Agenda

This meeting of City Council will be conducted with Members participating in person and remotely and the proceedings of City Council will be conducted publicly.

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

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

January 30, 2026

toronto.ca/council

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

- O Canada

- Moment of Silence

Report of the Planning and Housing Committee from Meeting 27 on January 22, 2026

Submitted by Councillor Gord Perks, Chair

Report of the Etobicoke York Community Council from Meeting 28 on January 6, 2026

Submitted by Councillor Stephen Holyday, Chair

Report of the North York Community Council from Meeting 29 on January 6, 2026

Submitted by Councillor James Pasternak, Chair

Report of the Scarborough Community Council from Meeting 28 on January 13, 2026

Submitted by Councillor Paul Ainslie, Chair  

Report of the Toronto and East York Community Council from Meeting 28 on January 13, 2026

Submitted by Councillor Chris Moise, Chair

New Business from the Mayor and City Officials

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

Members of Council may file petitions.

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

City Council will review the Order Paper.

Councillor Dianne Saxe, Ward 11, University–Rosedale, has submitted the following Administrative Inquiry:

I am submitting this Administrative Inquiry under Toronto Municipal Code S27-7.11 to clarify the City’s response to the large amount of litter created by poor customer service from Circular Materials in the provincial takeover of Blue Bin collection.

Since January 1, when Circular Materials became responsible for Toronto’s Blue Bin program, numerous residents have reported poor customer service, including late and missed collections and sloppy handling of bins. Much Blue Bin material has become litter during this sloppy handling or as the wind blows and bins are tipped over awaiting overdue pickups. This large amount of Blue Bin litter is a concern to my residents and will wastefully inflate litter collection costs for the city during a very tight budget year.

I respectfully request the following information:

1. What are the City’s plans to collect all this Blue Bin litter, some of which is now mixed into snowbanks?

2. How many extra taxpayer dollars does the City expect to spend collecting this extra litter?

3. What steps will the City take to recover these extra costs from Circular Materials?

The Planning and Housing Committee recommends that:

1. City Council adopt the Official Plan Amendment 857 in accordance with Attachment 1 to the report (November 18, 2025) from the Chief Planner and Executive Director, City Planning and the Executive Director, Environment, Climate and Forestry.

2. City Council adopt the Zoning By-law Amendment in accordance with Attachment 3 to the report (November 18, 2025) from the Chief Planner and Executive Director, City Planning and the Executive Director, Environment, Climate and Forestry.

3. City Council authorize the City Solicitor to make such stylistic and technical changes to the recommended Official Plan Amendment 857 and Zoning By-law Amendment referred to in Recommendations 1 and 2 as may be required.

4. City Council direct the General Manager, Transportation Services to consider, as part of the forthcoming report to Council on the Residential Parking Program Review, options to improve the ease and reduce the costs at which the residential on-street permit parking program can be administered, obtained, and implemented on streets or areas of Ward 23 and/or other wards where there may be an abundance of multi-generational homes and multiplexes.

5. City Council  request the Executive Director, Development Review and the Executive Director, Environment, Climate and Forestry, to report on opportunities to better streamline and coordinate the application processes for tree removal permits and minor variances.

The Planning and Housing Committee commenced a Statutory Public Meeting on December 3, 2025 that continued on January 22, 2026, and notice was given in accordance with the Planning Act.

Toronto's trees are essential in addressing biodiversity loss, mitigating the impacts of climate change, and contributing to the development of attractive, livable and healthy neighbourhoods. New infill housing is needed to help address Toronto's housing crisis. This report presents proactive solutions to ensure the city's existing tree canopy is supported and that there is growing space for trees as new housing is built.

This report recommends Official Plan and City-wide Zoning By-law amendments to protect and enhance the city's tree canopy while supporting infill housing development and to address the impacts on the tree canopy and water management associated with iceberg homes (houses which exhibit a larger below ground footprint than their above ground footprint or with multi-storey basements). Staff undertook extensive consultation on the amendments and have made revisions following feedback from the public and stakeholders.

Recommended amendments to the Official Plan address objectives to protect and enhance the tree canopy and growing space for trees as part of both new and infill development in Neighbourhoods and Apartment Neighbourhoods.

Recommended amendments to the City-wide Zoning By-law address landscaping and setback regulations, including requirements that apply minimum building setbacks below ground (consistent with existing setbacks above ground) for all low-rise residential buildings (e.g. detached houses, semi-detached houses, townhouses, and multiplexes), except for apartment buildings, in the Residential Zone category.

This report also describes updates to conditions for Committee of Adjustment applications to require new trees and protect growing space, as well as five specific tree by-law amendment proposals that were consulted on in the fall that will be discussed in detail in a future report on the City's tree by-laws.

This report responds to a request at the December 3, 2025 Planning and Housing Committee for a supplementary report as part of its consideration of "Growing Space for Trees: Protecting and Enhancing the Tree Canopy While Supporting Infill Housing and Addressing Concerns with Iceberg Homes - Recommendation Report" regarding information on variances to the City-wide Zoning By-law 569-2013 for landscaping, and specifically soft landscaping variances that permit permeable pavement as a condition of approval by the Committee of Adjustment, associated with multiplexes.

The Planning and Housing Committee recommends that:

1. City Council amend the Official Plan for the lands at 1631 and 1641 Queen Street East and 1090 Eastern Avenue, substantially in accordance with the recommended Official Plan Amendment included as Attachment 5 to the report (January 6, 2026) from the Chief Planner and Executive Director, City Planning and the Executive Director, Development Review.

2. City Council amend Zoning By-law 569-2013, as amended, for the lands at 1631 and 1641 Queen Street East and at 1080 (portion) and 1090 Eastern Avenue substantially in accordance with the recommended Zoning By-law Amendment included as Attachment 6 to the report (January 6, 2026) from the Chief Planner and Executive Director, City Planning and the Executive Director, Development Review.

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

4. City Council direct the Executive Director, Housing Development Office, in consultation with the Chief Planner and Executive Director, City Planning and the Executive Director, Development Review, to engage City partners and any future development partners to advance the detailed design of the development requirements identified in Attachment 11 to the report (January 6, 2026) from the Chief Planner and Executive Director, City Planning and the Executive Director, Development Review to the satisfaction of the Chief Planner and Executive Director, City Planning and the Executive Director, Development Review, and to secure the delivery of the development requirements on terms, including details and timing, in a Lease Agreement with the development partner.

5. City Council request the General Manager, Transportation Services, to review and report back on the feasibility of amending Schedule B of the City of Toronto Municipal Code Chapter 925, Permit Parking, to exclude the development located at 1631 and 1641 Queen Street East, and 1080 (portion) and 1090 Eastern Avenue from Permit Parking.

The Planning and Housing Committee held a Statutory Public Meeting on January 22, 2026 and notice was given in accordance with the Planning Act.

The City-owned sites addressed in this report are part of the City Council directed Toronto Builds (formerly Housing Now) initiative to develop housing, including affordable housing, on City owned land. In addition to a range of affordable and market housing, the proposal includes a childcare facility and street-fronting retail.

The site, “1631 Queen Street East”, includes four addresses: 1631 and 1641 Queen Street East, 1090 Eastern Avenue, and a portion of land along the eastern edge of 1080 Eastern Avenue (See Attachment 1). The existing Toronto Community Housing Corporation (TCHC) building on 1080 Eastern Avenue will remain.

Staff recommend approval of amendments to the Official Plan and Zoning By-law 569-2013. The proposed amendments would permit the development of a mixed-use mid-rise building on Queen Street East of up to 6 storeys (with a partial 7th storey containing only indoor amenity space), and a residential building along Eastern Avenue of up to 18 storeys. A development concept, as outlined in this report and which guides the amendments, demonstrates the opportunity to accommodate approximately 328 dwelling units, of which 20-30% will be affordable. Investment in this site also provides the opportunity to expand the City-owned Coxwell Early Learning and Child Care Centre, and for Indigenous Placekeeping along the abutting Kishigo Lane.

The site will remain in City ownership and will be leased to a development partner for a term of 40-99 years. At a future date, a development partner will be responsible for detailed design and submission of a Site Plan Control application based on technical work by CreateTO, their consultants, and City divisions.

The recommended amendments are consistent with the Provincial Planning Statement (2024) and conform with the Official Plan.

The Planning and Housing Committee recommends that:

1. City Council adopt Official Plan Amendment 871 substantially in accordance with Attachment 2 and Attachment 3 to the report (January 8, 2026) from the Executive Director, Development Review and Chief Planner and the Executive Director, City Planning, amended as follows:

a. amend Attachment 3: Appendix 1 to Draft Official Plan Amendment 871 so that Section 8.7., 8.7.1, and 8.7.2. now reads as follows:

8.7. SCARBOROUGH RAPID TRANSIT LINE 3 (SRT)

The Centre was historically a focal point of transit at the eastern end of the Scarborough Rapid Transit (SRT) line and at the hub of local and inter-regional surface transit lines. The SRT and surface transit services played an important role in connecting the community and in the overall development of the Centre, with higher density residential uses encouraged adjacent to SRT stations within and beyond the Centre.

8.7.1. Scarborough Rapid Transit Line 3 (SRT) helped move people and shape Scarborough Centre over decades. Future city building opportunities along the former SRT corridor may include:

1. mobility connections, including opportunities such as a pedestrian and active transportation pathway
2. public realm improvements, such as landscaping enhancements and accessible public spaces;
3. commemoration, such as public art, murals or plaques, including but not limited to opportunities for recognizing the SRT's role in shaping development patterns and transit-oriented growth, and;
4. activations and local events, such as open-air markets.

8.7.2. In addition to 8.7.1., retention of a continuous and connected corridor is encouraged, where feasible. The future continuous and connected corridor may vary in alignment from the former SRT.

2. City Council direct staff to use the Secondary Plan and Scarborough Centre Urban Design Guidelines found at Attachment 4  to the report (January 8, 2026) from the Executive Director, Development Review and Chief Planner and the Executive Director, City Planning in the evaluation of all current and new development applications in the Plan Area.

3. City Council direct the Chief Engineer and Executive Director, Engineering and Construction Services to instruct staff to begin the process for renaming Progress Avenue, including the required community consultation, and to report back to the Scarborough Community Council in the third quarter of 2026.

4. City Council identify the property at 200 Town Centre Court as having cultural heritage value or interest, as recommended through the Scarborough Centre Cultural Heritage Resource Assessment (CHRA).

5. City Council authorize the City Solicitor to make such stylistic and technical changes to the Official Plan Amendment 871 as may required.

The Planning and Housing Committee held a Statutory Public Meeting on January 22, 2026 and notice was given in accordance with the Planning Act.

