the Ontario Land Tribunal shall receive the record, the notice of appeal and other prescribed documents and materials seventy-five (75) days after the last day for filing a notice of appeal for these matters.

5. Should the Official Plan Amendment and Zoning By-law Amendment application be resolved, and there is no appeal to the Ontario Land Tribunal or the appeal to the Ontario Land Tribunal has been withdrawn, City Council direct the Director, North York District, Community Planning to bring forward an Approval Report to North York Community Council for a statutory public meeting as required under the Planning Act.

6. 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.

The application proposes to amend the Official Plan and Zoning By-law to permit a 46-storey (152.55 metres including mechanical penthouse) residential building containing 433 dwelling units at 30-36 Hendon Avenue. The proposed building has a gross floor area of 30,696.3 square metres and a Floor Space Index (“FSI”) of 22.9 times the lot area.

The proposed development is of an inappropriate height, scale and massing and represents an overdevelopment of the site. The proposal does not conform to the North York Centre Secondary Plan (“NYCSP”) and the application has not demonstrated adequate justification for the proposed variation from the height and density policies of the NYCSP. The application also fails to meet soil volume requirements, proposes unacceptable site access and circulation, and has not demonstrated sufficient servicing capacity is available to support the proposed development.

This report recommends refusal of the application to amend the Official Plan and Zoning By-law and staff recommend the applicant consider modifying the proposal.

North York Community Council:

1. Approved the request for a permit to remove one privately owned tree located at 173 Woburn Avenue and required the applicant to provide five replacement trees which can be achieved in a combination of on-site planting and cash-in-lieu of planting to the satisfaction of the Executive Director, Environment, Climate and Forestry.

This report requests that North York Community Council deny the request for a permit to remove one privately owned tree located on the boundary line between the properties of 173 Woburn Avenue and 171 Woburn Avenue. The applicant indicates the reason for requesting removal of the tree is due to a conflict with a proposed detached garage backing on to the rear laneway.

The Siberian elm tree (Ulmus pumila) measures 44 centimetres in diameter. The City's Tree By-laws do not support the removal of this tree as it is healthy and maintainable. The permit was denied, and the applicant is appealing the decision. Community Council has delegated authority from City Council to make a final decision as to whether a permit may be issued when an applicant appeals the City's decision to deny a tree permit.

North York Community Council:

1. Authorized the General Manager of Transportation Services to enter into an encroachment agreement with the property owner of 866 Sheppard Avenue West, and permit this double-faced ground sign, subject but not limited to, the following conditions:

a. Indemnify the City from and against all actions, suits, claims or demands and from all loss, costs, damages, and expenses that may result from such permission granted;

b. Maintain the double-faced ground sign at their own expense in good repair and a condition satisfactory to the General Manager of Transportation Services and will not make any additions or modifications to the encroachment beyond what is allowed under the terms of the Agreement;

c. The property owner will enter into an encroachment agreement with the City of Toronto, at the applicant's expense, and assume all liability and damages related to the encroachments;

d. The property owner obtain permission from Urban Forestry regarding hurting one of the trees located nearby the proposed ground sign;

e. Obtain permission from underground and affected utilities prior to excavation of footing; and

f. Ensure that electrical wirings and connections from proposed ground sign to source in the building be in accordance with Ontario Electrical Safety Code.

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

The purpose of this report is for North York Community Council to consider an appeal from the property owner of 866 Sheppard Avenue West regarding their encroachment application. The encroachment consists of one 1.83 metre high double-faced ground sign made up of a Light Emitting Diode illuminated frameless white flex top and an anthracite-coloured faux stone cladding base supported by a 1.37 metre footing depth which is in contravention of City of Toronto Municipal Code Chapter 743, Streets and Sidewalks, Use Of.

The property owner is seeking authority from North York Community Council to allow the ground sign to be constructed and maintained within the public right-of-way at 866 Sheppard Avenue West, which is in contravention of Toronto Municipal Code Chapter 743, Streets and Sidewalks, Use Of.

