Agenda

This meeting of the Planning and Housing Committee will be conducted with members participating in person and remotely.

Members of Council, City Officials, and members of the public who register to speak will be provided with the video conference details closer to the meeting date.

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

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

Many Committee, Board, and Advisory Body meetings are broadcast live over the internet for the public to view. If you speak at the meeting you will appear in the video broadcast. Video broadcasts are archived and continue to be publicly available.

If you want to learn more about why and how the City collects your information, write to the City Clerk's Office, City Hall, 100 Queen Street West, Toronto ON M5H 2N2 or call 416-397-4579.

 
toronto.ca/council

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

Declarations of Interest under the Municipal Conflict of Interest Act

Confirmation of Minutes - September 25, 2025

Speakers/Presentations: The speakers list will be posted online at 8:30 a.m. on October 30, 2025.

Communications/Reports

The Chief Planner and Executive Director, City Planning recommends that:

1. City Council enact the Zoning By-law amendments substantially in accordance with Attachment 1.

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

On an ongoing basis, the City rectifies technical errors to the text and mapping of Zoning By-law 569-2013.

This report proposes technical amendments to Zoning By-law 569-2013 to correct typographical errors; add, remove or replace words; revise regulations in order to clarify or correct interpretations and permissions; and make adjustments to zoning and overlay map boundaries.

On May 22, 2024, City Council adopted By-law 499-2024 to amend the Municipal Code Chapter 415, Development of Land, and Chapter 169, City Officials, to delegate authority to approve technical amendments to Zoning By-law 569-2013 to the Chief Planner and Executive Director, City Planning or their designate, as identified in Section 5.1.10 of the Official Plan. A process to implement delegated authority is currently underway but is not yet in place.

All proposed revisions are in keeping with Council's intentions when first approved by Council, and do not affect the substance of the respective by-laws.

The City Planning Division confirms that there are no financial implications resulting from the recommendations included in this report in the current budget year or in future years.

The Chief Financial Officer and Treasurer has reviewed this report and agrees with the information as presented in the Financial Impact Section.

The Chief Planner and Executive Director, City Planning recommends that:

1. City Council adopt Official Plan Amendment 846 in accordance with Attachment 1.

2. City Council authorize the Chief Planner and Executive Director, City Planning to seek approval of the Minister of Municipal Affairs and Housing of Official Plan Amendment 846 under Section 26 of the Planning Act.

3. City Council authorize the City Solicitor to make such stylistic and technical changes to the recommended Official Plan Amendment 846 as may be required.

4. City Council declare by resolution to the Minister of Municipal Affairs and Housing that Official Plan Amendment 846 conforms with Provincial Plans and does not conflict with them; has regard to the matters of Provincial Interest in Section 2 of the Planning Act; and is consistent with policy statements issued under subsection 3(1) of the Planning Act.

5. City Council authorize the City Solicitor and appropriate staff to take the necessary action to give effect to City Council's decision, including requesting that the Minister of Municipal Affairs and Housing carry forward modifications to Policies 2.2.4.15 and 2.2.4.17 set out in OPA 846 that supersede policies 2.2.4.15 and 2.2.4.17 in OPA 804, should OPA 804 be approved after OPA 846.

The new Provincial Planning Statement 2024 (PPS 2024) came into effect on October 20, 2024, and replaced the previously issued Provincial Policy Statement 2020 (PPS 2020) and A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2020 (Growth Plan). Through the Planning Act, the City is required to ensure that the Official Plan is consistent with the PPS 2024.

This report is the first of a two-phased PPS 2024 Consistency Exercise to bring forward Official Plan Amendments to ensure consistency between the new PPS 2024 and the City's Official Plan. Phase 1 focuses on addressing policy conflicts between the Official Plan and the PPS 2024. This report concludes Phase 1 and recommends approval of OPA 846.

Through Phase 1, the City has identified six areas of policy conflict that are recommended to be addressed through Official Plan Amendment 846:

1. Population and Employment Growth Forecasting

2. Transit and Mobility Hubs

3. Urban Growth Centres

4. Former Provincial Plans

5. Heritage and Archaeology

6. Municipal Comprehensive Review

7. Land Use Compatibility

Phase 2 will focus on ensuring that the Official Plan aligns with and supports the objectives of the PPS 2024 and may include:

- Direction on engagement with Indigenous communities;

- Policy direction for compatible employment uses in mixed use areas;

- Further review of Chapter 6 and 7 for consistency with the PPS 2024; and

- Reviewing Chapter 5, Section 37 policies for updates to reflect Community Benefits Charge provisions.

City Planning confirms that there are no financial implications resulting from the recommendations included in this report in the current budget year or in future years.

The Chief Financial Officer and Treasurer has reviewed this report and agrees with the information as presented in the Financial Impact Section.

The Chief Planner and Executive Director, City Planning, recommends that:

1. City Council amend Zoning By-law 569-2013, as amended, substantially in accordance with the draft Zoning By-law Amendments appended as Attachment 1 to this report, with respect to neighbourhood retail and services on major streets.

2. City Council amend Zoning By-law 569-2013, as amended, substantially in accordance with the draft Zoning By-law Amendments appended as Attachment 2 to this report, with respect to neighbourhood retail and services in neighbourhood interiors.

3. City Council amend Zoning By-law 569-2013, as amended, substantially in accordance with the draft Zoning By-law Amendments appended as Attachment 3 to this report, with respect to home occupations.

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

5. City Council direct the Chief Planner and Executive Director, City Planning, in consultation with Municipal Licensing and Standards, Toronto Building, and other appropriate City divisions, to monitor the implementation and effectiveness of the Zoning By-law Amendments and to report to the Planning and Housing Committee following the earlier of two (2) years following the date the Zoning By-law Amendments come into full force and effect, or following the issuance of 200 building permits and/or business licenses, in order to review and recommend any necessary revisions to policy, zoning and/or other changes to improve implementation.

Toronto is a growing city with at least 700,000 new Torontonians expected by 2051. It is expected that some of that growth, enabled through other Expanding Housing Options in Neighbourhoods (EHON) initiatives such as the Laneway Suites, Garden Suites, Multiplex and Major Streets studies, will be accommodated within Toronto's existing Neighbourhoods. Recent research conducted by City Planning shows that within that period, uptake of city-wide residential EHON initiatives could be about 163,785 new units by 2051, including 54,600 by 2031. To support the daily needs of future and current residents, it is necessary to ensure the goods and services they depend on are conveniently located, contributing to walkable and livable communities across Toronto.

Achieving this goal requires a city-wide policy and regulatory environment that is supportive of local businesses and services locating within communities. Despite small-scale retail, service and office uses historically playing an important role in many of Toronto's Neighbourhoods, these types of uses were strictly limited by policies and zoning provisions established in the mid-20th century, many of which remain today. As a result, many of Toronto's current residents have never had these amenities close to their homes, and others have seen them decline over the decades as existing establishments closed, and new ones did not take their place.

The EHON Neighbourhood Retail and Services Study aims to address this challenge for current and future residents through Zoning By-law Amendments (ZBLAs) that would enable small-scale retail, service and office uses to be within reach of communities across Toronto.

The study has been undertaken in three phases.

In July 2022, through Phase One of the study, Council approved an Official Plan Amendment supporting new Neighbourhood Retail and Services Uses and a Zoning By-law Amendment equalizing certain Home Occupation permissions in low-rise Neighbourhoods across the city.

In 2024, through Phase Two of the study, staff consulted with the public on draft ZBLAs, which were brought to Council in December 2024. City Council referred the item back to staff for additional consultation with the public and residents’ associations and preparation of a professional communications campaign through mainstream media channels to explain the proposal and gather feedback.

This report addresses work undertaken in Phase Three of the EHON Neighbourhood Retail and Services Study and responds to City Council direction and recommends approval of three city-wide ZBLAs. The three ZBLAs address the following:

1.  Permit a range of small-scale retail, service and office uses, with appropriate zoning standards related to type, scale and form, on residentially-zoned properties on major streets (see Attachment 1);

2. Permit a small-scale retail store with option for ancillary eating establishment or takeout eating establishment with appropriate zoning standards related to type, scale and form, on residentially-zoned properties on in the interior of Neighbourhoods. Maintain these permissions only on corner lots and properties next to parks, schools and existing commercial sites, but further limit the permissions to corner lots on Community Streets (see Attachment 2); and

3. Update zoning standards for home occupations to implement the previously-approved Official Plan policies for home occupations (see Attachment 3).

The proposed ZBLAs implement the policies of the Official Plan Amendment approved by Council in 2022. The proposed amendments present a balanced approach to permit these uses while minimizing potential for adverse impacts on nearby residents by permitting them in locations, forms and at scales that are compatible with and integrated into Neighbourhoods.