This report recommends that City Council adopt the Scarborough Centre Secondary Plan (Secondary Plan) and other associated amendments found in draft Official Plan Amendment 871 (OPA 871) to guide the future growth and transformation of approximately 175 hectares of lands within Wards 21 and 24. The recommended Secondary Plan replaces the 2005 Scarborough Centre Secondary Plan and provides an updated planning framework that will guide new growth anticipated with the construction of a new subway station as part of the Line 2 East Extension. It establishes policies to create connected and sustainable communities, transforming the Scarborough Centre (Plan Area) from an auto-dependent environment into a pedestrian-oriented, transit-supportive place with an enhanced public realm.

OPA 871 is the outcome of the Our Scarborough Centre Planning Study (OurSC Study), a multi-phased process launched in 2018 to comprehensively update the 2005 Secondary Plan and area planning framework. The scope of the study was intended to address updated provincial legislation, recognize the location of the new subway station, update the Vision and Planning Framework, consolidate area specific planning initiatives not previously incorporated into policy, and respond to development pressures. The study process included background analysis, research and testing of growth options and inter-divisional team collaboration. It benefitted from a thorough consultation process with 20 events in various formats and three reports to City Council providing opportunities for the public and stakeholders to engage with the process and inform the updated policy framework for the Plan Area.

The recommended Secondary Plan contained in OPA 871 breaks down the large Plan Area into distinct development districts, directing higher-density growth to strategic locations, setting out land use and built form strategies for each area. It also ensures that a complete community emerges with appropriate connections and public realm enhancements along with identifying community services policies necessary to support both existing and future needs. In addition to the recommended Secondary Plan, other key policy actions of OPA 871 include:

- Refinements to the western boundary of the Centre to clarify and strengthen the Plan Area's relationship with adjacent Employment Areas;

- Redesignation of select lands as Parks and Natural Areas;

- Introduction of new and reconfigured public streets; and

- Deletion of outdated site and area specific policies from the 2005 Scarborough Centre Secondary Plan, while retaining relevant site and area specific policies where appropriate.

OPA 871 supports the transformation of Scarborough Centre into a vibrant place to live, work, and play, while maintaining its role as a major economic hub in Toronto’s east end. The recommended Secondary Plan anticipates accommodating approximately 72,000 residents and 21,000 workers over the next 30+ years. The Plan is supported by Urban Design Guidelines, providing detailed direction for development review, public realm improvements, and overall implementation.

OPA 871, including the Secondary Plan, is consistent with the Provincial Policy Statement (2024) (PPS 2024). OPA 871, including the Secondary Plan, is consistent with the general intent of the City's Official Plan.

The Planning and Housing Committee recommends that:

1. City Council amend Zoning By-law 569-2013, substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 2 to the report (January 6, 2026) from the Chief Planner and Executive Director, City Planning.

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

The Planning and Housing Committee held a Statutory Public Meeting on January 22, 2026 and notice was given in accordance with the Planning Act.

This report outlines the analysis, consultation process, and recommended zoning amendments to advance the third phase of work to incorporate low-rise residential lands in Etobicoke York District into Zoning By-law 569-2013 (the "City-wide Zoning By-law). Staff recommend bringing low-rise residential lands into the City-wide Zoning By-law with zoning standards that are consistent with the applicable former municipal zoning by-law, consistent with recent city-wide zoning amendments, and in conformity with the Official Plan. These properties had active zoning by-law amendment or site plan control applications in 2012 and were excluded from the City-wide Zoning By-law through the transition protocol.

This study is part of the on-going work to simplify and modernize the City-wide Zoning By-law, and to support consistent application of the City-wide Zoning By-law. Bringing these lands into the City-wide Zoning By-law will remove barriers, ease administration, and enable the creation of more housing as part of the Housing Action Plan. In addition, the recommended zoning by-law amendment will enable properties to take advantage of the removal of parking minimums and permissions for a broad range of "missing middle" housing permissions in support of the Housing Action Plan and its target of 285,000 homes over the next ten years.

City staff have completed the third phase of the study's work plan by reviewing approximately 505 properties in the Etobicoke York district subject to former municipal zoning by-laws, assessing the appropriateness of each property for inclusion in the City-wide Zoning By-law. This report recommends approval of the attached zoning amendments to incorporate approximately 469 low-rise residential properties into the City-wide Zoning By-law.

The Planning and Housing Committee recommends that:

1. City Council amend the City of Toronto Zoning By-law 569-2013 for the lands municipally known as 9 Shortt Street substantially in accordance with the draft Zoning By-law Amendment included as Attachment 5 to the report (January 8, 2026) from the Executive Director, Development Review.

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

The Planning and Housing Committee held a Statutory Public Meeting on January 22, 2026 and notice was given in accordance with the Planning Act.

This report recommends approval of the application to amend the Zoning By-law, with a holding provision, to permit development of a City-owned surface parking lot at 9 Shortt Street for a mixed-use residential development consisting of two buildings, with heights of 41 and 6 storeys. The site is one of the Toronto Builds projects on City-owned lands designated for the delivery of affordable housing.

The proposal would have a residential gross floor area (GFA) of 35,071 square metres, and a total of 458 market and affordable rental residential units, 497 square metres of non-residential commercial and community spaces, and a 653 square metres Privately Owned Publicly Accessible Open space (POPS). A total of 42 vehicular and 421 bicycle parking spaces are also proposed.

The Planning and Housing Committee recommends that:

1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 405 Sherbourne Street substantially in accordance with the draft Zoning By-law Amendment, which includes a Holding Provision, included as Attachment 5 to the report (January 8, 2026) from the Executive Director, Development Review.

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

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

The Planning and Housing Committee held a Statutory Public Meeting on January 22, 2026 and notice was given in accordance with the Planning Act.

This report recommends approval of a City-initiated Zoning By-law Amendment to permit a 35-storey (120 metres, excluding mechanical penthouse) mixed-use building at 405 Sherbourne Street. This City-owned property has a Site-Specific Zoning By-law (By-law 450-2022) which permits a 26-storey (77-metre) mixed-use building with 267 rental dwelling units and 168 square metres of community space.

This new proposal includes 301 residential units (including up to 90 affordable housing units) and 229 square metres of community space on the ground floor. It provides a higher percentage of two and three-bedroom units over the previously approved zoning and an enhanced public realm that includes a landscaped mid-block pedestrian connection between Sherbourne Street and Bleecker Street. This Toronto Builds site will remain in City ownership and will be leased to a non-profit housing provider for a term of 40-99 years.

A separate report from Heritage Planning regarding the alterations to a Heritage Property Designated under Part V of the Ontario Heritage Act will be considered by City Council in conjunction with this report.

The Planning and Housing Committee recommends that:

1. City Council approve the alterations to the heritage property at 405 Sherbourne Street, in accordance with Section 42 of the Ontario Heritage Act, to allow for the construction of a 35-storey mixed use building, with such alterations substantially in accordance with plans and drawings dated December 15, 2025, prepared by architects-Alliance and Allison Brooks Architects, and on file with the Senior Manager, Heritage Planning, and the Heritage Impact Assessment, prepared by ERA Architects Inc., dated March 9, 2021, and revised November 20, 2025, and December 19, 2025, subject to the following additional conditions:

a. That prior to Site Plan Approval for the proposal, for the property located at 405 Sherbourne Street, the owner shall:

1. Provide final site plan drawings, including a detailed landscape plan, to the satisfaction of the Senior Manager, Heritage Planning.

2. Provide an Interpretation Plan for the subject property, to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Planning.

b. That prior to the issuance of any permit for all or any part of the property at 405 Sherbourne Street, including a heritage permit or a building permit, but excluding permits for repairs and maintenance and usual and minor works for the existing parking lot as are acceptable to the Senior Manager, Heritage Planning, the owner shall:

1. Provide building permit drawings, including a description of materials and finishes, and the approved Landscape Plan, to be prepared by the project architect and a qualified heritage consultant to the satisfaction of the Senior Manager, Heritage Planning.

This report recommends that City Council approve the alterations proposed for the designated heritage property municipally known as 405 Sherbourne Street under Section 42 of the Ontario Heritage Act, in connection with a proposed development of the subject property. The Zoning By-law Amendment application is subject to a Heritage Permit application under the Ontario Heritage Act, as the subject site is designated under Part V of the Ontario Heritage Act as part of the Cabbagetown Northwest Heritage Conservation District.

The proposed development application for the subject site contemplates the construction of a 35-storey mixed-use building, replacing an existing surface parking lot. This is a City-owned property that is part of the City Council directed Toronto Builds (formerly Housing Now) initiative to develop housing, including affordable housing, on City-owned land.

In July 2021, City Council approved a Zoning By-law Amendment Application to permit a 25-storey mixed-use building on the subject site. The new Zoning By-law Amendment application has been submitted to allow for additional density on the site and to permit a built form that allows for additional two and three-bedroom units to be provided.

The impacts of the proposed development on the Cabbagetown Northwest Heritage Conservation District are appropriately mitigated through the compatible design of the new construction. The proposal will serve the public interest by providing 301 new rental housing units (including up to 90 affordable housing units) and 229 square metres of community space on the ground floor.

At its meeting on January 19, 2026 the Toronto Preservation Board considered Item PB39.4 and made recommendations to City Council.

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

This report recommends that City Council approve the alterations proposed for the designated heritage property municipally known as 405 Sherbourne Street under Section 42 of the Ontario Heritage Act, in connection with a proposed development of the subject property. The Zoning By-law Amendment application is subject to a Heritage Permit application under the Ontario Heritage Act, as the subject site is designated under Part V of the Ontario Heritage Act as part of the Cabbagetown Northwest Heritage Conservation District.

The proposed development application for the subject site contemplates the construction of a 35-storey mixed-use building, replacing an existing surface parking lot. This is a City-owned property that is part of the City Council directed Toronto Builds (formerly Housing Now) initiative to develop housing, including affordable housing, on City-owned land.

In July 2021, City Council approved a Zoning By-law Amendment Application to permit a 25-storey mixed-use building on the subject site. The new Zoning By-law Amendment application has been submitted to allow for additional density on the site and to permit a built form that allows for additional two and three-bedroom units to be provided.

The impacts of the proposed development on the Cabbagetown Northwest Heritage Conservation District are appropriately mitigated through the compatible design of the new construction. The proposal will serve the public interest by providing 301 new rental housing units (including up to 90 affordable housing units) and 229 square metres of community space on the ground floor.

The Planning and Housing Committee recommends that:

1. City Council direct the Chief Planner and Executive Director, City Planning, in consultation with the Executive Director, Development Review, to review potential amendments to the definition of and requirements for loading spaces in Zoning By-law 569-2013.

The recommendations in this report build on work started in 2021 to review the parking standards in the City-wide Zoning By-law 569-2013. These standards were originally adopted by City Council in 2013, based on a series of studies conducted between 2005 and 2007. The first phase of this review resulted in amendments to the standards for automobile and bicycle parking in 2022. The second phase resulted in amendments to accessible parking, bicycle parking, and minor amendments to visitor parking in 2025. City Council directed staff to continue the work to review visitor parking standards.