North York Community Council recommend that:  

1. City Council amend the by-law for the existing traffic control signals at the intersection of Keele Street and Whitburn Crescent to be in effect at Keele Street and Whitburn Crescent / Downsview Park Boulevard.

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

As per conditions of approval for the development of a new residential subdivision east of Keele Street and south of Downsview Park, a new public road (Downsview Park Boulevard) was constructed at the east leg of the traffic control signalized intersection of Keele Street and Whitburn Crescent in 2017.

Development Review and Transportation Services are requesting approval to amend the by-law to include Downsview Park Boulevard to the existing traffic control signals at the intersection of Keele Street and Whitburn Crescent / Downsview Park Boulevard.

North York Community Council:  

1. Authorized a compulsory stop control for westbound traffic on Maria Iacampo Gardens at Frederick Tisdale Drive.

2. Authorized a compulsory stop control for eastbound traffic on Maria Iacampo Gardens at William Duncan Road.

3. Authorized a compulsory stop control for eastbound traffic on Locust Lodge Gardens at Frederick Tisdale Drive.

4. Authorized a compulsory stop control for westbound traffic on Franco Basile Grove at Frederick Tisdale Drive.

5. Authorized a compulsory stop control for eastbound traffic on Franco Basile Grove at William Duncan Road.

6. Authorized a compulsory stop control for southbound traffic on William Duncan Road at John Perkins Bull Drive

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

Development Review and Transportation Services are requesting approval for the installation of a compulsory stop control for the minor streets at five uncontrolled intersections within the Stanley Greene District community as part of the Draft Plan of Subdivision Application for the development at 80 Carl Hall Road.

Compulsory stop controls are recommended at the following intersections:

- Frederick Tisdale Drive and Maria Iacampo Gardens;

- William Duncan Road and Maria Iacampo Gardens;

- Frederick Tisdale Drive and Locust Lodge Gardens / Franco Basile Grove;

- William Duncan Road and Franco Basile Grove; and

- William Duncan Road and John Perkins Bull Drive.

Approval to include the above-noted compulsory stop controls will clearly define the rights-of-way and regulate traffic flow for all road users.

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 addresses set out below, as fire routes pursuant to Municipal Code Chapter 880 - Fire Routes - 151 Billy Bishop Way, 4588 Bathurst Street.

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. Prohibited parking from 8:00 a.m. to 4:00 p.m., Monday to Friday, on the south side of Glengrove Avenue, between Danesbury Avenue and Marlee Avenue.

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 that parking be prohibited from 8:00 a.m. to 4:00 p.m., Monday to Friday, on the south side of Glengrove Avenue, between Danesbury Avenue and Marlee Avenue. Currently parking is allowed for up to three hours in this area. The proposed changes will address residents' concerns with nearby workers parking their vehicle for the entire day.

North York Community Council:  

1. Prohibited parking at all times on the south side of Zachary Court, between Flemington Road and the east end of Zachary Court.

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

Transportation Review is requesting approval for the parking regulations, proposed under the Assumption of services report for the development at 255 Ranee Avenue, to be implemented on Zachary Court. Zachary Court has been dedicated as public road. Currently there are no parking regulations on this street. The proposed parking regulations are consistent with City policies and guidelines given the surrounding residential nature.

North York Community Council:

1. Prohibited parking from December 1 to March 31 of the following year, inclusive, on the east side of Hamlet Gate, between Bamboo Grove and Denlow Boulevard.

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 that parking be prohibited from December 1 to March 31 of the following year, on the east side of Hamlet Gate, between Bamboo Grove and Denlow Boulevard. Currently parking is allowed for up to three hours on both sides of the street. The proposed changes will address residents' concerns with parked vehicles and plowed snow obstructing traffic.

North York Community Council:  

1. Designated an on-street accessible parking space in effect at all times on the west side of Embla Street, from a point 51 metres north of Barber Greene Road to a point 5.5 metres further north.

2. Rescinded the winter maintenance parking prohibition in effect from 2:00 a.m. to 6:00 a.m., December 1st to March 31st, on the west side of Embla Street, from a point 51 metres north of Barber Greene Road to a point 5.5 metres further north.