The key changes to the recommended ZBLAs compared to the previous December 2024 report include:

-  maintaining the recommended permissions for home-based businesses, with minor adjustments;

-  maintaining the recommended permissions for small-scale retail, service and office uses on major streets within Neighbourhoods, with minor adjustments;

-  maintaining the recommended permissions for small-scale retail, service and office uses in interior to Neighbourhoods adjacent to parks, schools and existing commercial sites, as well as on corner lots but limiting corner lot permissions to  ‘Community Streets’. Also removing as-of-right permissions for patios in Neighbourhood interiors.

This report also presents the findings from an extensive consultation and communication program, including advertising using social media, online news sites and in TTC transit shelters, city-wide online meetings, in-person pop-up events in every ward, and a survey. The report further recommends a monitoring strategy for the new permissions.

The City Planning Division confirms that there are no financial implications resulting from the recommendations included in this report in the current budget year or in future

years.

The Chief Financial Officer and Treasurer has reviewed this report and agrees with the information as presented in the Financial Impact Section.

The Executive Director, Housing Secretariat recommends that:  

Intergovernmental Requests for Successful Delivery of the City's Housing Plans

1. City Council request the Government of Canada, through Build Canada Homes and Canada Mortgage and Housing Corporation programs, to provide the City of Toronto:

a. $163 million in capital funding to support the creation of approximately 230 supportive homes on public land in the next 12-18 months.

b. $2.6 billion in funding and low-cost financing, though a portfolio-based and predictable multi-year approach, to support the creation of mixed-income communities on public land to start construction on approximately 3,900 purpose-built rental and affordable rental homes within the next 12-18 months.

c. $150 million in funding under the Canada Rental Protection Fund, to be stacked with the City’s investments through the Multi-Unit Residential Acquisition Program, to support the community housing sector in acquiring and preserving approximately 1,000 at-risk rental homes.

2. City Council re-iterate its request that the Government of Ontario maintain its commitment to partner with the City of Toronto to create new supportive homes for people experiencing or at risk of homelessness, by:

a. Renewing current annual investments of $48 million for another three years (2026-2029) to ensure ongoing stability of housing and supports in over 3,000 occupied supportive homes;

b. Providing an additional investment of $16 million in 2026, and $23 million in 2027 and annually thereafter for housing benefits and wrap-around housing and social supports for over 730 new supportive homes funded and under construction, to open between 2025 and 2027; and

c. Providing sufficient operating funding for any net new supportive homes created under Build Canada Homes.

Property Tax Exemptions for Indigenous-Led Housing Provider

3.  City Council authorize an exemption from taxation for municipal and school purposes for the affordable rental homes and affordable transitional homes as listed and for the periods of time described in Table 1 in the Financial Impact section of this report from the Executive Director, Housing Secretariat.

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

Rental Housing Supply Program Set-Aside for Indigenous Housing Providers

5. City Council authorize the Executive Director, Housing Secretariat, in consultation with Miziwe Biik Development Corporation to:

a. issue a rolling Call for Applications for the Indigenous set-aside funding allocations under the Rental Housing Supply Program and repayable loan allocations under the Community Housing Pre-Development Fund to identify eligible projects; and

b. approve eligible projects within the approved budget for Indigenous set-aside funding and repayable loan allocation, and report to City Council with the list of approved projects on an annual basis.

6. City Council authorize the Executive Director, Housing Secretariat, in consultation with Miziwe Biik Development Corporation and Aboriginal Labour Force Development Circle, to implement changes to Rental Housing Supply Program, Multi-Unit Residential Acquisition Program, and Community Housing Pre-Development Fund where needed to stack City financial support with federal and provincial funding provided to Indigenous-led and/or Indigenous-serving organizations within approved and available Indigenous set-aside funding allocations for development and acquisition of affordable housing, and report on the program changes to City Council as needed.

Memorandum of Understanding and Funding Agreement with United Way Greater Toronto

7. City Council authorize the Executive Director, Housing Secretariat and Executive Director, Social Development, to negotiate and enter into, on behalf of the City of Toronto, a Memorandum of Understanding and funding agreement with United Way Greater Toronto to provide one-time funding in the amount of up to $50,000, included in the Housing Secretariat’s 2025 Operating Budget, to support actions and initiatives to incubate a Black-focused non-profit housing organization, on terms and conditions outlined in Attachment 4, or other terms and conditions as satisfactory to the Executive Director, Housing Secretariat and Executive Director, Social Development, in a form approved by the City Solicitor.

Authorization to Collect and Share Personal Information through the Shelter Management Information System

8. City Council authorize the Executive Director, Housing Secretariat, in collaboration with the General Manager, Toronto Shelter and Support Services to collect personal demographic information, housing and shelter history, service interactions, consent status of clients, through the Shelter Management Information System (SMIS), designated as the City’s Homelessness Management Information System, for the purposes of supporting the City’s efforts in delivering responsive, coordinated, and client-centered housing and homelessness services.

9. City Council authorize the Executive Director, Housing Secretariat and the General Manager, Toronto Shelter and Support Services to collect, use, and disclose personal information through the Shelter Management Information System (SMIS), the City’s designated Homelessness Management Information System, strictly for the following purposes:

a. Facilitating coordinated housing and homelessness service delivery;

b. Enabling timely and appropriate housing and support service referrals;

c. Ensuring compliance with federal and provincial reporting obligations; and

d. Supporting evidence-based program planning, evaluation, performance; measurement, in a manner this compliant with the applicable privacy legislation, data governance standards, and client consent protocols.

Toronto continues to face ongoing housing and homelessness crises that have been decades in the making and are increasingly impacting residents across the entire housing continuum. Adopted in 2019, the City’s HousingTO 2020-2030 Action Plan (HousingTO Plan) is Toronto’s strategy to respond to the challenges in the housing system. Guided by this plan, the City has continued to demonstrate strong leadership in making major investments (including land, financial incentives, and funding), implementing transformational housing programs and policies, taking action to support renters, and ensuring the City as an organization has the structure and processes to respond rapidly to the housing crisis.

This report and Attachment 1 provide an overview of progress made under the HousingTO Plan, and the 2022-2026 Housing Action Plan (HAP), in 2024 and into 2025 to address the housing needs of Torontonians across five key areas:

- Creating new homes

- Protecting and preserving existing homes

- Supporting renters and improving housing stability

- Responding to diverse housing needs

- Transforming housing policies and permissions

The housing market across Canada, including Toronto, has faced a significant downturn that has persisted into 2025, negatively impacting the supply of new homes. On its own, the market will not create the new rental homes, particularly affordable and rent-geared-to-income homes, that residents need. The City is demonstrating the impact of government action on housing, as City-led and City-supported projects account for 65% of all housing starts achieved in the first eight months of 2025 in Toronto. Action from all orders of government continues to be needed to build new homes, maintain economic resiliency, and support the substantial number of workers employed in the construction sector.

The Annual Progress Report also identifies priority actions underway in 2025 and into 2026, including supporting renters by implementing a new Rental Renovation Licence Bylaw, establishing and implementing the Toronto Builds Policy Framework as a consistent and clear policy framework for the delivery of new homes on public land with the new Housing Development Office as the organizational lead, maximizing City investments in housing development and acquisition projects led by the private and non-profit sector; and co-designing new programs to support Indigenous-led housing developments.

To further advance the HousingTO Plan, this report also seeks authority to advance a number of critical partnerships and initiatives to improve housing outcomes for Indigenous, Black and racialized communities, including:  

- Authorities to advance a co-led implementation process with Miziwe Biik Development Corporation and Aboriginal Labour Force Development Circle to more efficiently allocate $13 million in pre-approved grant and loan funding to Indigenous housing projects under the Rental Housing Supply Program and approve property tax exemptions for three Indigenous-led housing sites.

- Authority to enter into a Memorandum of Understanding and funding agreement with United Way Greater Toronto to support work to incubate a Black-focused non-profit housing organization.

While action has been significant, the need for greater intergovernmental partnership and investment is clear. Toronto cannot address the housing and homelessness crises alone. Supportive housing continues to be the most cost effective and dignified response to ending homelessness, with annual operating costs about half of those of shelter programs. Sustained action and investment from provincial and federal governments continues to be necessary to reverse course on a generational disinvestment in the housing system and build more affordable homes, protect existing supply, and support renters and those experiencing homelessness, both today and in the future.

The report also includes recommendations relating to collecting and sharing personal information through the Shelter Information Management System (SMIS), to support service delivery and evidence-based planning across the housing continuum.

The 2024-2025 Housing Progress Report is prepared by the Housing Secretariat with input from various City Divisions, Agencies, and Corporations including: City Planning, CreateTO, Development Review, Environment Climate and Forestry, the Housing Development Office, Financial Planning, the Indigenous Affairs Office, Strategic Partnerships, Municipal Licensing and Standards, Seniors Services and Long-Term Care, Toronto Shelter and Support Services, Social Development, Strategic Public and Employee Communications, Toronto Building, Toronto Community Housing Corporation, and Toronto Seniors Housing Corporation.