This report does not recommend any changes to the visitor parking standards in Zoning By-law 569-2013. As a result of changes to the Planning Act in April 2024 through the Cutting Red Tape to Build More Homes Act, 2024 (Bill 185), municipalities are no longer able to require the provision or maintenance of parking (other than bicycle parking) in Major Transit Station Areas, which includes much of Parking Zone A. Additional analysis of visitor parking utilization through the parking monitoring program suggests the current visitor parking standards in Zoning By-law 569-2013 for Parking Zone B and All Other Areas of the City are adequate.

To address concerns related to pick-up and drop-off, this report recommends a further review of the loading space definition and requirements in Zoning By-law 569-2013 to reflect changes in demand and use for loading spaces.

Work being done as part of the City's Strategic Parking Framework will develop and implement a framework for managing parking on an area-basis to further address challenges associated with varying demand for parking. Staff will also continue the parking monitoring program to monitor parking in new developments and report back to council on the impact of Bill 185.

This reports also provides an update on Council requests to explore the feasibility of requirements for information about area parking supply in agreements of purchase and sale and including visitor parking information in the Application Information Centre.

The Planning and Housing Committee recommends that:

1. City Council direct the City Solicitor and appropriate City Staff to attend the Ontario Land Tribunal in opposition to the current application regarding the Official Plan Amendment for the lands at 20 Leslie Street and to continue discussions with the applicant in an attempt to resolve outstanding issues.

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

On June 27, 2025, an application to amend the Official Plan was submitted to redesignate 20 Leslie Street (the “Site”) from General Employment Areas to Mixed Use Areas.

On October 29, 2025, the applicant appealed the Official Plan Amendment application to the Ontario Land Tribunal (“OLT”) due to Council not making a decision within the timeframe prescribed by the Planning Act. A Case Management Conference has not yet been scheduled.

This Report recommends that the City Solicitor and appropriate City Staff attend the OLT hearing to oppose the Official Plan Amendment application in its current form and to continue discussions with the applicant in an attempt to resolve outstanding issues. 

The Planning and Housing Committee recommends that:

1. City Council direct the City Solicitor and appropriate City staff to attend the Ontario Land Tribunal in opposition to the current application regarding the Official Plan Amendment for the lands at 125 The Queensway and to continue discussions with the applicant in an attempt to resolve outstanding issues.

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

On March 28, 2025, an application to amend the Official Plan was submitted to redesignate 125 The Queensway (the “Site”) from General Employment Areas to Mixed Use Areas.

On October 30, 2025, the applicant appealed the Official Plan Amendment application to the Ontario Land Tribunal (“OLT”) due to Council not making a decision within the timeframe prescribe in the Planning Act. A Case Management Conference has not yet been scheduled.

This Report recommends that the City Solicitor and appropriate City staff attend the OLT hearing to oppose the Official Plan Amendment application in its current form and to continue discussions with the applicant in an attempt to resolve outstanding issues.

The Planning and Housing Committee recommends that:

1. City Council direct the City Solicitor, and appropriate City Staff, to attend the Ontario Land Tribunal in opposition to the current application regarding the Official Plan Amendment for the lands at 1543 -1551 The Queensway and 66 and 76 Fordhouse Boulevard and to continue discussions with the Applicant in an attempt to resolve outstanding issues.

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

On January 8, 2025, an application was submitted to amend the Official Plan to redesignate 1543 – 1551 The Queensway and 66 and 76 Fordhouse Boulevard (the “Site”) from General Employment Areas to Mixed Use Areas.

On June 3, 2025, the applicant appealed the Official Plan Amendment application to the Ontario Land Tribunal ("OLT") due to Council not making a decision within the timeframe as prescribed by the Planning Act. The OLT held a Case Management Conference (CMC) on September 11, 2025. A second CMC is scheduled for February 25, 2026.

This report recommends that the City Solicitor and appropriate City staff attend the OLT hearing to oppose the Official Plan Amendment application in its current form and to continue discussions with the applicant in an attempt to resolve outstanding issues.

The Planning and Housing Committee recommends that:

1. City Council direct the City Solicitor and appropriate City Staff to attend the Ontario Land Tribunal in opposition to the current application regarding the Official Plan Amendment for the lands at 350, 360 and 364 Evans Avenue and 14-16 Arnold Street and to continue discussions with the applicant in an attempt to resolve outstanding issues.

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

On January 7, 2025, an application to amend the Official Plan was submitted to redesignate 350, 360 and 364 Evans Avenue and 14-16 Arnold Street (the “Site”) from Core Employment Areas to Mixed Use Areas. 

On June 4, 2025, the applicant appealed the Official Plan Amendment application to the Ontario Land Tribunal (“OLT”) due to Council not making a decision within the timeframe prescribed by the Planning Act. The OLT held a Case Management Conference (CMC) on September 3, 2025. A second CMC is scheduled for February 25, 2026.

This Report recommends that the City Solicitor and appropriate City Staff attend the OLT hearing to oppose the Official Plan Amendment application in its current form and to continue discussions with the applicant in an attempt to resolve outstanding issues.

The Planning and Housing Committee recommends that:

1. City Council state its intention to designate the property at 140-150 Borough Drive under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 140-150 Borough Drive (Reasons for Designation) attached as Attachment 1 to the report (January 2, 2026) from the Chief Planner and Executive Director, City Planning.

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

This report recommends that City Council state its intention to designate the property at 140-150 Borough Drive 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 Scarborough Civic Centre at 140-150 Borough Drive is located on the north side of Borough Drive, northeast of Brimley Road and Ellesmere Road, in the Bendale-Glen Andrew neighbourhood in the Scarborough district of Toronto. A location map and current photograph of the heritage property are found in Attachment 2.

Completed in 1973, the Scarborough Civic Centre was designed by the acclaimed Canadian architect Raymond Moriyama (1929-2023) as a purpose-built shared facility for the former Borough (later City) of Scarborough and the Scarborough Board of Education. Moriyama designed the Scarborough Civic Centre as an opportunity to explore the meaning of democracy at the municipal level through architectural form and its open spaces. Characteristic of Modern Expressionism, the Scarborough Civic Centre exhibits a bold expression of individualism and design concept and is distinct by its geometric shapes and massive forms. Based on a multi-faceted plan, it contains a circular central core and four extending quadrants comprising two half-pyramid-shaped office wings and two open civic spaces, including Albert Campbell Square and the Ceremonial Plaza.

The Scarborough Civic Centre is a landmark. For over 50 years, its monumental scale and distinctive form has defined and contributed to the area's civic character as proposed in the 1968 Scarborough Town Centre Master Plan, establishing a new urban centre and prominent civic space for Scarborough and the City.

Staff have determined that the property at 140-150 Borough Drive has cultural heritage value and meets seven 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.

City Council previously adopted a Notice of Intention to Designate the Scarborough Civic Centre on February 15, 2002; however, the designation bylaw was not enacted. The revised Statement of Significance, which includes a description of Heritage Attributes found in Attachment 1, provides a further understanding of the cultural heritage value of the property informed by further research and publications that have shared a deeper appreciation and understanding of the legacy of Raymond Moriyama's body of work in Toronto and across Canada.

The Scarborough Civic Centre is jointly owned by the City of Toronto and the Toronto District School Board. The property line runs north-south along the eastern edge of the northwest quadrant and the Ceremonial Plaza in the southwest quadrant of the site. In preparing this staff report, Heritage Planning consulted with Corporate Real Estate Management (CREM) division and Toronto Lands Corporations, a subsidiary of the Toronto District School Board.

At its meeting on January 19, 2026 the Toronto Preservation Board considered Item PB39.2 and made recommendations to City Council.

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

This report recommends that City Council state its intention to designate the property at 140-150 Borough Drive 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 Scarborough Civic Centre at 140-150 Borough Drive is located on the north side of Borough Drive, northeast of Brimley Road and Ellesmere Road, in the Bendale-Glen Andrew neighbourhood in the Scarborough district of Toronto. A location map and current photograph of the heritage property are found in Attachment 2.

Completed in 1973, the Scarborough Civic Centre was designed by the acclaimed Canadian architect Raymond Moriyama (1929-2023) as a purpose-built shared facility for the former Borough (later City) of Scarborough and the Scarborough Board of Education. Moriyama designed the Scarborough Civic Centre as an opportunity to explore the meaning of democracy at the municipal level through architectural form and its open spaces. Characteristic of Modern Expressionism, the Scarborough Civic Centre exhibits a bold expression of individualism and design concept and is distinct by its geometric shapes and massive forms. Based on a multi-faceted plan, it contains a circular central core and four extending quadrants comprising two half-pyramid-shaped office wings and two open civic spaces, including Albert Campbell Square and the Ceremonial Plaza.

The Scarborough Civic Centre is a landmark. For over 50 years, its monumental scale and distinctive form has defined and contributed to the area's civic character as proposed in the 1968 Scarborough Town Centre Master Plan, establishing a new urban centre and prominent civic space for Scarborough and the City.

Staff have determined that the property at 140-150 Borough Drive has cultural heritage value and meets seven 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.

City Council previously adopted a Notice of Intention to Designate the Scarborough Civic Centre on February 15, 2002; however, the designation bylaw was not enacted. The revised Statement of Significance, which includes a description of Heritage Attributes found in Attachment 1, provides a further understanding of the cultural heritage value of the property informed by further research and publications that have shared a deeper appreciation and understanding of the legacy of Raymond Moriyama's body of work in Toronto and across Canada.

The Scarborough Civic Centre is jointly owned by the City of Toronto and the Toronto District School Board. The property line runs north-south along the eastern edge of the northwest quadrant and the Ceremonial Plaza in the southwest quadrant of the site. In preparing this staff report, Heritage Planning consulted with Corporate Real Estate Management (CREM) division and Toronto Lands Corporations, a subsidiary of the Toronto District School Board.

The Planning and Housing Committee recommends that:

1. City Council state its intention to designate the property at 1497 Queen Street West under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 1497 Queen Street West (Entrance Addresses 1499 Queen Street West and 1497A Queen Street West) (Reasons for Designation) attached as Attachment 1 to the report (January 7, 2026) from the Director, 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.

This report recommends that City Council state its intention to designate the property at 1497 Queen Street West under Part IV, Section 29 of the Ontario Heritage Act for its cultural heritage value according to the Statement of Significance which includes a description of Heritage Attributes found in Attachment 1.

The subject property at 1497 Queen Street West is located on the south side of Queen Street West, mid-block between Dowling Avenue and Beaty Avenue to the west of Jameson Avenue in the South Parkdale neighbourhood. It contains an early-20th century, 3-storey main street commercial block. A location map and current photograph of the heritage property are found in Attachment 2.