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

Transportation Services is requesting approval for the installation of an on-street accessible parking space on the west side of Embla Street.

North York Community Council:  

1. Authorized the closure of the southerly eastbound designated bike lane and a 4.5 metre wide portion of the eastbound curb lane on St. Dennis Drive, between a point 77 metres west of Deauville Lane and a point 125 metres further west, from September 1, 2025 to December 31, 2026 inclusive.

2. Prohibited stopping at all times on the north side of St. Dennis Drive, between a point 65 metres west of Deauville Lane and a point 65 metres further west.

3. Directed 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. Directed 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 City engineer and ensure it is compliant with the Accessibility for Ontarians with Disabilities Act (AODA).

5. Directed 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. Directed 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. Directed 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. Directed the applicant to provide a sufficient number of traffic control persons as determined by the Work Zone Coordinator and 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. Directed the applicant to provide a sufficient number of pay-duty Police Officers as determined by the Work Zone Coordinator and Toronto Police Construction Liaison Officer, during large scale concrete pours and large scale material deliveries to control vehicle access and egress to and from the site and maintain a safe environment for the public.

10. Directed the applicant to install cane detection within the covered and protected walkway to guide pedestrians who are visually impaired.

11. Directed 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. Directed the applicant to provide and install public art, including mural artwork, onto every elevation of the hoarding board with adequate spotlighting for night-time illumination, at their sole cost, to the satisfaction of the Ward Councillor.

13. Directed 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. Directed 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. Directed that the occupation permit for construction staging on St. Dennis Drive be conditional, subject to there being no conflicts with Metrolinx transit project construction.

16. Directed that St. Dennis Drive be returned to its pre-construction traffic and parking regulations when the project is complete.

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

25 St Dennis LP is constructing a 12-storey condominium at 25 St. Dennis Drive. The site is located on the south side of St. Dennis Drive, between Don Mills Road and Deauville Lane.

Transportation Services is requesting authorization to temporarily close a portion of the eastbound curb lane and eastbound cycle track on St. Dennis Drive for a period of 16 months, from September 1, 2025 to December 31, 2026, in order to enable construction of the above-mentioned development. Pedestrian movements will be maintained in a covered and protected walkway within the existing sidewalk on the south side.

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 - 211 Consumers Road.

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. 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 addresses set out below, as a fire route pursuant to Municipal Code Chapter 880 - Fire Routes - 113, 115, 117 McMahon Drive.

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 recommends that:

1. City Council dedicate as public highway the lands described as Parts 1 and 24 on Plan 66R-25830 as shown on Attachment 1 and Attachment 2 to the report (June 16, 2025) from the Director, Planning, Design and Management, Transportation Services, to form part of the public highway Esther Shiner Boulevard, from the Director, Planning, Design and Management, Transportation Services.

2. City Council dedicate as public highway the lands described as Part 23 on Plan 66R-25830 as shown on Attachment 1 and Attachment 2 to the report (June 16, 2025) from the Director, Planning, Design and Management, Transportation Services, to form part of the public highway Provost Drive, from the Director, Planning, Design and Management, Transportation Services.

3. City Council dedicate as public highway the lands described as Part 22 on Plan 66R-25830 as shown on Attachment 1 and Attachment 2 to the report (June 16, 2025) from the Director, Planning, Design and Management, Transportation Services, to form part of the public highway McMahon Drive, from the Director, Planning, Design and Management, Transportation Services.

4. City Council enact by-laws substantially in the form of the draft by-laws attached as Attachments 3, 4 and 5 to the report (June 16, 2025) from the Director, Planning, Design and Management, Transportation Services.

As this report recommends the dedication of land for public highway purposes, City Council approval is required.

Transportation Services recommends that the lands identified be dedicated as Public Highway to form part of Esther Shiner Boulevard, Provost Drive and McMahon Drive.

North York Community Council:

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

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

The Transportation Review Unit of the Development Review Division has assessed the need for traffic control signals at the mid-block location of Bayview Mews Lane and the northeastern site access driveway of 2901 Bayview Avenue. Based on the assessment undertaken, the installation of traffic control signals is not recommended as the warrant criteria have not been met.