Delivery of the HousingTO Plan

City Council adopted an increase to the HousingTO Plan’s housing approval targets and associated costing in November 2023 through EX.9.3. This report highlighted the urgent need for increased federal and provincial action and investment to increase new purpose-built rental supply, with a focus on affordable rental homes.

As outlined in EX9.3, successful implementation of the HousingTO Plan is estimated to cost all three orders of government approximately $44.4 to $47 billion. This includes $31.6 to $33 billion in contributions and funding and $12.8 to $14.0 billion in repayable loans and financing.

Since the HousingTO Plan launched in 2020, the City’s investment has substantially exceeded other orders of governments’ contributions. The breakdown of commitments to date as well as outstanding investments are as follows:

- City of Toronto - Approximately $6.4 billion committed to date. Approximately $4.1 to $4.6 billion in funding outstanding;

- Federal government - Approximately $4.0 billion committed to-date ($3.0 billion in funding and $1.0 billion in financing). Approximately $7.5 to $8 billion in funding and $5.4 to $6.0 billion in financing outstanding; and

- Provincial government- Approximately $1.9 billion committed to date. Approximately $8.7 to $9.1 billion in funding and $6.4 to $7.0 billion in financing outstanding.

In 2024, the federal and provincial governments made investments towards key HousingTO targets and priorities including:

- $67.2 million in funding from the provincial Building Faster Fund (BFF) awarded to Toronto in June 2025. This was provided in recognition that in 2024, the City reached 88% of its 2024 housing target, demonstrating the City’s work towards its pledge to the province to start construction on 285,000 new homes by 2031. In 2024, the City received $114 million in funding through BFF as it exceeded its 2023 housing target.

- The City continued to deliver on its commitments under the $471 million Housing Accelerator Fund agreement (HAF) to facilitate the creation of approximately 60,980 net new permitted residential homes from 2024-2026. To date, the City has received $235.6 million, or 50%, of the total program funding from the federal government to support efforts to increase the supply of new homes.

- Funding from the BFF and HAF supports a number of initiatives that are expediting delivery of the HousingTO Plan and Housing Action Plan, including the Multi-Unit Residential Acquisition and Rental Housing Supply Programs, which aim to protect existing supply of homes and increase net new homes delivered on City, private and non-profit lands.

- $2.55 billion in low-cost financing from Canada Mortgage and Housing Corporation was unlocked for a portfolio of rental housing projects delivering 4,831 rental homes, including at least 1,075 affordable homes. This was secured under a landmark agreement in principle between the City and federal government in March 2025 as part of a larger $7.3 billion financing portfolio for rental housing in Toronto.

- The City also received the first $200 million installment (of $600 million total) in funding for shelters and homelessness operating support under the Ontario-Toronto New Deal Agreement.

Ongoing Funding Pressures to Deliver HousingTO Targets

As the City continues to leverage public investments to build new rental homes, the need for additional rental subsidies and funding for wrap-around supportive services to help people exit homelessness into permanent and stable homes continues.

While the Province has provided $48 million annually towards operating funding for supportive housing under the Homelessness Prevention Program (HPP) for 2023-26, the City does not yet have confirmation for the extension of these critical funds beyond 2026.

The City anticipates adding over 730 supportive homes in 2025 through to 2027, which will create a net new pressure of $23 million by 2027 and annually thereafter, for wrap-around support services for over 4,000 supportive homes. This pressure will continue to grow as the City's supportive stock continues to increase.

Increased social assistance rates, additional investments in mental health and addictions services, enhanced resources for community and primary health care providers, and new and sustainable funding to ensure availability of appropriate harm reduction and overdose prevention services are critical to complement investments in housing solutions.

Increased capital and operating investments are particularly important for the City to make meaningful progress in meeting the following targets that are currently lagging:

- Creating new affordable, adequate and safe homes to address continued disparity in housing outcomes for Indigenous, Black and other racialized communities, as well as for women and gender diverse people;

- Increasing the supply of supportive homes for people experiencing homelessness to relieve the pressure on shelters, encampments, and hospitals;

- Assisting low-income households with housing benefits to ensure they can exit homelessness and remain housed, particularly by increasing the City’s annual allocation under the Canada-Ontario Housing Benefit (COHB);

- Investing in acquisition, repairs, accessibility modifications, energy efficiency and resiliency of existing homes to ensure the existing supply of homes, including non-profit and co-operative, remain safe and functional for current and future residents and support aging in place; and,

- Investing in long-term care facilities provided by the City and non-profit organizations to address the growing need of our senior population.

Proposed Property Tax Exemptions for Thunder Woman Healing Lodge Society

This report recommends an exemption from property taxes for municipal and school purposes for three buildings currently operated as, or intended to be operated as, affordable housing for Indigenous women by Thunder Woman Healing Lodge Society (TWHLS). TWHLS is an Indigenous-led housing provider that provides community-based, culturally appropriate services and housing for First Nation (Status and Non-Status), Inuit, and Métis 2SLGBTQIA+ women exiting correctional institutions, and survivors of intergenerational trauma.

TWHLS requires property tax exemptions for three affordable rental housing, transitional housing, and/or residential Healing Lodge properties:

- 209 Carlton Street was approved for financial incentives under the Affordable Rental and Rent-Controlled Incentives stream of the RHSP in Q3 2025, with construction expected to begin in Q4 2025. Property tax exemptions for the four affordable rental homes and ancillary space require Council authority. Financial support for the property acquisition and renovation have been provided by the National Indigenous Collaborative Housing Incorporated (NICHI), the Aboriginal Labour Force Development Circle (ALFDC), and Miziwe Biik Development Corporation (MBDC).

- 28 Algoma Street was acquired by TWHLS and is being renovated in Q4 2025 with financial support from NICHI in order to create four affordable rental homes. The City’s MURA Program allows for property tax exemptions to be provided (subject to Council approval) where not-for-profit and Indigenous housing providers are able to purchase properties using non-City acquisition programs (such as NICHI funding), subject to the acquisition meeting the eligibility criteria under MURA and the not-for-profit and Indigenous housing providers agree to enter into a Contribution Agreement with the City.

- 161 Spadina Road is a provincially-owned detached property sub-leased by the City to TWLHS in 2022 for renovation as a culturally appropriate residential Healing Lodge and was approved for a property tax exemption by City Council at that time. With financial support from ALFDC, a garden suite has since been added to provide ancillary space for THWLS to provide wrap-around support services to residents of the building. A property tax exemption is recommended for the garden suite to support the ongoing affordability of the affordable homes.

Property tax exemptions are recommended for the terms of the agreements (from 17 years to 40 years), with an estimated Net Present Value (NPV) of $680,864. Ongoing municipal property tax exemption is conditional on compliance with the terms and conditions of the City's Contribution Agreement over the term of the agreement.

Table 1: Summary of Recommended Property Tax Exemptions to Support Thunder Woman Healing Lodge Society

*TWHLS entered into a 20-year sublease with the City for the main property located at 161 Spadina Road in 2022. Since entering into the sublease, a garden suite was constructed on the property, which now requires a property tax exemption. The main property was previously approved for a property tax exemption for a 20-year period in 2022 through MM39.30. TWHLS currently has 17 years remaining on its sublease with the City for this site.

Rental Housing Supply Program Set-Aside for Indigenous Housing Providers

This report outlines the result of engagement with ALFDC and MBDC in implementing Council direction to co-develop a process to allocate $10 million in Capital funding and $3 million in Community Housing Pre-Development Fund (CHPF) loan funding to Indigenous housing providers. This funding was set-aside to support progress toward approving 5,200 “for Indigenous, by Indigenous” affordable and supportive homes by 2030. However, no applications from Indigenous housing providers were received through the last call for applications. Funding to be allocated is available within the Housing Secretariat’s 2025-2034 Capital Budget and Plan.

Independent Midpoint Review of the City’s Progress in Advancing the Progressive Realization of the Right to Adequate Housing

This report references work the City will undertake with an independent consultant to conduct the Council-directed independent evaluation of the City’s progress in advancing the progressive realization of the right to adequate housing, at the midpoint of implementing the HousingTO Plan. The cost associated with this review will be included in the 2026 Operating Budget submission for the Housing Secretariat.

Memorandum of Understanding/Funding Agreement to Incubate a Black-Focused Non-Profit Housing Organization

This report recommends an allocation of up to $50,000 in one-time City funding to United Way Greater Toronto to support an initiative to incubate a Black-focused non-profit housing organization, to be delivered through a Memorandum of Understanding and funding agreement. This funding would support advancement of baseline activities and carrying out capacity building activities required to incubate a new housing organization focused on serving Black residents. This recommendation has no net new financial impact to the City, as this funding is available within the Housing Secretariat’s 2025 Operating Budget.

The Chief Financial Officer and Treasurer has reviewed this report and agrees with the financial impact information.