The property at 1497 Queen Street was constructed between 1924 and 1925, with a third storey added between 1925 and 1926 for the Lakeside Recreation Club Ltd. With its main street commercial block form, and unified architectural expression that incorporates Edwardian Classical elements, the property contributes to the early 20th-century main street character of Queen Street West in South Parkdale between Fuller Avenue and Beaty Avenue. The rear of the first storey and the second and third storeys housed the Lakeside Recreation Club facilities, which included bowling lanes and a billiards room. The Lakeside Recreation Club, subsequently known as Lakeside Recreation Academy and Lakeside Bowling & Billiards, would operate at this location for fifty-five years between 1925 and 1980.

The property has value for its association with the Parkdale Activity-Recreation Centre (PARC), which has been continuously providing supportive programming to members of the Parkdale community at this location since its opening in 1980.

Staff have determined that the property at 1497 Queen Street West has cultural heritage value and meets 5 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 subject property was first identified as having cultural heritage value through the West Queen West Planning Study (2020) and was included on the City of Toronto's Heritage Register in December 2020. The properties at 1501 Queen Street and 194 Dowling Avenue are both adjacent to the subject property, and are both designated under Part IV of the Ontario Heritage Act.

The Parkdale Activity-Recreation Centre (PARC) is advancing the redevelopment of its properties at 1497 Queen Street West and 1501 Queen Street West to expand supportive and deeply affordable housing and to enhance community space.  This report is being advanced at this time in coordination with the City’s Priority Development Review Stream, a program that aims to expedite the approval of key development projects, including affordable housing, student housing, long-term care homes, and manufacturing facilities. 

At its meeting on January 19, 2026 the Toronto Preservation Board considered Item PB39.1 and made recommendations to City Council.

Summary from the report (January 5, 2026) from the Senior Manager, Heritage Planning, Urban Design, City Planning:

This report recommends that City Council state its intention to designate the property at 1497 Queen Street West under Part IV, Section 29 of the Ontario Heritage Act for its cultural heritage value according to the Statement of Significance which includes a description of Heritage Attributes found in Attachment 1.

The subject property at 1497 Queen Street West is located on the south side of Queen Street West, mid-block between Dowling Avenue and Beaty Avenue to the west of Jameson Avenue in the South Parkdale neighbourhood. It contains an early-20th century, 3-storey main street commercial block. A location map and current photograph of the heritage property are found in Attachment 2.

The property at 1497 Queen Street was constructed between 1924 and 1925, with a third storey added between 1925 and 1926 for the Lakeside Recreation Club Ltd. With its main street commercial block form, and unified architectural expression that incorporates Edwardian Classical elements, the property contributes to the early 20th-century main street character of Queen Street West in South Parkdale between Fuller Avenue and Beaty Avenue. The rear of the first storey and the second and third storeys housed the Lakeside Recreation Club facilities, which included bowling lanes and a billiards room. The Lakeside Recreation Club, subsequently known as Lakeside Recreation Academy and Lakeside Bowling & Billiards, would operate at this location for fifty-five years between 1925 and 1980.

The property has value for its association with the Parkdale Activity-Recreation Centre (PARC), which has been continuously providing supportive programming to members of the Parkdale community at this location since its opening in 1980.

Staff have determined that the property at 1497 Queen Street West has cultural heritage value and meets 5 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 subject property was first identified as having cultural heritage value through the West Queen West Planning Study (2020) and was included on the City of Toronto's Heritage Register in December 2020. The properties at 1501 Queen Street and 194 Dowling Avenue are both adjacent to the subject property, and are both designated under Part IV of the Ontario Heritage Act.

The Parkdale Activity-Recreation Centre (PARC) is advancing the redevelopment of its properties at 1497 Queen Street West and 1501 Queen Street West to expand supportive and deeply affordable housing and to enhance community space. This report is being advanced at this time in coordination with the City’s Priority Development Review Stream, a program that aims to expedite the approval of key development projects, including affordable housing, student housing, long-term care homes, and manufacturing facilities.

The Planning and Housing Committee recommends that:

1. City Council affirm its decision to state its intention to designate the property at 344 Jarvis Street under Part IV, Section 29 of the Ontario Heritage Act as set out in City Council Decision Item PH24.11 on October 8 and 9, 2025.

2. City Council authorize the City Solicitor to introduce the Bill in City Council designating the property at 344 Jarvis Street under Part IV, Section 29 of the Ontario Heritage Act.

This report recommends that City Council affirm its decision of October 8 and 9, 2025 (Item PH24.11) stating its intention to designate the property at 344 Jarvis Street under Part IV, Section 29 of the Ontario Heritage Act (OHA). The City has received an objection to the notice of intention to designate on behalf of the property owner(s) within the statutory timeline.

The property at 344 Jarvis Street is located on the west side of Jarvis Street, mid-block between Carlton Street to the south and Sirman Lane to the north, in the Church-Wellesley neighbourhood. The property is the northernmost property in a collection of five abutting Victorian era house-form buildings that starts at 336 Jarvis Street to the south. Within this collection the subject property forms part of a historic streetscape of 19th century house-form buildings on the west side of Jarvis Street, north of Carlton Street. This streetscape reflects the character of the Upper Jarvis neighbourhood, which evolved from a subdivision of private homes on a landscaped avenue to a high density residential and arterial corridor within downtown Toronto.

The property at 344 Jarvis Street contains one half of a pair of semi-detached house form dwellings, the other half being 342 Jarvis Street. 342 and 344 Jarvis Street were constructed together between 1873 and 1875 and cohesively designed in the Italianate architectural style.

The property at 344 Jarvis Street, along with its pair at 342 Jarvis Street, was first recognized for its cultural heritage value when it was listed on the City's inaugural Inventory of Heritage Properties on June 20, 1973.

City Council has until February 8, 2026, 90 days from the date of the end of the objection period, to decide on this objection as per the timeline under the OHA.

Heritage Planning Staff received advice from the retained heritage consultant in response to the objection. Staff have reviewed the objections raised on behalf of the property owner(s) with the City's retained heritage consultant, and remain of the opinion that despite these objections, the property at 344 Jarvis Street meets Ontario Regulation 9/06, the criteria prescribed for municipal designation under Part IV, Section 29 of the Act under 4 of 9 criteria for its design/physical, historical/associative, and contextual values.

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, staff are of the opinion that this property should be designated. Designation enables City Council to review proposed alterations for the property, enforce heritage property standards and maintenance, and refuse demolition.

The Planning and Housing Committee recommends that:

1. City Council affirm its decision to state its intention to designate the property at 506 Jarvis Street under Part IV, Section 29 of the Ontario Heritage Act as set out in City Council Decision Item PH24.12 on October 8 and 9, 2025.

2. City Council authorize the City Solicitor to introduce the Bill in City Council designating the property at 506 Jarvis Street under Part IV, Section 29 of the Ontario Heritage Act.

This report recommends that City Council affirm its decision of October 8 and 9, 2025, (Item PH24.12) stating its intention to designate the property at 506 Jarvis Street under Part IV, Section 29 of the Ontario Heritage Act (OHA). The City has received an objection to the notice of intention to designate on behalf of the property owner within the statutory timeline.

The subject property at 506 Jarvis Street is located on the west side of Jarvis Street, in between Gloucester Street to the north and Cawthra Square to the south, in the Church-Wellesley neighbourhood. 506 Jarvis Street was constructed circa 1889, designed by the architectural partnership of Langley & Burke in the Annex architectural style. Langley & Burke was one of Toronto's most prolific and sought-after architectural practices for designing ecclesiastical, government, and private residential projects between 1883 and 1892. The Annex architectural style was popular in Toronto from the 1880s up to 1900 and combined design elements of the Romanesque and the Queen Anne styles.

The property at 506 Jarvis Street has a direct association with the United Church of Canada that used the property as a home for retired United Church missionaries. Together with the adjacent heritage properties on the block, 506 Jarvis Street contributes to maintaining and supporting the character of the Upper Jarvis neighbourhood and the Cawthra Square - Jarvis Street - Gloucester Street block frontage, which is comprised of a collection of 19th century house form buildings that reflect the evolution of Upper Jarvis from a subdivision of private homes located on a landscaped avenue to a high-density residential and institutional arterial corridor within downtown Toronto.

The property at 506 Jarvis Street was first recognized for its cultural heritage value when it was listed on the City's Heritage Register on June 20, 1973.

City Council has until February 8, 2026, 90 days from the date of the end of the objection period, to decide on this objection as per the timeline under the Act.

Staff have reviewed the objections raised on behalf of the owner and remain of the opinion that, despite these objections, the property at 506 Jarvis Street meets Ontario Regulation 9/06, the criteria prescribed for municipal designation under Part IV, Section 29 of the Act under 6 of 9 criteria for its design/physical, historical/associative, and contextual values.

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, staff are of the opinion that the property should be designated. Designation enables City Council to review proposed alterations for the property, enforce heritage property standards and maintenance, and refuse demolition.

The Planning and Housing Committee recommends that:

1. City Council affirms its decision to state its intention to designate the property at 510 Jarvis Street under Part IV, Section 29 of the Ontario Heritage Act as set out in City Council Decision Item PH24.12 on October 8 and 9, 2025.

2. City Council authorize the City Solicitor to introduce the Bill in City Council designating the property at 510 Jarvis Street under Part IV, Section 29 of the Ontario Heritage Act.

This report recommends that City Council affirm its decision of October 8 and 9, 2025 (Item PH24.12), stating its intention to designate the property at 510 Jarvis Street under Part IV, Section 29 of the Ontario Heritage Act (OHA). The City has received an objection to the Notice of Intention to Designate on behalf of the property owner within the statutory timeline.

The subject property at 510 Jarvis Street is located on the west side of Jarvis Street, in between Gloucester Street to the north and Cawthra Square to the south, in the Church-Wellesley neighbourhood. 510 Jarvis Street was constructed circa 1888 and designed in the Annex architectural style, which was popular in Toronto from the 1880s up to 1900 and combined design elements of the Romanesque and the Queen Anne styles. Together with the adjacent heritage properties on the block, 510 Jarvis Street contributes to maintaining and supporting the character of the Upper Jarvis neighbourhood and the Cawthra Square - Jarvis Street - Gloucester Street block frontage, which is comprised of a collection of 19th century house form buildings that reflect the evolution of Upper Jarvis from a subdivision of private homes located on a landscaped avenue to a high-density residential and institutional arterial corridor within downtown Toronto.

The property at 510 Jarvis Street was first recognized for its cultural heritage value when it was listed on the City's Heritage Register on June 20, 1973.

City Council has until February 8, 2026, 90 days from the date of the end of the objection period, to make a decision on this objection as per the timeline under the Act.

Staff have reviewed the objections raised on behalf of the owner and remain of the opinion that despite these objections, the property at 510 Jarvis Street meets Ontario Regulation 9/06, the criteria prescribed for municipal designation under Part IV, Section 29 of the Act under 4 of 9 criteria for its design/physical, and contextual values.