This supplementary report requests North York Community Council to withdraw Item No. NY25.27 - Bayview Mews Lane, Approximately 100 Metres West of Hawksbury Drive - Traffic Control Signals from consideration at the July 3, 2025 meeting.

The traffic control signal installation is no longer being pursued by the proponent.

The proponent notified the Transportation Review unit of the Development Review Division after the agenda for the July 3, 2025 North York Community Council meeting was published that the traffic signal installation is no longer being pursued. Therefore, the Report for Action for the above item is no longer required.

North York Community Council:

1. Designated a 40 kilometres per hour maximum speed limit on Helen Lu Road, between Don Mills Road and Forest Manor Road.

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

Transportation Review is recommending a 40 kilometre per hour speed limit on Helen Lu Road, between Don Mills Road and Forest Manor Road. This limit is proposed under the Assumption of services report for the development at 32-50 Forest Manor Road. Helen Lu Road has been dedicated as public road allowance. Currently there are traffic regulations on this street. The proposed speed limit is consistent with City policies and guidelines given the operation of the roadway and the surrounding residential / commercial nature of the area.

North York Community Council:  

1. Authorized the continuation of the closure of the south sidewalk, the south side parking lane, and a 2.5 metre wide portion of the eastbound traffic lane on Harlandale Avenue, between a point 17 metres west of Yonge Street and a point 22.5 metres further west, from July 4, 2025 to September 30, 2025, inclusive.

2. Authorized the continuation of the closure of the south sidewalk, the south side parking lane, the north side parking lane, and a 2.5 metre wide portion of the eastbound traffic lane on Harlandale Avenue, between a point 70 metres west of Yonge Street and a point 37 metres further west, from July 4, 2025 to September 30, 2025, inclusive.

3. Directed the applicant to continue 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. Directed the applicant to continue 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 City engineer and ensure it is compliant with the Accessibility for Ontarians with Disabilities Act (AODA).

5. Directed the applicant to continue 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. Directed the applicant to continue to clearly consult and communicate all construction, parking and road occupancy impacts with local business improvement areas and resident associations in advance of any physical road modifications.

7. Directed the applicant to continue to install appropriate signage and request the applicant to install converging mirrors to ensure that pedestrians, cyclists and motorists safety is considered at all times.

8. Directed the applicant to continue to provide a sufficient number of traffic control persons as determined by the Work Zone Coordinator and 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. Directed the applicant to continue to provide a sufficient number of pay-duty Police Officers as determined by the Work Zone Coordinator and Toronto Police Construction Liaison Officer, during large scale concrete pours and large scale material deliveries to control vehicle access and egress to and from the site and maintain a safe environment for the public.

10. Directed the applicant to continue to install cane detection within the covered and protected walkway to guide pedestrians who are visually impaired.

11. Directed the applicant to continue to post a 24-hour monitored construction hotline number on the hoarding board, which must be prominently placed and legible from 20 metres and on all elevations from the construction site.

12. Directed the applicant to continue to provide and install public art, including mural artwork, onto every elevation of the hoarding board with adequate spotlighting for night-time illumination, at their sole cost, to the satisfaction of the Ward Councillor.

13. Directed the applicant to continue 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 within 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.

14. Directed that Harlandale Avenue be returned to its pre-construction traffic and parking regulations when the project is complete.

15. Directed the applicant to continue to provide monthly community meetings, to discuss any concerns raised by the community.

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

The Toronto Transit Commission has undertaken the construction of a utility duct bank and pavement rehabilitation on the south side of Harlandale Avenue, between Yonge Street and Beecroft Road.

At its meeting of December 3, 2024, North York Community Council authorized the continuation of the temporary closure of the south sidewalk, eastbound traffic lane and the on-street parking spaces on both sides of Harlandale Avenue, from December 4, 2024 to May 31, 2025. Toronto Transit Commission has requested a second time extension of the duration of the construction staging area on Harlandale Avenue, as the site has experienced another setback to the construction schedule due to underground site conditions.