The Executive Director, Housing Secretariat, recommend that:  

1. City Council authorize the Executive Director, Housing Secretariat to negotiate and enter into, on behalf of the City, a new Social Housing Agreement with WoodGreen Community Housing Incorporated, or its successor, upon such terms and conditions that are satisfactory to the Executive Director, Housing Secretariat, and in a form satisfactory to the City Solicitor, with a re-conveyance obligation for the property at 444 Logan Avenue to the City that is 40 years following the registration of a Social Housing Agreement.

2. City Council authorize the Executive Director, Housing Secretariat to negotiate and enter into, on behalf of the City, a Municipal Housing Project Facility Agreement (the “City's Contribution Agreement”) with WoodGreen Community Housing Incorporated, to secure affordable housing in accordance with the Toronto Municipal Code Chapter 513, Housing Programs, on terms and conditions satisfactory to the Executive Director, Housing Secretariat, and in a form approved by the City Solicitor.

3. City Council authorize a site specific property tax exemption by-law authorized as "Affordable Housing" in the Toronto Municipal Code Chapter 513, Housing Programs, to exempt from taxation for municipal and school purposes, a total of 160 units at 444 Logan Avenue, a project owned and operated by WoodGreen Community Housing Incorporated for a period of 40 years, effective from the Effective Date as set out in the City's Municipal Housing Project Facility Agreement.

4. City Council authorize the Chief Financial Officer to cancel or refund any taxes paid after the Effective Date of the Municipal Housing Project Facility Agreement with WoodGreen Community Housing Incorporated.

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

The former Municipality of Metropolitan Toronto (City of Toronto) entered into an agreement (municipal agreement) on October 22, 1965, for the development and operation of 160 social housing units for low-income seniors at 444 Logan Avenue, Ray McCleary Towers, a project owned and operated by WoodGreen Community Housing Incorporated (WoodGreen).

The project was funded under a former federal social housing Operating Agreement which expired on July 1, 2017, when the original Canada Mortgage and Housing Corporation (CMHC) mortgage was discharged. The municipal agreement provided that upon mortgage expiry, the property is to be reconveyed to the City of Toronto (City). City Council has approved the extension of the municipal agreement and right to reconvey to August 2026 to allow more time for WoodGreen and the City to negotiate the terms and conditions for WoodGreen's continued long term use of the property.

The report recommends that City Council extend the date at which the reconveyance obligation comes into force to a date that is 40 years following the registration of a new Social Housing Agreement between the City and WoodGreen. The obligation will be set forth in a Social Housing Agreement authorized by Section 453.1 of the City of Toronto Act, 2006 (COTA) (a "Social Housing Agreement"). The Social Housing Agreement will amend the reconveyance obligation and address the requirements to operate 444 Logan Avenue as a social housing program designed to provide housing accommodations primarily for persons with low to moderate incomes, on a non-profit basis. Notice of the Social Housing Agreement will be registered on title together with notices of restrictions requiring City consent to transfer, mortgage or long-term lease, all as authorization under City of Toronto Act (COTA).

Further, to support the project's operational needs and ensure the ongoing affordability for the social housing units and potentially deepening the level of affordability provided to households, the report recommends WoodGreen enter a Municipal Housing Project Facility Agreement to provide an exemption from the obligation to pay property taxes for a period of 40 years, subject to the requirements of Chapter 513 of the Toronto Municipal Code. A site-specific property tax exemption will help maintain units at an affordable rent and provide financial relief to help maintain the project in a state of good repair.

The annual property taxes for the property at 444 Logan Ave are estimated at $239,473, comprised of a municipal portion of $208,871 and a provincial education portion of $30,602, based on 2025 Current Value Assessment and 2025 tax rates.

As shown in Table 1 below, providing a property tax exemption for the property at 444 Logan Ave will result in a net annual reduction in property tax revenue to the City of approximately $208,871, representing the municipal portion of taxes that is currently payable that will no longer be collected once the Municipal Housing Project Facility Agreement with WoodGreen Community Housing Incorporated takes effect.

As the City currently funds property taxes for WoodGreen Community Housing Incorporated as a social housing provider through an annual subsidy allocation administered by the Housing Secretariat, there is no net impact on the municipal portion of taxes from the Municipal Housing Facility tax exemption. The reduction in municipal tax revenue collected by the Revenue Services is offset by a corresponding subsidy reduction for WoodGreen allowing for the reallocation to other housing providers.

The provincial education portion of property taxes of approximately $30,602 annually will no longer be required to be remitted to the province once the exemption takes effect. It will be retained in the Housing Secretariat's operating budget to continue to support operational needs and ensure the ongoing affordability for the social housing program.

Table 1: Financial impact of the Municipal Housing Facility property tax exemption - 444 Logan Ave

The Chief Financial Officer and Treasurer has reviewed this report and agrees with the financial impact information.

The Executive Director, Housing Development recommends that:  

1. City Council direct the General Manager, Transportation Services, and the General Manager Toronto Water to include the infrastructure cost estimates for Regent Park Phase 4, in their respective 2026-2035 Capital Budget and Plans as outlined in Confidential Attachment 1.

2. City Council request the Executive Director, Housing Development Office to report back on significant changes to the infrastructure cost estimates contained in Confidential Attachment 1 for Council approval in advance of budget approval of those items.

3. City Council authorize the Executive Director, Housing Development Office, in consultation with the General Manager of Toronto Water and the General Manager of Transportation Services, to enter into an agreement with Toronto Community Housing Corporation (TCHC) to reimburse eligible infrastructure costs incurred by Toronto Community Housing Corporation for Phase 4 of the Regent Park revitalization project, substantially on the terms identified in Attachment 2 to the report from the Executive Director, Housing Development Office and such other terms and conditions deemed appropriate by the Executive Director, Housing Development Office, and in a form satisfactory to the City Solicitor, using funds to be allocated in the 2026-2035 Capital Budget and Plan for Toronto Water and Transportation Services as per Recommendation 1 of this report.

4. City Council direct that the confidential information contained in Confidential Attachment 1 remain confidential in its entirety, until such time as the infrastructure work contemplated in this report has been completed.

This report seeks Council authority for Transportation Services and Toronto Water to include the infrastructure cost estimates for Regent Park Phase 4 in the 2026-2035 Capital Budget and Plan, and for the City to enter into an agreement with Toronto Community Housing Corporation (TCHC) on the terms set out in Attachment 2 to reimburse eligible infrastructure costs incurred by Toronto Community Housing Corporation using funds allocated in Toronto Water and Transportation Service’s 2026-2035 Capital Budgets. This agreement will formalize the City's financial commitment to support the delivery of infrastructure components necessary for the advancement of Phase 4 of the Regent Park revitalization including roads, servicing, and other public realm improvements.

Regent Park Revitalization

Toronto Community Housing Corporation is undertaking a five-phased revitalization of Regent Park, transforming the community into a mixed-use, mixed-income neighbourhood. In 2023, City Council approved a Zoning By-law Amendment for Phases 4 and 5 of the Regent Park Revitalization to permit increased density and additional uses. The approved Zoning By-law Amendment identified five new Toronto Community Housing Corporation buildings with 633 rent geared income units and up to 637 affordable rental units and six market buildings with 1,900 condominiums, along with four future public roads.

The subdivision approval process for Phase 4 is now underway with all relevant consultants hired and the first two development approval submissions to City of Toronto completed. Toronto Community Housing Corporation submitted building permit applications in March 2025 for the first building within Phase 4 that will be developed. Phase 4 started construction in Fall 2025, with substantial completion targeted in Spring 2030.

In 2008, City Council adopted the 2009 Capital Budget which included a 60/40 cost sharing arrangement for the delivery of hard infrastructure within Phases 1-3 of the Regent Park redevelopment area. Council carried this forward in subsequent Capital Plans for 2010-2018 and 2018-2024. These Capital Plans included funding within relevant City divisions' budgets for identified infrastructure and community facilities for the full redevelopment of Phases 1-3 of Regent Park. This report seeks authority for Toronto Water and Transportation Services to include infrastructure costs, inclusive of both soft and hard costs, for Phase 4 in their 2026-2035 Capital Budget and Plans. In addition to this, this report seeks authority for the City and Toronto Community Housing Corporation to enter into an agreement for reimbursement of infrastructure costs for Phase 4 of the Regent Park Revitalization on the terms set out in Attachment 2.

The estimated infrastructure costs for Regent Park Phase 4 can be found in Confidential Attachment 1 - Financial Impact Section.

The Chief Financial Officer and Treasurer has reviewed this report and agrees with the financial impact information.

The Deputy City Manager, Development and Growth Services, recommends that:

1. The Planning and Housing Committee receive this report for information.  

This report responds to City Council’s direction on Item CC33.12, which requested that the Deputy City Manager, Development and Growth Services work with Waterfront Toronto on a common planning approach for privately-owned development sites within the Ookwemin Minising precinct. The intent of this work is to ensure the lands in the precinct contribute to complete communities and provide affordable housing in alignment with Council-approved policies, plans and targets.