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, staff are of the opinion that the property should be designated. Designation enables City Council to review proposed alterations for the property, enforce heritage property standards and maintenance, and refuse demolition.

The Planning and Housing Committee recommends that:

1. City Council direct the Chief Planner and Executive Director, City Planning to reiterate the City’s request for the Minister of Municipal Affairs and Housing to approve Official Plan Amendment 804 under Section 26 of the Planning Act.

2. City Council direct the General Manager, Economic Development and Culture, in collaboration with the Chief Planner and Executive Director, City Planning, to engage industry, labour, business, institutional and government partners to develop a shared call to action to all levels of government to protect and preserve employment lands, increase productivity in employment areas, and grow manufacturing jobs in Toronto and Ontario.

Toronto is at a pivotal economic moment. Global trade uncertainty, protectionist policies, and supply chain disruptions are reshaping how and where goods are produced. At the same time, Mayor Chow’s Economic Action Plan calls for strengthening Toronto’s economic resilience, protecting good jobs, and supporting domestic production. Now more than ever, it is essential that employment lands are clearly understood and actively positioned as a foundation of the city’s long-term economic competitiveness.

The City’s Planning and Housing Committee will be considering four items at its January 22, 2026 meeting that reflect the growing pressure on Toronto’s employment lands. These are reports on applications that their respective applicants have appealed to the Ontario Land Tribunal, and they collectively raise fundamental questions about how and where employment uses can be sustained over the long term. While each item must be considered on its own merits, taken together they underscore the importance of acting within a narrowing window, and the broader challenge facing the city: balancing competing land-use demands while ensuring Toronto retains the space needed to support good jobs, domestic production, and economic resilience.

Employment lands must be more clearly understood for what they are: critical assets for jobs and the economy, not simply industrial real estate subject to redevelopment pressure. Toronto and the GTA cannot respond to protectionist trade policies, reduce reliance on vulnerable supply chains, and accelerate domestic production capacity without a stable and sufficient supply of employment land. Without a more coordinated narrative and approach, the region risks undermining one of its pillars of economic competitiveness.

Toronto’s employment lands consistently punch above their weight. While occupying less than 12% of Toronto’s land area, they support 25% of all jobs and 30% of business establishments across the city.

Employment lands are investment. They are also a major source of reinvestment, with industrial building permits in Toronto’s employment lands averaging over $63 million annually between 2021 and 2024, demonstrating sustained interest, confidence, and long-term commitment from employers.

Employment lands are jobs. Perhaps most critically, employment lands are home to 92% of Toronto’s manufacturing jobs. Jobs in manufacturing, distribution, and other goods producing sectors are widely recognized as accessible, living-wage opportunities—particularly for newcomers, equity-deserving communities, and others who are often excluded from more precarious labour markets. Toronto’s labour force is one of the most diverse in the world, representing communities from across the globe, a strong competitive advantage as we look to broaden trading partners and diversify supply chains.

Employment lands are businesses. They are home to small businesses, entrepreneurs and start-ups, and contribute to the ecosystems that support so many of our key industries and growth sectors, including food & beverage and film, both at risk through the applications under appeal and before our Committee.

But employment lands are vulnerable. The sectors most impacted by protectionist trade policies—primary export sectors including manufacturing, wholesale trade, and transportation and warehousing—are almost exclusively housed in employment lands, accounting for 77% of establishments and 81% of jobs in tariff-exposed sectors. With Toronto accounting for over half of Ontario’s GDP, prolonged uncertainty around employment land protection has impacts well beyond the city’s boundaries.

While the City continues to advance housing priorities and support business operations, losing stable, serviced, appropriately zoned land for good jobs does not make housing more affordable. Instead, it reduces accessible job opportunities and leads to inefficient land use patterns, increasing commute times and the cost of goods for consumers and businesses alike. Efforts to “reshore” these industries, expand domestic production of goods, and attract investment from non-US global partners cannot succeed without an adequate and certain employment land supply in the largest consumer market in Canada.

Protecting and preserving the limited and finite supply of employment lands therefore remains an urgent priority. Official Plan Amendment 804 is an important step in establishing a clearer, more predictable framework for where employment uses are protected and how these areas can evolve over time, helping to reduce uncertainty for employers and investors. At the same time, policy protection alone is not sufficient. A broader and more cohesive narrative is needed to ensure employment lands are investment-ready, support intensification and innovation, and remain resilient in the face of ongoing economic change.

The Etobicoke York Community Council recommends that:

1. City Council amend the Official Plan for the lands at 250 The East Mall substantially in accordance with the draft Official Plan Amendment attached as Attachment 5 to the report (December 18, 2025) from the Director, Community Planning, Etobicoke York District.

2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 250 The East Mall substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 6 to the report (December 18, 2025) from the Director, Community Planning, Etobicoke York District.

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

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

a. The child care facility will comprise a minimum interior space of 929 square metres located on the ground floor of Block 3;

b. A minimum of 349 square metres of outdoor space located adjacent to the indoor area;

c. The child care facility shall be designed, constructed and delivered in accordance with the Child Care Early Years Act, 2014 and the City of Toronto Child Care Design and Technical Guideline R1 (2016) and Child Care Development Guideline, 2021, including any amendments;

d. The completed child care facility will be conveyed to the City in first phase of the development; and

e. Prior to the issuance of the first above grade building permit for the first building on the lands, the owner shall provide to the City a letter of credit to secure the child care facility in an amount sufficient to guarantee 120 percent of the estimated cost of the design, construction and handover of the child care facility complying with the specifications and requirements of the In-kind Contribution Agreement, to the satisfaction of the General Manager, Children's Services, and the Chief Financial Officer.

5. City Council allow the owner to design, construct, commission, finish and convey to the City a community agency space facility to the satisfaction of the Executive Director, Social Development, Executive Director, Corporate Real Estate Management, and the Executive Director, Development Review as part of the development, as an in-kind contribution pursuant to subsection 37(6) of the Planning Act, in accordance with the following terms:

a. The Community Agency Space will be comprised of a minimum 465 square metres of gross floor area as measured from the interior walls, located on the ground floor of Block 8;

b. The completed Community Agency Space will be conveyed to the City in Phase 4 of the development;

c. The Community Agency Space shall be conveyed to the City prior to the earlier of any condominium registration for any part of the development on Block 8 and any residential occupancy of Block 8;

d. The Community Agency Space shall be conveyed to the City, in accordance with the City’s Community Space Tenancy Policy and finished to Base Building Condition, with the terms and specifications to be secured in the In-kind Contribution Agreement, to the satisfaction of the Executive Director, Social Development, the Executive Director, Development Review, the Executive Director, Corporate Real Estate Management, and the City Solicitor;

e. Where required, concurrent with or prior to, the conveyance of the Community Agency Space to the City, the owner and the City shall enter into, and register on title to the appropriate lands, an Easement and Cost Sharing Agreement at no cost to the City, that is in a form satisfactory to the City Solicitor; the Easement and Cost Sharing Agreement shall address and/or provide for the integrated support, use, operation, maintenance, repair, replacement and reconstruction of certain shared facilities, and the sharing of costs, in respect thereof, of portions of the subject lands to be owned by the City and the owner as they pertain to the Community Agency Space, all to the satisfaction of the Executive Director, Social Development, the Executive Director, Corporate Real Estate Management, and the City Solicitor; and

f. Prior to the issuance of the first above grade building permit for the building in which the community agency space is located, the owner shall provide to the City a letter of credit to secure the community agency space in an amount sufficient to guarantee 120 percent of the estimated cost of the design, construction, commissioning, finishing and handover of the community agency space complying with the specifications and requirements of the In-kind Contribution Agreement, to the satisfaction of the Executive Director, Social Development and the Chief Financial Officer and Treasurer.

6. City Council authorize the Executive Director, Development Review to enter into an Agreement pursuant to subsection 37(7.1) of the Planning Act (the "In-kind Contribution Agreement") to address the provision of the in-kind contribution identified in Recommendation 4 and 5 above to the satisfaction of the Executive Director, Development Review, and the City Solicitor, in consultation with the General Manager, Children's Services and the Executive Director, Social Development, with such agreement to be registered on title to the Site and such agreement shall be evidence of arrangements for the provision of the in-kind contribution that are satisfactory to City Council.

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

8. City Council approve that in accordance with Section 42 of the Planning Act, the owner shall convey to the City an on-site parkland dedication consisting of Park Block A (5,550 square metres), Park Block B (5,375 square metres), and Park Block C (3,389 square metres), to the satisfaction of the General Manager, Parks and Recreation, and the City Solicitor, and subject to the following:

a. Prior to the issuance of the first above grade permit for the second building in Phase 1 (being Block 1, Block 2 and Block 3), the owner shall convey Park Block A, having a minimum size of 5,550 square metres to the City, as generally shown in Diagram 3 of the draft Zoning By-law, to the satisfaction of the General Manager, Parks and Recreation, and the City Solicitor;

b. Prior to the issuance of the first above grade building permit for the second   building in Phase 3 (Block 5 and Block 6) and no later than three years after the issuance of the first above grade building permit for the first building in Phase 3 (Block 5 and Block 6), whichever comes first, the owner shall convey Park Block B having a minimum size of 5,375 square metres to the City, as generally shown on Diagram 3 of the draft Zoning By-law, to the satisfaction of the General Manager, Parks and Recreation, and the City Solicitor; and

c. Prior to the issuance of the first above grade permit for the second building in Phase 4 (Being Block 7, Block 8 and Block 9), the owner shall convey a portion of Park Block C having a minimum size of 3,389 square metres to the City, as generally shown on Diagram 3 of the draft Zoning By-law, to the satisfaction of the General Manager, Parks and Recreation, and the City Solicitor.

9. City Council require the owner to post Financial Security in the amount of the value of the parkland owed for each building where no parkland is being conveyed or has not yet been conveyed, as appraised by the Executive Director, Corporate and Real Estate Management in the form of a Letter of Credit and such security shall not be released until the parkland is conveyed to the City in a manner satisfactory to the General Manager, Parks and Recreation; the Financial Security shall be paid in a form satisfactory to the City, and from the date the Financial Security is first paid to the City to such time as the parkland is conveyed to the City, be indexed annually in accordance with the appropriate Statistics Canada index to the satisfaction of the General Manager, Parks and Recreation, in accordance with the following terms:

a. Prior to the issuance of any above grade building permit(s) for Phase 1 (being Block 1, Block 2 and Block 3), including any conditional above-grade building permits, the owner shall post Financial Security in the amount of the value of the parkland owed for the first building in Phase 1 and such security shall not be released until Park Block A is conveyed in Phase 1 to the City in a manner satisfactory to the General Manager, Parks and Recreation;

b. Prior to the issuance of any above grade building permit(s) for Phase 2 (being Block 4), including any conditional above-grade building permits, the owner shall post Financial Security in the remaining amount of the value of the parkland owed for Phase 2 that was not captured as part of the Park Block A conveyance and such security shall not be released until Park Block B is conveyed in Phase 3 to the City in a manner satisfactory to the General Manager, Parks and Recreation;

c. Prior to the issuance of any above grade building permit(s) for Phase 3 (being Block 5 and Block 6), including any conditional above-grade building permits, the owner shall post Financial Security in the amount of the value of the parkland owed for the first building in Phase 3 and such security shall not be released until Park Block B is conveyed in Phase 3 to the City in a manner satisfactory to the General Manager, Parks and Recreation; and

d. Prior to the issuance of any above grade building permit(s) for Phase 4 (being Block 7, Block 8 and Block 9), including any conditional above-grade building permits, the owner shall post Financial Security in the amount of  the value of the parkland owed for the first building in Phase 4 and such security shall not be released until Park Block C is conveyed in Phase 4 to the City in a manner satisfactory to the General Manager, Parks and Recreation.