Therefore, Transportation Services is requesting authorization to extend the time duration of the construction staging areas on Harlandale Avenue for an additional three months, from July 4, 2025 to September 30, 2025 to allow for the project to be completed.

North York Community Council:

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

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. Notwithstanding the provisions of the City of Toronto Property Naming Policy, City Council approve the renaming of Balmoral Park to Michael Mostyn Park.

In February 2025, the City of Toronto mourned the loss of Michael Mostyn, a devoted community leader and strong advocate for equity-deserving communities. He was widely recognized for championing human rights and supporting those in need. Following consultations with City staff, residents, community organizations, and family members, Balmoral Park was identified as a fitting location to honour his contributions to Toronto, Ontario, and Canada. Naming the park after Michael Mostyn would recognize his enduring legacy as a leading voice against antisemitism and hate, and his lifelong commitment to defending human rights and promoting justice, inclusivity, and Canadian pluralism.

Michael Mostyn joined B’nai Brith Canada, one of Canada’s oldest human rights organizations, in 2006 and became its CEO in 2014. Under his leadership, the organization strengthened its role as a national advocate against antisemitism, expanded its support for marginalized communities, and enhanced its delivery of social services to vulnerable Canadians. He was widely respected for his work in building interfaith relationships, promoting Holocaust education, advancing equity and inclusion, and combating discrimination in all forms.

In recognition of his service to Canada, Mr. Mostyn was awarded the Queen Elizabeth II Diamond Jubilee Medal in 2012 and the King Charles III Coronation Medal in 2025.

Michael Mostyn’s leadership and advocacy had a deep impact in Toronto, the city where he lived and worked for decades. He played a vital role in shaping public discourse around inclusion, equity, and justice for marginalized communities.

A property naming application was submitted to Strategic Partnerships and included over 90 letters from individuals and organizations across Toronto, expressing strong support for commemorating Michael Mostyn’s legacy in a meaningful and lasting way.

Balmoral Park was endorsed by Michael Mostyn’s family and local residents for its close connection to the community he served and called home. Renaming it “Michael Mostyn Park” would be a meaningful tribute to his life’s work and a lasting reminder for current and future generations.

Parks and Recreation staff have confirmed that costs associated with the production and installation of the new park sign will be accommodated within the 2025 Approved Operating Budget for Parks and Recreation.

North York Community Council:

1. Authorized an all-way compulsory stop control at the intersection of Van Horne Avenue and Silas Hill Drive.

This motion brings forward a necessary and time-sensitive request to improve safety at the intersection of Van Horne Avenue and Silas Hill Drive, directly in front of Divine Mercy Catholic School.

Over the past year, I’ve heard repeated concerns from the school community about safety risks at this location, particularly during drop-off and pick-up hours. In response, I visited the site alongside the school principal and our Transportation Services team to assess conditions on the ground.

As outlined in the attached memo from the Director, Traffic Management, staff intend to recommend an all-way stop at this intersection as part of the forthcoming Peanut Streets Plan. While that plan will come forward later this year, this motion seeks to implement the stop control now to enhance safety ahead of the new school year.

North York Community Council:

1. Directed the Chief Planner and Executive Director to report back to North York Community Council quarterly with a breakdown of planning applications that have been appealed to the Ontario Land Tribunal, and this breakdown should include the address, the status of the application, and the decisions made by the Ontario Land Tribunal.

2. Directed the Chief Planner and Executive Director to include, in the report requested in Part 1 above, a brief summary of basic Ontario Land Tribunal processes as they pertain to residential development applications.

Given the unprecedented number of planning applications that are being appealed to the Provincial Ontario Land Tribunal, it is critical that local councillors have a comprehensive and up-to-date list of applications before the Ontario Land Tribunal, both current active cases and past decisions made by this Provincial Tribunal, so this information can be shared with constituents who are directly impacted by Ontario Land Tribunal decisions.

General Bills

North York Community Council passed By-laws 657-2025 to 668-2025, 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 669-2025, 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.