The planning framework for Ookwemin Minising emphasizes affordable rental housing and the creation of sustainable, inclusive and complete mixed-use communities. Defined by the renaturalized Don River, the island builds on two decades of tri-government collaboration in waterfront revitalization, which has delivered flood protection, land remediation, new housing (market and affordable), and award-winning parks, public spaces, and sustainable architecture.

With respect to privately-owned sites in the precinct, the context is limited: one major landholding is subject to a Council-endorsed Ontario Land Tribunal (OLT) settlement, subject to a future OLT decision, which secures development permissions and affordable housing commitments, and two smaller parcels that are not expected to redevelop (see Attachment 1).

Approaches to secure new affordable housing on private sites include community benefits contributions, negotiated settlements, and incentive programs within Ookwemin Minising. Ookwemin Minising lies outside any Protected Major Transit Station Area (PMTSA) and is therefore not subject to Inclusionary Zoning.

City staff have met with Waterfront Toronto to coordinate a shared approach to privately-owned lands in Ookwemin Minising. Beginning in November 2025, Waterfront Toronto will lead a series of workshops with private landowners to discuss affordable rental housing delivery models, funding and incentive programs, and the City’s affordable housing targets and planning expectations. The sessions will also highlight the broader benefits of advancing complete, mixed-use communities in line with the precinct plan. Staff from the City and CreateTO will participate. This coordinated outreach will form the foundation for ongoing collaboration with private landowners and will be repeated in subsequent phases of waterfront revitalization.

There is no financial impact resulting from the adoption of this report.

The Chief Financial Officer and Treasurer has reviewed this report and agrees with the information as presented in the Financial Impact Section.

The Interim Executive Director, Municipal Licensing and Standards recommends that:

By-law amendments

1. City Council amend City of Toronto Municipal Code Chapter 629, Property Standards, so that it reads generally in accordance with the draft By-law in Attachment 1, with such amendments to come into force on May 1, 2027.

2. City Council adopt a new City of Toronto Municipal Code Chapter 611, Pest Management on Private Property, generally in accordance with the draft by-law in Attachment 2, with such new chapter to come into force on May 1, 2027.

3. City Council amend City of Toronto Municipal Code Chapter 629, Property Standards as follows to enable the new Property Standards Committee reporting requirements and delete duplicative provisions, with such amendments to come into force on March 1, 2026:

a. Adding a new section § 629-3.2 as follows:

§ 629-3.2 Reporting.

A. The Chair of the Property Standards Committee shall report annually to the Planning and Housing Committee, or its successor, and the report shall include:

(1) A summary of the activities of the Property Standards Committee, including the number of items heard in the calendar year across all four hearing panels, and any changes made to the hearing process during the past year;

(2) Emerging issues and observations that, in the Property Standards Committee's opinion, should be reviewed by the City of Toronto; and

(3) Any other matters that, in the Property Standards Committee's opinion, impact the effective operation of the property standards appeal process.

b. Deleting section § 629-10F on clothing drop boxes;

c. Deleting section § 629-24 on vacant buildings and property.

4. City Council amend Toronto Municipal Code Chapter 632, Property, Vacant or Hazardous as follows, with such amendments to come into force on March 1, 2026:

a. Add the following provision to § 632-4. Fencing of hazardous property:

i. Every owner shall ensure that a vacant property that is not a building is secured by fencing or similar devices to prevent unauthorized entry.

5. City Council amend City of Toronto Municipal Code Chapter 835, Vital Services, Discontinuance Of, to align the by-law with the latest authorities in provincial legislation, by making the additions and deletions as follows, with such amendments to come into force on December 1, 2025:

a. Make the following changes to § 835-1. Definitions.

i. Delete the following definition:

COMMISSIONER – The Commissioner of Urban Development Services.

 
ii. Add the following definition:

EXECUTIVE DIRECTOR – The Executive Director of Municipal Licensing and Standards or their designate or successor.

iii. Delete and replace the definition of “landlord” with the following definition:

LANDLORD – Includes:

A. The owner of a rental unit or any other person who permits occupancy of a rental unit, other than a tenant who occupies a rental unit in a residential complex and who permits another person to also occupy the unit or any part of the unit.

B. The heirs, assigns, personal representatives and successors in title of a person referred to in Subsection A of this definition.

C. A person, other than a tenant occupying a rental unit in a residential complex, who is entitled to possession of the residential complex and who attempts to enforce any of the rights of a landlord under a tenancy agreement or the Residential Tenancies Act, 2006, S.O. 2006, c. 17, including the right to collect rent.

iv. Delete and replace the definition of Vital Service with the following:

VITAL SERVICE – hot or cold water, fuel, electricity, gas or, during the part of each year prescribed by the regulations made under the Residential Tenancies Act,2006, Statutes of Ontario 2006, circa 17, heat.

b. Replace all references to “Commissioner” with “Executive Director”.

c. Delete and replace § 835-10. Offences with the following sections:

§ 835-10. Entry to inspect.

A. In compliance with section 218 of the Residential Tenancies Act, 2006, the Executive Director may, at all reasonable times, enter and inspect a building or part of a building with respect to which this Chapter applies for the purpose of determining compliance with this Chapter or a direction given under § 835-4.

B. Despite § 835-10.A., the Executive Director shall not enter a rental unit,

(1) unless they have obtained the consent of the occupier of the rental unit after informing them that they may refuse permission to enter the unit; or

(2) unless they are authorized to do so by a warrant issued under section 231 of the Residential Tenancies Act.

§ 835-11. Offences.  

A. A person, other than a corporation, who contravenes or fails to comply with §§ 835-2, 835-4, 835-5, 835-6 or 835-8 is guilty of an offence for each day or part of a day on which the offence occurs or continues and is liable on conviction to a fine of not more than $50,000.

B. A corporation, that contravenes or fails to comply with §§ 835-2, 835-4, 835-5, 835-6 or 835-8 is guilty of an offence and is liable on conviction to a fine of not more than $250,000.

C. Every director or officer of a corporation that is convicted of an offence who knowingly concurs in the commission of the offence is guilty of an offence and is liable on conviction to a fine of not more than $50,000.

6. City Council authorize the City Solicitor to introduce the necessary bills to give effect to City Council's decision and City Council authorize the City Solicitor to make any necessary clarifications, refinements, minor modifications, technical amendments, or by-law amendments as may be identified by the City Solicitor, in consultation with the Executive Director, Municipal Licensing and Standards, in order to give effect to Parts 1 to 5, inclusive, above.

Toronto is a city with a complex and varied array of property types. From century-old apartment buildings to cutting-edge industrial facilities, single-family homes to 70-storey office towers, multiplexes to bustling shopping malls. Toronto Municipal Code Chapter 629, Property Standards (Chapter 629) applies to every one of these unique property types, setting minimum standards for maintenance, and compelling repair where those standards are not being met. Chapter 629 is authorized by the Ontario Building Code Act, 1992 (BCA), and establishes rules for everything from the maintenance of handrails in apartment buildings to the buffering of waste receptacles behind restaurants.

This report is Phase II of a multi-year review of Chapter 629, which dates back to 2019. This report addresses outstanding issues raised during the Phase I process, responds to ten additional Council directives on items including nuisance lighting and pest management, implements strategic objectives identified by Municipal Licensing and Standards (MLS), and aligns the property standards provisions with the 2024 Ontario Building Code (OBC). The bulk of Phase II focused on technical and structural amendments, with a key outcome of this review being the recommendation of an entirely rewritten By-law.

The structure of Chapter 629 has remained relatively static for over a decade, with changes made on an ad-hoc basis to address Council directives or solve specific operational issues. The Phase II review is a holistic review of the document, going line-by-line to standardize the language and style of the Chapter, streamline and simplify provisions, ensure that provisions align with the legislative intent of the Chapter, and ensure consistency with the updated Ontario Building Code, which came into force on January 1, 2025.

The result of this work is a recommended draft By-law that eliminates outdated and redundant standards, clarifies the obligations of property owners, improves the enforceability of key provisions, and replaces technical terminology with easy-to-understand language. In addition to rewriting the by-law to simplify structure and language, staff are recommending a few substantive changes to ensure the by-law is responsive to the current legislative framework and community needs. These changes are highlighted in further detail in the Policy Proposals section of this report.

Through this review, staff also identified a need to make technical amendments to Toronto Municipal Code Chapter 835, Vital Services, Discontinuance Of. It is recommended that edits to the definitions, offences, and entry to inspect sections are made to align the by-law with the latest authorities language in the Residential Tenancies Act. These changes will not alter existing City processes or procedures.

This report was written in consultation with Legal Services, Toronto Building, Toronto Public Health, Revenue Services, Toronto Water, and Environment, Climate and Forestry.

There are no financial impacts arising from the recommendations in this report.

The Chief Financial Officer and Treasurer has reviewed this report and agrees with the financial implications as identified in the Financial Impact section.

The Director of Court Services, recommends that:

1. City Council receive the 2024 Annual Report from the Chair of the Toronto Local Appeal Body, contained in Attachment 1 to the report for information.