10. City Council approve the acceptance of on-site parkland dedications, subject to the owner transferring the parklands to the City free and clear, above and below grade, of all easements, encumbrances, and encroachments, in an acceptable environmental condition; the owner may propose the exception of encumbrances of tiebacks, where such an encumbrance is deemed acceptable by the General Manager, Park & Recreation, in consultation with the City Solicitor; and such an encumbrance will be subject to the payment of compensation to the City, in an amount as determined by the General Manager, Parks and Recreation and the Executive Director, Corporate Real Estate Management.

11. City Council require that prior to the registration of the Plan of Subdivision for any part of the lands and no later than the first building permit on the lands being issued, that the owner shall register a Section 118 Restriction, pursuant to the Land Titles Act against title to Park Block A, Park Block B and Park Block C to be conveyed to the City, that prohibits the transfer or charge of the park blocks without the prior written consent of the General Manager, Parks and Recreation, and with the registration of the Section 118 Restriction pursuant to the Land Titles Act to the satisfaction of the City Solicitor.

12. City Council approve a development charge credit against the Parks and Recreation component of the Development Charges for the design and construction by the owner, if the owner elects to design and construct the Above Base Park Improvements, to the satisfaction of the General Manager, Parks and Recreation. The development charge credit shall be in an amount that is the lesser of the cost to the owner of designing and constructing the Above Base Park Improvements, as approved by the General Manager, Parks and Recreation, and the Parks and Recreation component of development charges payable for the development in accordance with the City's Development Charges By-law, as may be amended from time to time.

13. City Council request the General Manager, Transportation Services, in consultation with the Executive Director, Corporate and Real Estate Management, the Executive Director, Development Review and the Director, Engineering Review, to review the proposed conveyance of new public roads which may encroach with below-grade connections to a proposed below-grade parking structure in each block that forms part of the development at 250 The East Mall and take the following steps:

a. Assess potentially acceptable terms and conditions for the potential conveyance of the new public roads, including requirements that each tunnel be constructed and maintained to an appropriate standard in accordance with City requirements and adhere to standard City terms around similar encroachments onto City highways and/or City property; and

b. Report back to Etobicoke York Community Council prior to approval of the Draft Plan of Subdivision with the assessment of the proposed conveyance and the terms and conditions staff have identified for the potential tunnel encroachments.

The Etobicoke York Community Council held a statutory public meeting on January 6, 2026 and notice was given in accordance with the Planning Act.

This report recommends approval of an application to amend the Official Plan and Zoning By-law to permit a multi-phased, mixed-use development at 250 The East Mall (currently occupied by Cloverdale Mall). Phasing of the development would allow for the continuous operation of portions of the mall, including the grocery store, during construction. Key elements of the proposal are listed below.

- A total of 9 development blocks with 10 tall buildings ranging in height from 25 to 41 storeys (84.6 metres to 135.4 metres), 5 mid-rise buildings ranging in height from 6 to 12 storeys (23.6 metres to 43.5 metres), and a total of approximately 5,536 residential units in 4 phases of development.

- A child care facility with a minimum interior space of 929 square metres, and an associated outdoor play area of 349 square metres, to be built, furnished and conveyed to the City in Phase 1 of the development, to be secured as an in-kind community benefit.

- A community agency space with a minimum size of 465 square metres located on the ground floor of Block 8, to be built and conveyed to the City in Phase 4.

- Two new public parks that are comprised of 3 park blocks, with approximate areas of 5,550 square metres for Park 1 (Park Block A) and 8,764 square metres for Park 2 consisting of 5,375 square metres for Park Block B and 3,389 square metres  for Park Block C. Park Block A would be conveyed to the City in Phase 1 of the development, Park Block B would be conveyed in Phase 3, and Park Block C would be conveyed in Phase 4.

- The parks would be complemented by additional public realm elements including 2 privately owned publicly-accessible open spaces (POPS) within the northern and southeastern portions of the site, and 2 pedestrian mid-block connections from Dundas Street West to the Retail Main Square in Block 7 and to Street A.

- Three new pedestrian-oriented streets - Public Street A, Public Street B, and Public Street C (Retail Main Street), with Street A connecting the site with the East Mall on the east and Dundas Street West on the south, Street B connecting different parts of Street A, and Street C connecting Street A with The East Mall Crescent on the east.  Integrated bike lanes are planned within Street A, and Street C would focus on retail.

- Connections to the existing and future regional transit network including Highway 427 adjacent to the site on the west, providing important north-south connections to Highway 401 and The Gardiner Expressway.

- Phase 1 of the development would consist of Blocks 1, 2, and 3, and Streets A1 and B1 (as generally shown on Diagram 3 of the draft Zoning By-law) to provide servicing, frontage and access to the development blocks.

- Phase 2 would consist of Block 4 and Street B2 (as generally shown on Diagram 3 of the draft Zoning By-law) to provide access and servicing for Block 4.

- Phase 3 would consist of Blocks 5 and 6, Street A (Street A2) and Street B (Street B3), and Street C (as generally shown on Diagram 3 of the draft Zoning By-law) to provide frontage, servicing and access to the development blocks.

- Phase 4 would consist of Blocks 7, 8, and 9 which are serviced from Street C (as generally shown on Diagram 3 of the draft Zoning By-law).

- The proposed phasing of the development would allow for the continuous operation of portions of the mall (including the grocery store) during construction.

A Draft Plan of Subdivision application has been submitted to create the necessary development blocks, park blocks, streets and open spaces to support the proposed development and secure the proposed phasing plan.

The Etobicoke York Community Council recommends that:

1. City Council amend the Official Plan for the lands municipally known as 829 The Queensway substantially in accordance with the draft Official Plan Amendment included as Attachment 5 to the report (December 18, 2025) from the Director, Community Planning, Etobicoke York District.

2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 829 The Queensway substantially in accordance with the draft Zoning By-law Amendment included as Attachment 6 to the report (December 18, 2025) from the Director, Community Planning, Etobicoke York District.

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

4. City Council direct the City Solicitor to withhold the necessary Bills for enactment until such time as the Ontario Land Tribunal appeal of Official Plan Amendment 778 (identified as Appeal No. 1 in the Ontario Land Tribunal decision dated July 31, 2025, OLT-25-000221) has been withdrawn or fully resolved.

5. City Council classify the lands municipally known as 829 The Queensway, as a Class 4 Noise Area pursuant to Publication NPC-300 (Ministry of Environment and Climate Change Environmental Noise Guideline – Stationary and Transportation Sources - Approval and Planning).

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

The Etobicoke York Community Council held a statutory public meeting on January 6, 2026 and notice was given in accordance with the Planning Act.

This Report recommends approval of an application to amend the Official Plan and Zoning By-law to allow for a 15-storey (52-metre, including mechanical penthouse and enclosed rooftop amenity space) mixed-use building with approximately 332 dwelling units, and a minimum non-residential gross floor area of 590 square metres at 829 The Queensway.

Amendments to the Official Plan include removing the rear portion of site from the Employment Areas overlay and to bring entire site into the Avenues overlay (Map 2 - Urban Structure). The application also proposes to redesignate the rear portion of the site from General Employment Areas to Mixed Use Areas (Map 15 - Land Use).

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

The Etobicoke York Community Council recommends that:

1. City Council authorize the General Manager, Parks and Recreation to execute an agreement with Hydro One Networks Inc. to outline the roles and responsibilities of the parties relating to the construction and maintenance of the Etobicoke Greenway Trail located within the Hydro One Corridor, on terms and conditions acceptable to the General Manager and in a form satisfactory to the City Solicitor.

2. City Council authorize the General Manager, Parks and Recreation, to accept a one-time contribution of approximately $1.5 million from Hydro One Networks Inc. for maintenance costs required for the constructed Etobicoke Greenway Trail from the time of completion of the trail to approximately December 31, 2031.

This report seeks authority for the City of Toronto to enter into an agreement with Hydro One Network Inc. (“HONI”) to secure the City’s commitment to maintain a four-kilometre multi-use trail to be constructed by HONI at its sole expense within the Hydro One corridor. HONI will be responsible for the design and construction of the Etobicoke Greenway Trail, with completion anticipated by late 2027. Upon completion, the City of Toronto will be responsible for the maintenance of this trail starting on approximately December 1, 2027. Hydro One will contribute funds towards the maintenance costs for four-years, until approximately December 31, 2031.

To commence the design of this trail in a timely manner, an agreement is required to articulate the roles and responsibilities of HONI and the City of Toronto, along with the commitment and transfer of funding for and following the project. An amendment to the Master Licence of Land for Public Recreational Purposes with the City dated October 26, 2010 (the “HONI Master Licence Agreement”) to add this trail to the list of HONI-owned properties which the City is responsible for maintaining under the Agreement, will subsequently be executed through Corporate Real Estate Management division.

The Etobicoke York Community Council recommends that:

1. City Council deny the application for the proposed Clothing Drop Box Location permit at 2799 Weston Road.

The purpose of this staff report is to report on the refusal to issue a permit by Municipal Licensing & Standards in the matter of an application for a Clothing Drop Box Location permit at 2799 Weston Road.

The Etobicoke York Community Council recommends that:

1. City Council assume the municipal services relating to Plan of Subdivision 66M-2564.

2. City Council authorize the Director, Engineering Review, Development Review, to release the performance guarantee held with respect to the municipal services in accordance with the Subdivision Agreement, dated October 30, 2018, between 4208 Dundas Development GP Inc and the City of Toronto.

3. City Council authorize and direct the City Solicitor to prepare an assumption By-law to assume the public highway within Plan of Subdivision 66M-2564 and to bring it forward for enactment.

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

5. City Council authorize the appropriate City Officials to transfer ownership of the street lighting system constructed within Plan of Subdivision 66M-2564 to Toronto Hydro Energy Services Inc.

This report recommends City assumption of the municipal services installed under the terms of the Subdivision Agreement, dated October 30, 2018, between 4208 Dundas Development GP Inc. and the City of Toronto relating to registered Plan of Subdivision 66M-2564.

The Etobicoke York Community Council recommends that:

1. City Council assume the municipal services relating to Plan of Subdivision 66M-2552, subject to the approval of the companion report titled 'Parking and Traffic Regulations – Kipling Grove Court and Chimney Swift Court'.

2. City Council authorize the Director, Engineering Review, Development Review, to release the performance guarantee held with respect to the municipal services in accordance with the Subdivision Agreement, dated August 22, 2018, between Minto 19 Glen Agar Inc. and the City of Toronto.

3. City Council authorize and direct the City Solicitor to prepare an assumption By-law to assume the public highways within Plan of Subdivision 66M-2552 and to bring it forward for enactment.

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

5. City Council authorize the appropriate City Officials to transfer ownership of the street lighting system constructed within Plan of Subdivision 66M-2552 to Toronto Hydro Energy Services Inc.

This report recommends City assumption of the municipal services installed under the terms of the Subdivision Agreement, dated August 22, 2018, between Minto 19 Glen Agar Inc.  and the City of Toronto relating to registered Plan of Subdivision 66M-2552.

The Transportation Review Unit of the Development Review Division has prepared a companion report titled 'Parking and Traffic Regulations – Kipling Grove Court and Chimney Swift Court' requesting approval for the enactment of by-laws to implement the approved parking and traffic regulations on Kipling Grove Court and Chimney Swift Court. The assumption of services is contingent upon City Council’s approval of the above-noted report and associated by-laws.

North York Community Council recommends that:

1. City Council exempt the implementation of permit parking on Rawlinson Avenue, between Eglinton Avenue East and Broadway Avenue, from the requirements of subsection 925-4B of City of Toronto Municipal Code Chapter 925, Permit Parking, until such time as North York Community Council considers a request for implementation of permit parking at that location.

My office received strong support from residents of Rawlinson Avenue, between Eglinton Avenue and Broadway Avenue, for the implementation of on-street permit parking.

Subsection 925-4B of the Toronto Municipal Code Chapter 925, Permit Parking, provides that:

Where permit parking is not currently available and where a petition requesting permit parking signed by the residents of a minimum of 25 percent  of the total number of residential premises having a residential address on the street or the flank of the street is submitted to the General Manager, a poll shall be conducted in accordance with Chapter 190, Polling and Notification, to determine if the residents wish to have permit parking on their road or area, as the case may be. In the event of a positive polling result, the General Manager shall report such result to the appropriate community council, which community council under delegated authority, shall be authorized to pass any necessary by-laws to implement permit parking on the road or area. In the event of a negative result, permit parking shall not be extended to the road or area, and no further permit parking poll shall be conducted for a period of two years.

As it stands, City Clerk’s staff have advised that polling is being paused, due to the ongoing labour disruption at Canada Post.

On both blocks of Rawlinson Avenue between Eglinton Avenue and Broadway Avenue, a resident petition showed support from more than 60 percent of the addresses for implementation of the permit parking program.

Given these special circumstances, I am seeking an exemption from the requirements of subsection 925-4B of City of Toronto Municipal Code Chapter 925, Permit Parking. My office will distribute a letter to impacted residents to inform them of this motion.

North York Community Council recommends that:

1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 11 Greenbriar Road substantially in accordance with the draft Zoning By-law Amendment included as Attachment 5 to the report (December 17, 2025) from the Director, Community Planning, North York District.

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

3. City Council require the owner to provide a Tenant Assistance Plan for tenants of the 1 existing rental dwelling unit proposed to be demolished to the satisfaction of the Chief Planner and Executive Director, City Planning.

4. City Council direct that before introducing the necessary Bills to City Council for enactment, the applicant be required to:

a. Provide a lawyer’s undertaking to the City, to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning, securing the implementation of the Tenant Assistance Plan required by Recommendation 3 above.

b. Provide updated Vehicle Maneuvering Diagrams demonstrating ingress and egress for each stacked space to the satisfaction of Transportation Review.

The North York Community Council held a statutory public meeting on January 6, 2026, and notice was given in accordance with the Planning Act, RSO 1990.

This Report recommends approval of the application for a Zoning By-law Amendment to permit a three-storey residential building. The proposal includes one-level of underground parking, accessed from Dervock Crecent, with 24 vehicle parking spaces, including 3 visitor parking spaces and 22 bicycle parking spaces.

North York Community Council recommends that:

1. City Council enact a Part Lot Control Exemption By-law for the lands municipally known as 28-32 Evergreen Gardens substantially in accordance with the draft Part Lot Control Exemption By-law included as Attachment 5 to the report (December 18, 2025) from the Director, Community Planning, North York District, and as generally illustrated on the Part Lot Control Plan on Attachment 3 to the report (December 18, 2025) from the Director, Community Planning, North York District, to be prepared to the satisfaction of the City Solicitor and to expire two (2) years following enactment by City Council.

2. Prior to the introduction of the Part Lot Control Exemption By-law, City Council require the owner to:

a. provide proof of payment of all current property taxes for the subject lands to the satisfaction of the City Solicitor; and

b. register, to the satisfaction of the City Solicitor, a Section 118 Restriction under the Land Titles Act agreeing not to transfer or charge any part of the subject lands described in Schedule “A” to the report (December 18, 2025) from the Director, Community Planning, North York District, without prior written consent of the Executive Director, Development Review or their designate to the satisfaction of the City Solicitor.

3. City Council authorize the City Solicitor to take the necessary steps to release the Section 118 Restriction from all or any portion of the lands in the City Solicitor's sole discretion after consulting with the Executive Director, Development Review at such time as confirmation is received that a plan of condominium has been registered or upon expiry or repeal of the Part Lot Control Exemption By-law.

4. City Council authorize and direct the City Solicitor to register the Part Lot Control Exemption By-law on title.

5. City Council authorize the City Solicitor to repeal or amend the Part Lot Control Exemption By-law to delete part of the lands described in the by-law, if the City Solicitor determines, in their sole discretion after consulting with the Executive Director, Development Review, that it is necessary prior to releasing or partially releasing the 118 Restriction from title.

6. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Part Lot Control Exemption By-law as may be required.

This Report recommends approval of the application to exempt the lands from the Part Lot Control provisions of the Planning Act for the lands municipally known as 28-32 Evergreen Gardens to permit the creation of conveyable lots for five townhouse units.

This application will facilitate the creation of five Parcels of Tied Land (POTLs) for the proposed townhouse units (Parts 2-6), and also Part 1 for a road conveyance to widen the Bayview Avenue right-of-way and Part 7 for a shared swale which extends along the entire width at the rear of the property as shown on Attachment 3.

A related Common Elements Condominium application (File No. 25 115684 NNY 15 CD) has been submitted to create a common element condominium corporation for the shared swale which extends along the entire width at the rear of the property referenced as Part 7 on Attachment 3.

The proposed development is consistent with the Provincial Planning Statement (2024) and conforms to the Official Plan. The lifting of Part Lot Control is appropriate for the orderly development of these lands.

North York Community Council recommends that:

1. City Council classify the lands municipally known as 849 Eglinton Avenue East as a Class 4 Noise Area pursuant to Publication NPC-300 (Ministry of Environment and Climate Change Environmental Noise Guideline - Stationary and Transportation Sources - Approval and Planning) shown as Attachment 1 to the report (December 15, 2025) from the Director Community Planning, North York District.

2. City Council direct the Executive Director, Development Review, or designate, to provide a copy of the City Council Decision Document to the Ministry of Environment Conservation and Parks (MECP).

This report recommends that City Council classify the development at 849 Eglinton Avenue East as a Class 4 Area under relevant provincial noise guidelines administered by the Ministry of Environment and Climate Change (MOECC).

A Class 4 Area classification allows for higher daytime and nighttime sound level limits than would otherwise be permitted in relation to a noise sensitive land use such as residential dwellings and associated outdoor living areas. The impact of such higher levels is mitigated by specified noise control measures.

An Environmental Noise Analysis prepared in support of the development with the lands at 849 Eglinton Avenue East confirm that the development can be appropriately considered for a Class 4 Area classification.

A Class 4 Area classification endorsed by City Council resolution would allow for existing industrial, manufacturing and transit operations close to the subject site, to use this noise classification and sound level limits in applications for required provincial approvals including operating certificates.

North York Community Council recommends that:  

1. City Council assume the municipal services relating to Plan of Survey 66R-34936, shown in Attachment 1 to the report (December 18, 2025) from the Acting Director, Engineering Review, Development Review.

2. City Council authorize the Acting Director, Engineering Review, Development Review, to release the performance guarantee held with respect to the municipal services in accordance with the Section 37 Agreement, dated May 17, 2013 between Residences at Atria Inc., and the City of Toronto.

3. City Council authorize and direct the City Solicitor to prepare an assumption By-law to assume the public highway within Plan of Survey 66R-34936 and to bring it forward for enactment.

4. City Council authorize the appropriate City Officials to transfer ownership of the street lighting system constructed within Plan of Survey 66R-34936 to Toronto Hydro Energy Services Inc.

This report recommends City assumption of the municipal services installed under the terms of the Section 37 Agreement, dated May 17, 2013, between Residences at Atria Inc. and the City of Toronto relating to Plan of Survey 66R-26337. Plan of Survey 66R-26337 was revised to divide Part 10 into two separate Parts (Part 1 and Part 2). As a result, Plan of Survey 66R-26337 was revised to Plan of Survey 66R-34936.

North York Community Council recommends that:

1. City Council approve Dr. Blair Bigham as the 2026 Agnes Macphail Award recipient.

The Agnes Macphail Award was established by the Borough of East York to annually recognize an outstanding volunteer who upheld the values and causes of Agnes Macphail and who lives within the boundaries of the former borough.

The Agnes Macphail Recognition Committee met, as established in the Toronto City Council approved selection process, on January 5, 2026 to review the nominations received and to select this year's award recipient. The Committee selected Dr. Blair Bigham as their 2026 Agnes Macphail Award recipient.

The Scarborough Community Council recommends that:

1. City Council amend City of Toronto Zoning By-law 569-2013, as amended for the lands municipally known as 1212-1238 Kingston Road substantially in accordance with the draft Zoning By-law Amendment included as Attachment 7 to the report (December 19, 2025) from the Director, Community Planning, Scarborough District.

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

3. City Council allow the owner to provide a public art installation at the northeast corner of Kingston Road and Fallingbrook Road, to the satisfaction of the Executive Director, Development Review, as an in-kind contribution pursuant to subsection 37(6) of the Planning Act.

4. City Council attribute a value to the in-kind contribution set out in Recommendation 3 above, equal to 100 per cent of 4 percent of the value of the land (net of any exclusions or exemptions authorized under the Community Benefits Charge By-law), as determined the day before the day the first building permit is issued in respect of the development.