Enacted on May 3rd, 2017, the Toronto Local Appeal Body (TLAB) is an independent, quasi-judicial tribunal established through City of Toronto Municipal Code Chapter 142, Local Appeal Body, the City of Toronto Act, and other provincial legislation. The Toronto Local Appeal Body has all the powers of the Ontario Land Tribunal related to the hearing of appeals to Committee of Adjustment decisions for minor variance and consent applications under subsections 45(12), 53(14), 53(19) and 53(27) of the Planning Act.

The Toronto Local Appeal Body is composed of fourteen members including the Chair, Vice-Chair, and twelve Panel Members who are nominated by an impartial citizen-member nominating panel with recommendations for appointments submitted to City Council. City Council appoints Members of the Toronto Local Appeal Body for a four-year term of office.

There are no financial implications arising from this report.

The Executive Director, Development Review recommends that:

1. City Council forward the report to the City of Markham, Planning and Development Services Department for consideration. 

The City of Markham has been engaged by Infrastructure Ontario (IO) to provide comments on a development proposal that is being coordinated with internal departments and external partners. This report is submitted regarding the potential amendment to the City of Markham’s Zoning By-law that would permit a mixed-use development as part of the Province of Ontario’s Transit-Oriented Communities (“TOC”) Program.

The Milliken TOC proposal is situated on of 9.3 hectare parcel located on the north side of Steeles Avenue East, west of the Stouffville Regional GO Rail Line. The site falls within a Protected Major Transit Area (PMTSA) within the City of Markham which is awaiting approval from the Minister of Municipal Affairs and Housing. The proposal consists of 8 residential buildings with 12 towers ranging from 25 to 50 stories in height (in addition to mid-rise built forms of up to 15 storeys) situated upon podiums ranging from 1 to 6 storeys yielding a total of approximately 5,500 dwelling units. The proposal features 10,100 square metres of non-residential gross floor area and a 1.97-hectare central park. Access to the block is facilitated through a 24.5m wide north-south public road, adjacent to the Pacific Mall lands, connecting Kennedy Road to Steeles Avenue East. Further access within the site is provided through a series of private roads including a secondary connection to Kennedy Road.

Because of the subject site’s proximity to the municipal boundary, the submission has been circulated to the City of Toronto in accordance with the requirements of the Planning Act and a mutually agreed upon protocol to review neighbouring municipalities’ planning applications and studies. The report identifies comments from Development Review staff and provides recommendations to protect the City’s interests concerning the proposal.

The Development Review Division confirms that there are no financial implications resulting from the recommendations included in this Report in the current budget year or in future years.

The General Manager, Toronto Water, recommends that:

1. The Planning and Housing Committee receive this report for information.

This report provides a summary of the City's stormwater management policies relevant to minor variances and the minor variance review process. It also identifies opportunities to strengthen the existing process and practice for stormwater management considerations, specifically through the upcoming procedural changes introduced as part of the broader Committee of Adjustment improvement initiative, which is led by City Planning and Development Review. This report was prepared in consultation with City Planning, Toronto Building, and Development Review.

There are no financial implications resulting from the adoption of the recommendation contained in report.

The Chief Financial Officer and Treasurer has reviewed this report and agrees with the financial impact information.

The Chief Planner and Executive Director, City Planning recommends that:

1. City Council enact a by-law designating the property at 81 Isabella Street (including entrance address at 83 Isabella Street) under Part IV, Section 29 of the Ontario Heritage Act substantially in accordance with the Revised Statement of Significance: 81 Isabella Street (Reasons for Designation) attached as Attachment 3 to the report October 10, 2025 from the Chief Planner and Executive Director, City Planning in consideration of the objections received by the City Clerk.

2. City Council authorize the City Solicitor to introduce the Bill in City Council designating the property at 81 Isabella Street (including entrance address at 83 Isabella Street) under Part IV, Section 29 of the Ontario Heritage Act.

This report recommends that City Council amend its decision of July 23, 2025 (CC32.24), stating its intention to designate the property at 81 Isabella Street (including entrance address at 83 Isabella Street) under Part IV, s. 29 of the Ontario Heritage Act (OHA). The City has received an objection on behalf of the property owner to the Notice of Intention to Designate within the statutory timeline. Staff are recommending amendments described in this report in response to this objection that will clarify the Statement of Significance adopted by Council.

Located on the south side of Isabella Street between Church Street and Jarvis Street, the subject property at 81 Isabella Street contains a two-storey apartment building with raised basement constructed in 1927 to the designs of Norman Alexander Armstrong and known as the Merlan Apartments.

City Council has until November 25, 2025, which is 90 days from the date of the end of the objection period, to decide on this objection as per the timeline under the Ontario Heritage Act. Therefore, this matter must be considered at the November 12-14, 2025 meeting of City Council; otherwise, the Notice of Intention to Designate the property will be deemed withdrawn under the Ontario Heritage Act, unless a written waiver of the timelines is provided by the owner.

Staff have reviewed the objections raised by the owner and are of the opinion that despite these objections, the property meets Ontario Regulation 9/06, the criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act, under 4 of 9 possible criteria for its design/physical, historical/associative, and contextual values. However, staff are recommending that the proposed designation by-law be amended to address specific matters identified by the owner in their objection letter, where appropriate, and as described below in this report.

As the property has cultural heritage value or interest and meets the prescribed criteria pursuant to Part IV, Section 29 of the Ontario Heritage Act, this property should be designated. Designation enables Council to review proposed alterations for the property, enforce heritage property standards and maintenance, and refuse demolition.

City Planning confirms there are no financial implications resulting from the adoption of this report in the current budget year or in future years.

The Chief Financial Officer and Treasurer has reviewed this report and agrees with the information as presented in the Financial Impact Section.

The Chief Planner and Executive Director, City Planning recommends that:

1. City Council state its intention to designate the property at 150 College Street (Medical Sciences Building - 1 King's College Circle) under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 150 College Street (Medical Sciences Building - 1 King's College Circle) (Reasons for Designation) attached as Attachment 1 to the report, October 3, 2025, from the Chief Planner and Executive Director, City Planning.

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

This report recommends that City Council state its intention to designate the property located at 150 College Street (Medical Sciences Building - 1 King’s College Circle) under Part IV, Section 29 of the Ontario Heritage Act for its cultural heritage value according to the Statement of Significance which includes a description of heritage attributes found in Attachment 1.

The Medical Sciences Building was constructed between 1966 and 1970. The asymmetrical massing of the building complex, which generally varies between three and seven storeys, fronts onto the southeast portion of King’s College Circle, between King’s College Road and Queen’s Park Crescent West. A location map and current photograph of the heritage property are found in Attachment 2.

The distinct appearance of this massive concrete complex is achieved through the highly sculptural manipulation of its precast concrete panel cladding designed by Canadian artists Robert Downing and Ted Bieler, in collaboration with the project architects (Govan, Kaminker, Langley, Keenleyside, Melick, Devonshire and Wilson with Somerville, McMurrich and Oxley, including Peter Goering) and the fabricator, Beer Precast. The subject property represents a significant example of the University of Toronto’s post-war growth and expansion, during which the institution was focused on becoming a global leader among public universities for teaching and research. The building complex is located within an area of the University of Toronto's St. George Campus that has been a site for biomedical research and teaching space since as early as 1850 and is considered a landmark on campus and within the City of Toronto.

In 2018, the Medical Sciences Building was identified as having potential for inclusion on the Heritage Register as part of the work to advance a new Secondary Plan and Urban Design Guidelines for the University of Toronto St. George Campus that were adopted by City Council in July 2022. Through its identification in that report, City Council requires a Heritage Impact Assessment to be submitted for any development applications that affect the building.

In 2020, the University of Toronto announced plans to provide additional education and research facilities for the Faculty of Medicine through a partial redevelopment of the building. ERA Architects, acting as the Heritage Consultant for the University of Toronto, submitted a Cultural Heritage Evaluation Report (March 27, 2025) for the Medical Sciences Building to Heritage Planning staff, and in support of dialogue with the City, in advance of development of the lands.

Staff have determined that the property at 150 College Street (Medical Sciences Building - 1 King’s College Circle) has cultural heritage value and meets 8 of the 9 Ontario Regulation 9/06 criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act. Property may be designated under Part IV, Section 29 of the Ontario Heritage Act, if it meets two or more of the nine criteria.

The designation of the subject property under Part IV of the Ontario Heritage Act will inform the understanding of the cultural heritage value of the Medical Sciences Building prior to planning for change and considering interventions to it.

City Planning confirms there are no financial implications resulting from the recommendations included in this report in the current budget year or in future years.

The Chief Financial Officer and Treasurer has reviewed this report and agrees with the information as presented in the Financial Impact Section.

The Toronto Preservation Board recommends that:

1. City Council state its intention to designate the property at 150 College Street (Medical Sciences Building - 1 King's College Circle) under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 150 College Street (Medical Sciences Building - 1 King's College Circle) (Reasons for Designation) attached as Attachment 1 to the report (September 25, 2025) from the Senior Manager, Heritage Planning, Urban Design, City Planning.

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

At its meeting on October 16, 2025 the Toronto Preservation Board considered Item PB36.2 and made recommendations to City Council.

Summary from the report (September 25, 2025) from the Senior Manager, Heritage Planning, Urban Design, City Planning:

 
This report recommends that City Council state its intention to designate the property located at 150 College Street (Medical Sciences Building - 1 King’s College Circle) under Part IV, Section 29 of the Ontario Heritage Act for its cultural heritage value according to the Statement of Significance which includes a description of heritage attributes found in Attachment 1.

The Medical Sciences Building was constructed between 1966 and 1970. The asymmetrical massing of the building complex, which generally varies between three and seven storeys, fronts onto the southeast portion of King’s College Circle, between King’s College Road and Queen’s Park Crescent West. A location map and current photograph of the heritage property are found in Attachment 2.

The distinct appearance of this massive concrete complex is achieved through the highly sculptural manipulation of its precast concrete panel cladding designed by Canadian artists Robert Downing and Ted Bieler, in collaboration with the project architects (Govan, Kaminker, Langley, Keenleyside, Melick, Devonshire and Wilson with Somerville, McMurrich and Oxley, including Peter Goering) and the fabricator, Beer Precast. The subject property represents a significant example of the University of Toronto’s post-war growth and expansion, during which the institution was focused on becoming a global leader among public universities for teaching and research. The building complex is located within an area of the University of Toronto's St. George Campus that has been a site for biomedical research and teaching space since as early as 1850 and is considered a landmark on campus and within the City of Toronto.

In 2018, the Medical Sciences Building was identified as having potential for inclusion on the Heritage Register as part of the work to advance a new Secondary Plan and Urban Design Guidelines for the University of Toronto St. George Campus that were adopted by City Council in July 2022. Through its identification in that report, City Council requires a Heritage Impact Assessment to be submitted for any development applications that affect the building.

In 2020, the University of Toronto announced plans to provide additional education and research facilities for the Faculty of Medicine through a partial redevelopment of the building. ERA Architects, acting as the Heritage Consultant for the University of Toronto, submitted a Cultural Heritage Evaluation Report (March 27, 2025) for the Medical Sciences Building to Heritage Planning staff, and in support of dialogue with the City, in advance of development of the lands.

Staff have determined that the property at 150 College Street (Medical Sciences Building - 1 King’s College Circle) has cultural heritage value and meets 8 of the 9 Ontario Regulation 9/06 criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act. Property may be designated under Part IV, Section 29 of the Ontario Heritage Act, if it meets two or more of the nine criteria.

The designation of the subject property under Part IV of the Ontario Heritage Act will inform the understanding of the cultural heritage value of the Medical Sciences Building prior to planning for change and considering interventions to it.

The Chief Planner and Executive Director, City Planning recommends that:

1. City Council state its intention to designate the properties at 54 and 66 Fraser Avenue (including the entrance addresses of 58, 60, 62 and 64 Fraser Avenue) under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 54 and 66 Fraser Avenue (Reasons for Designation) attached as Attachment 1, to the report, October 2, 2025, from the Chief Planner and Executive Director, City Planning.

2. City Council state its intention to designate the property at 68 Fraser Avenue (including the entrance addresses of 147 and 151 Liberty Street) under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance 68 Fraser Avenue (Reasons for Designation) attached as Attachment 2, to the report, October 2, 2025, from the Chief Planner and Executive Director, City Planning.

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

This report recommends that City Council state its intention to designate the properties at 54 and 66 Fraser Avenue (including the entrance addresses of 58, 60, 62 and 64 Fraser Avenue) and 68 Fraser Avenue (including the entrance addresses of 147 and 151 Liberty Street) under Part IV, Section 29 of the Ontario Heritage Act for their cultural heritage value according to the Statement of Significance and description of heritage attributes found in Attachments 1 and 2.

The subject properties are located in the Liberty Village neighbourhood. The properties at 54 and 66 Fraser Avenue are located south of the intersection of Fraser Avenue with Liberty Street, on the west side of Fraser Avenue. The property at 68 Fraser Avenue is located at the southwest corner of Fraser Avenue and Liberty Street. The properties at 54 and 66 Fraser Avenue and 68 Fraser Avenue adjoin each other. A location map and current photograph of the heritage property is found in Attachment 4.

The properties at 54 and 66 Fraser Avenue comprise the former Arlington Company of Canada Factory, constructed in 1905, and designed by architectural firm of Wickson and Gregg. The building is mostly one storey in height and is finished in red brick and limestone, displaying restrained classical architectural detailing.

The property at 68 Fraser Avenue comprises the former S.F. Bowser Company Factory, constructed c. 1906-09, and designed by the architectural firm of Curry, Sproatt and Rolph. The two-storey building is finished in red brick and features understated classical detailing. The building adjoins the circa 1913-14 S.F. Bowser Company building to the west at 39 Mowat Avenue, a site listed on Toronto's Heritage Register

The properties at 54 and 66 Fraser Avenue were listed on the City's Heritage Register in 2005 and the property at 68 Fraser Avenue was listed on the City's Heritage Register in 2006. The properties were identified for listing on the Heritage Register as part of the North Garrison Common Area Study.

Staff have determined that the properties at 54 and 66 Fraser Avenue and 68 Fraser Avenue have cultural heritage value and meet three of the Ontario Regulation 9/06 criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act. A property may be designated under Part IV, Section 29 of the Ontario Heritage Act, if it meets two or more of the nine criteria.

A development application for an Official Plan Amendment and Zoning By-law Amendment was submitted on January 28, 2025 and was made a complete application May 2, 2025. The owner provided a waiver to extend the time period for Council to make a decision until November 30, 2025. On September 18, 2025, the applicant appealed their Official Plan amendment and zoning amendment application to the Ontario Land Tribunal, citing City Council’s failure to make a decision on the application within 120 days.

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

City Planning confirms there are no financial implications resulting from the recommendations included in this report in the current budget year or in future years.

The Chief Financial Officer and Treasurer has reviewed this report and agrees with the information as presented in the Financial Impact Section.

The Toronto Preservation Board recommends that:

1. City Council state its intention to designate the properties at 54 and 66 Fraser Avenue (including the entrance addresses of 58, 60, 62 and 64 Fraser Avenue) under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 54 and 66 Fraser Avenue (Reasons for Designation) attached as Attachment 1 to the report (September 25, 2025) from the Senior Manager, Heritage Planning, Urban Design, City Planning.

2. City Council state its intention to designate the property at 68 Fraser Avenue (including the entrance addresses of 147 and 151 Liberty Street) under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance 68 Fraser Avenue (Reasons for Designation) attached as Attachment 2 to the report (September 25, 2025) from the Senior Manager, Heritage Planning, Urban Design, City Planning.

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

At its meeting on October 16, 2025 the Toronto Preservation Board considered Item PB36.1 and made recommendations to City Council.

Summary from the report (September 25, 2025) from the Senior Manager, Heritage Planning, Urban Design, City Planning:

 
This report recommends that City Council state its intention to designate the properties at 54 and 66 Fraser Avenue (including the entrance addresses of 58, 60, 62 and 64 Fraser Avenue) and 68 Fraser Avenue (including the entrance addresses of 147 and 151 Liberty Street) under Part IV, Section 29 of the Ontario Heritage Act for their cultural heritage value according to the Statement of Significance and description of heritage attributes found in Attachments 1 and 2.

The subject properties are located in the Liberty Village neighbourhood. The properties at 54 and 66 Fraser Avenue are located south of the intersection of Fraser Avenue with Liberty Street, on the west side of Fraser Avenue. The property at 68 Fraser Avenue is located at the southwest corner of Fraser Avenue and Liberty Street. The properties at 54 and 66 Fraser Avenue and 68 Fraser Avenue adjoin each other. A location map and current photograph of the heritage property is found in Attachment 4.

The properties at 54 and 66 Fraser Avenue comprise the former Arlington Company of Canada Factory, constructed in 1905, and designed by architectural firm of Wickson and Gregg. The building is mostly one storey in height and is finished in red brick and limestone, displaying restrained classical architectural detailing.

The property at 68 Fraser Avenue comprises the former S.F. Bowser Company Factory, constructed circa 1906-09, and designed by the architectural firm of Curry, Sproatt and Rolph. The two-storey building is finished in red brick and features understated classical detailing. The building adjoins the c. 1913-14 S.F. Bowser Company building to the west at 39 Mowat Avenue, a site listed on Toronto's Heritage Register.

The properties at 54 and 66 Fraser Avenue were listed on the City's Heritage Register in 2005 and the property at 68 Fraser Avenue was listed on the City's Heritage Register in 2006. The properties were identified for listing on the Heritage Register as part of the North Garrison Common Area Study.

Staff have determined that the properties at 54 and 66 Fraser Avenue and 68 Fraser Avenue have cultural heritage value and meet three of the Ontario Regulation 9/06 criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act. A property may be designated under Part IV, Section 29 of the Ontario Heritage Act, if it meets two or more of the nine criteria.

A development application for an Official Plan Amendment and Zoning By-law Amendment was submitted on January 28, 2025 and was made a complete application May 2, 2025. The owner provided a waiver to extend the time period for Council to make a decision until November 30, 2025. On September 18, 2025, the applicant appealed their Official Plan amendment and zoning amendment application to the Ontario Land Tribunal, citing City Council’s failure to make a decision on the application within 120 days.

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

The Chief Planner and Executive Director, City Planning recommends that:

1. City Council state its intention to designate the properties at 164 and 166 Isabella Street under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 164 and 166 Isabella Street (Reasons for Designation) attached as Attachment 1, to the report, October 2, 2025, from the Chief Planner and Executive Director, City Planning.

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

This report recommends that City Council state its intention to designate the properties at 164 and 166 Isabella Street under Part IV, Section 29 of the Ontario Heritage Act for their cultural heritage value according to the Statement of Significance, found in Attachment 1, which includes a description of heritage attributes.

The properties at 164 and 166 Isabella Street are located on the north side of Isabella Street between Sherbourne Street and Huntley Street in the North St. James Town neighbourhood. A location map and current photograph of the heritage property are found in Attachment 2.

Constructed in 1887 by builder James Hewlett, the properties are a pair of large semi-detached red-brick residences that appear as a single grand residence. Designed in a late-nineteenth century vernacular interpretation of the Gothic Revival style, the red brick clad structure features symmetrically organized gabled bays with an elaborate steeply pitched roofline.

Staff have determined that the properties at 164 and 166 Isabella Street have cultural heritage value and meet 3 of the Ontario Regulation 9/06 criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act. A property may be designated under Part IV, Section 29 of the Ontario Heritage Act, if it meets two or more of the nine criteria.

The properties were both listed on the City's Heritage Register on January 15, 1991.

On August 18, 2025, the City received Official Plan Amendment, Zoning By-law Amendment, and Site Plan Control applications related to the proposed redevelopment of the subject properties at 164 and 166 Isabella Street, along with the adjacent Part IV designated property at 168 Isabella Street, with a 69-storey residential building containing 660 units. The proposed development will integrate the historic structures into the new residential building.

Since the above noted development applications have been made to the City, a Prescribed Event under the Ontario Heritage Act may occur on this property.

City Planning confirms there are no financial implications resulting from the recommendations included in this report in the current budget year or in future years.

The Chief Financial Officer and Treasurer has reviewed this report and agrees with the information as presented in the Financial Impact Section.

The Toronto Preservation Board recommends that:

1. City Council state its intention to designate the properties at 164 and 166 Isabella Street under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 164 and 166 Isabella Street (Reasons for Designation) attached as Attachment 1 to the report (September 29, 2025) from the Senior Manager, Heritage Planning, Urban Design, City Planning.

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

At its meeting on October 16, 2025 the Toronto Preservation Board considered Item PB36.4 and made recommendations to City Council.

Summary from the report (September 29, 2025) from the Senior Manager, Heritage Planning, Urban Design, City Planning:

This report recommends that City Council state its intention to designate the properties at 164 and 166 Isabella Street under Part IV, Section 29 of the Ontario Heritage Act for their cultural heritage value according to the Statement of Significance which includes a description of heritage attributes found in Attachment 1.

The properties at 164 and 166 Isabella Street are located on the north side of Isabella Street between Sherbourne Street and Huntley Street in the North St. James Town neighbourhood. A location map and current photograph of the heritage property are found in Attachment 2.

Constructed in 1887 by builder James Hewlett, the properties are a pair of large semi-detached red-brick residences that appear as a single grand residence. Designed in a late-nineteenth century vernacular interpretation of the Gothic Revival style, the red brick clad structure features symmetrically organized gabled bays with an elaborate steeply pitched roofline.

Staff have determined that the properties at 164 and 166 Isabella Street have cultural heritage value and meet 3 of the Ontario Regulation 9/06 criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act. A property may be designated under Part IV, Section 29 of the Ontario Heritage Act, if it meets two or more of the nine criteria.

The properties were both listed on the City's Heritage Register on January 15, 1991.

On August 18, 2025, the City received Official Plan Amendment, Zoning By-law Amendment, and Site Plan Control applications related to the proposed redevelopment of the subject properties at 164 and 166 Isabella Street, along with the adjacent Part IV designated property at 168 Isabella Street, with a 69-storey residential building containing 660 units. The proposed development will integrate the historic structures into the new residential building.

Since the above noted development applications have been made to the City, a potential prescribed event may occur on this property.

The Toronto Music Advisory Committee recommend that:

1. The Planning and Housing Committee request the Chief Planner and Executive Director, City Planning, the Executive Director, Development Review, and the General Manager, Economic Development and Culture, to continue to explore options for and impacts of reduced development application fees for proponents seeking to establish new live music venues, including Zoning By-law Amendment application fees, and report back to the first meeting of the Toronto Music Advisory Committee in 2026.

At its meeting on October 7, 2025 the Toronto Music Advisory Committee considered item MA8.2.
 
Summary from the presentation (October 7, 2025) from Colin Wolfe, Senior Planner, Community Planning:
 
Development Review will provide an update on planning-related application fees and related resources in response to Item MA7.1 at the May 15, 2025 meeting of the Toronto Music Advisory Committee.

Councillor Josh Matlow recommends that:

1. Planning and Housing Committee request the Chief Planner and Executive Director, City Planning, the Executive Director, Development Review, and the General Manager, Solid Waste Management Services to conduct a review of Type G loading requirements, including the unit cap triggering Type G at 31 units, and report to Planning and Housing Committee by Q2 2026 with an analysis of the feasibility, including the financial, resourcing, operational needs and any other requirements in order to be in a position to modify City requirements for loading space to better enable mid-rise development and small-scale retail in mid-rises.

2. Planning and Housing Committee request the Chief Planner and Executive Director, City Planning and the Executive Director, Development Review, and the General Manager, Solid Waste Management Services, to consult with industry stakeholders and conduct jurisdictional analysis of global best practices for waste collection and loading space in mid-rise buildings, and report on the feasibility, cost and operational considerations of implementing innovative solutions including smaller trucks, on-street collection, turntables, alternative storage, waste room sizes, to City Council by the second quarter of 2026.

3. Planning and Housing Committee request the Chief Planner and Executive Director, City Planning and the Executive Director, Development Review, and the General Manager, Solid Waste Management Services to review and report on any required changes to the 2022 Waste Collection Standards arising from Recommendation 2.

Dear Chair and Committee Members,

I am writing to request your support to have Staff review the City’s Type G Loading requirements and waste management approaches for mid-rise developments. Through working closely with City Staff from Development Review and Solid Waste Management Services, along with industry leaders, we have identified potential improvements that could support the viability of certain development sites and improve the at-grade retail experience in mid-rise developments.

Toronto is currently facing a generational housing crisis, and the City has undertaken a range of policy initiatives to grow our housing supply, including broadly permitting more density along avenues and major streets and encouraging new mid-rise housing forms, also referred to as the “missing middle”.

However, there are major barriers to the development of missing middle housing that significantly impact development potential and feasibility. One major barrier that is frequently noted by industry is the City’s Type G loading requirements, and the associated complexities of waste collection for mid-rise apartment buildings. 

Type G loading space requirements require developments to be designed to fully internalize a truck’s ability to turn around, collect waste and swing up a waste bin, without reversing onto a public road thereby reducing potential incidents of collision. This results in unnecessarily high ceilings, and the loss of significant ground floor area.

As a consequence this reduces development viability, especially in smaller buildings where every square foot is critical. By eating up the majority of the ground floor, these requirements also result in the loss of small-scale retail, which contributes to the erosion of the commercial fabric of our neighborhoods. This is contrary to the City’s broader objectives, which seek to support a diversity of built forms, fostering thriving main streets with small-scale retail.

Type G loading is interconnected with the City’s approach to waste collection. With the continued emergence of missing middle housing forms across the city, the need for more flexible and context-sensitive waste collection solutions is becoming increasingly important.

This motion directs staff to undertake a comprehensive review of Type G loading space requirements and their interactions with waste collection standards. It requests the City to explore the feasibility of the utilization of small scale waste collection vehicles that are more compatible with constrained urban areas, as well as innovative solutions such as turntables, shared or below grade loading space, and on-street storage systems currently used across many other global cities.

There is  existing staff direction to conduct a review of loading space requirements through the Missing Middle and Midrise Housing Implementation Initiative. This motion is intended to ensure that there is clear direction for interdivisional coordination to focus on implementing innovative solutions, in a timely and urgent manner given the significant impact of loading requirements on new housing supply and good design.