5. City Council authorize the Executive Director, Development Review to enter into an Agreement pursuant to subsection 37(7.1) of the Planning Act (the "In-kind Contribution Agreement") to address the provision of the in-kind contribution identified in Recommendation 3 above to the satisfaction of the Executive Director, Development Review, and the City Solicitor.

6. City Council request the General Manager, Transportation Services to exclude the development to be located at 1212-1238 Kingston Road from on-street permit parking if on-street parking is implemented on the following streets in the future, Briar Dale Boulevard, Fallingbrook Road, and Anndale Road, and make any required amendments to Schedule B of Chapter 925, Permit Parking, of the City of Toronto Municipal Code.

The Scarborough Community Council held a statutory public meeting on January 13, 2026 and notice was given in accordance with the Planning Act.

This Report recommends approval of the application to amend the Zoning By-law for the site municipally known as 1212 to 1238 Kingston Road to permit the redevelopment of the subject lands with a 10 storey mixed use building, comprised of a total of 13,276 square metres of gross floor area. A total of 200 residential units are proposed, including 10 rental replacement units. A total 596 square metres of commercial gross floor area is proposed on the ground floor and 101 vehicular parking spaces are proposed to be provided in two levels of underground parking. Access to the underground garage is proposed from one driveway to the rear of the site off Fallingbrook Road.

The proposed development is consistent with the Provincial Planning Statement (2024). The proposed development also conforms to the City's Official Plan. It would provide housing options in a mid-rise form, intensifying an underutilized site along Kingston Road consistent with the emerging context. It also replaces the majority of the existing commercial space on site, providing local services for existing and new residents.

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

The Scarborough Community Council recommends that:

1. City Council approve the Rental Housing Demolition application File Number 24 243143 ESC 20 RH in accordance with Chapter 667 of the Toronto Municipal Code and pursuant to Section 111 of the City of Toronto Act, 2006 to permit the demolition of 10 existing rental dwelling units located at 1222 Kingston Road, subject to the following conditions:

a. The owner shall provide and maintain 10 replacement rental dwelling units on the subject site for a period of at least 20 years beginning from the date that each replacement rental dwelling unit is first occupied and, during which time, no application may be submitted to the City for condominium registration, or for any other conversion to a non-rental housing purpose, or for demolition without providing for replacement;

b. The replacement rental dwelling units required by Recommendation 1.a. above shall collectively have a total gross floor area of at least 693 square metres and be comprised of 1 studio unit, 4 one-bedroom units, and 5 two-bedroom units, as generally illustrated in the plans submitted to the City Planning Division dated September 24, 2025. Any revision to these plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning;

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

d. The owner shall provide a Tenant Assistance Plan for tenants of the 10 existing rental dwelling units proposed to be demolished to the satisfaction of the Chief Planner and Executive Director, City Planning;

e. The owner shall provide tenants of all 10 replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed 10 storey building at no extra charge. Access to, and use of, these amenities shall be on the same terms and conditions as any other resident of the building without the need to pre-book or pay a fee, unless specifically required as a customary practice for private bookings;

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

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

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

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

2. City Council authorize the Chief Planner and Executive Director, City Planning, to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006 for the demolition of the 10 existing rental dwelling units located 1222 Kingston Road after all the following have occurred:

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

b. The Zoning By-law Amendments for application 24 214095 ESC 20 OZ have come into full force and effect;

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

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

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

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

4. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Residential Demolition Permit under Section 33 of the Planning Act and Chapter 363 of the Toronto Municipal Code for 1222 Kingston Road after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 2 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to section 6.2 of Chapter 363, on condition that:

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

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

c. The owner erects the proposed building on the site no later than three (3) years from the date that the demolition of the existing rental dwelling units commences, subject to the timeframe being extended at the discretion of the Chief Planner and Executive Director, City Planning; and

d. Should the owner fail to complete the proposed building within the time specified in Recommendation 4.c. above, the City Clerk shall be entitled to enter on the collector’s roll, as with municipal property taxes, an amount equal to the sum of twenty thousand dollars ($20,000.00) per dwelling unit for which a demolition permit is issued, and that such amount shall, until payment, be a lien or charge upon the land for which the Residential Demolition Permit is issued.

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

The Scarborough Community Council held a statutory public meeting on January 13, 2026 and notice was given in accordance with the City of Toronto Act.

This report recommends approval of a Rental Housing Demolition application which proposes to demolish 10 rental dwelling units located in a two-storey building at 1212-1238 Kingston Road. The 10 rental units have a municipal address of 1222 Kingston Road, and are proposed to be replaced as part of the new development on the site. The proposal includes a Tenant Assistance Plan that addresses the right of existing tenants to return to replacement rental units at similar rents and provides financial compensation to mitigate hardship.

The proposed development on the site at 1212-1238 Kingston Road is the subject of a related Zoning By-law Amendment application (24 214095 ESC 20 OZ). The proposed development would permit an 10-storey residential building with 200 dwelling units, including 10 replacement rental units. An approval report for the Zoning By-law Amendment application has been advanced concurrently with this Rental Housing Demolition application approval report.

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

The Scarborough Community Council recommends that:

1. City Council amend Zoning By-law 569-2013 for the lands at 20, 40, 50, 70, 80 and 100 Cowdray Court substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 6 to the report (December 18, 2025) from the Director, Community Planning, Scarborough District.

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

3. City Council direct the Director, Real Estate Services to enter into a Land Exchange Agreement with the Owner on terms satisfactory to the Director, Real Estate Services in a form satisfactory to the City Solicitor.

4. City Council direct that all steps necessary to comply with the City’s real estate disposal process, as set out in Article 1, Chapter 213 of the City of Toronto Municipal Code, Real Property, be taken to implement Recommendation 3 above.

5. City Council approve that in accordance with Section 51 of the Planning Act as a component of the Registration of Plan of Subdivision, the Owner shall convey to the City, an on-site parkland dedication, having a minimum size of 6,224 square metres, to the satisfaction of the Executive Director, Development Review and the City Solicitor.

6. City Council approve the acceptance of on-site parkland dedication, subject to the Owner transferring the parkland to the City free and clear, above and below grade, of all easements, encumbrances, and encroachments, in an acceptable environmental condition; the owner may propose the exception of encumbrances of tiebacks, where such encumbrance is deemed acceptable by the Executive Director, Development Review, in consultation with the City Solicitor, and such an encumbrance will be subject to the payment of compensation to the City, in an amount as determined by the Executive Director, Development Review, and the Executive Director, Corporate Real Estate Management.

7. City Council approve a development charge credit against the Parks and Recreation component of the Development Charges for the design and construction by the owner of the Above Base Park Improvements to the satisfaction of the General Manager, Parks and Recreation (P and R). The development charge credit shall be in an amount that is the lesser of the cost to the owner of designing and constructing the Above Base Park Improvements, as approved by the General Manager, P and R, and the Parks and Recreation component of development charges payable for the development in accordance with the City’s Development Charges By-law, as may be amended from time to time.

8. City Council direct the Owner to convey the 4,695 square metres identified as Block 10 in the Draft Plan of Subdivision, free and clear, above and below grade all physical obstructions and easements, encumbrances and encroachments, including surface and subsurface easements as a condition of approval of the Draft Plan of Subdivision, to the satisfaction of the Executive Director of Environment, Climate and Forestry. 

9. City Council direct the owner to fulfill all environmental obligations and associated terms and improvements, including, but not limited to implementation of the Ecological Management and/or Stewardship Plans and associated plantings of Block 10 pursuant to conditions of approval of the Draft Plan of Subdivision, to the satisfaction of the Executive Director of Environment, Climate and Forestry. 

10. City Council direct the Executive Director, Development Review, in consultation with the local Ward Councillor and the City Solicitor to continue to work with the applicant to bring forward an in-kind community benefit offer, pursuant to 37(6) of the Planning Act, for the provision of new affordable rental housing and/or community service facilities, and to report back to City Council if an offer is made. 

11. In accordance with the delegated approval under Section 415-16 of the Toronto Municipal Code, as amended, City Council be advised that the Executive Director, Development Review intends to approve the Draft Plan of Subdivision as generally illustrated in Attachment 14  to the report (December 18, 2025) from the Director, Community Planning, Scarborough District. subject to:

a. draft approval conditions which must be fulfilled prior final approval and the release of the Plan of Subdivision for registration; and

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

12. Council direct the Owner to enter into a financially secured Agreement(s) to relocate all City infrastructure, to the satisfaction of the General Manager, Toronto Water and the Director, Engineering Review, Development Review Division.

The Scarborough Community Council held a statutory public meeting on January 13, 2026 and notice was given in accordance with the Planning Act.

This report reviews and recommends approval of the application to amend the Zoning By-law 569-2013 to permit the redevelopment of lands located at 20, 40, 50, 70, 80 and 100 Cowdray Court. The proposal would result in 2,157 dwelling units in multiple tall buildings ranging in height from 23 to 41 storeys, and 2,238 square metres of retail space (1.4% of total floor area). The proposed total gross floor area of 167,390 square metres represents a density of approximately 5.2 times the lot area.

The subject lands currently contain 4 commercial buildings and are approximately 6.6 hectares in size. The subject lands are located within the Agincourt Secondary Plan and subject to Site and Area Specific Policy 4 (SASP 4) which implements the Mixed Use Areas designation on the subject lands and provides for development criteria to guide their redevelopment. In addition to the development permissions set out above, the proposal will expand the existing Collingwood Park and reserves lands to facilitate the construction of a new, north-south road that will eventually be part of a connection between Village Green Square to Sheppard Avenue East.

The proposed development is consistent with the Provincial Planning Statement (2024) (PPS). The proposed development also conforms to the City's Official Plan and delivers key city building priorities, including a mixture of housing units, non-residential uses, parkland and the realization of a road network that will improve connections and expand the existing local transportation network.

This report reviews and recommends approval of the application to amend the Zoning By-law. It also seeks the necessary authorization to enter into appropriate agreements with the Owner to facilitate land exchanges to realign Cowdray Court and create more rational development blocks fronting the new north-south connection. Finally, this report advises that the Executive Director, Development Review, acting under delegated authority, intends to approve the Draft Plan of Subdivision necessary to advance the comprehensive redevelopment of the subject lands.

The Scarborough Community Council recommends that:

1. City Council direct the City Solicitor and appropriate City Staff to attend at the Ontario Land Tribunal in opposition to the Official Plan and Zoning By-law Amendment applications, in their current form, for the lands municipally known as 2912 to 2926 Sheppard Avenue East.

2. City Council direct the City Solicitor and appropriate City Staff to continue discussions with the applicant in an attempt to resolve outstanding issues.

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

The Scarborough Community Council held a statutory public meeting on January 13, 2026 and notice was given in accordance with the Planning Act.

On June 23, 2025, Official Plan and Zoning By-law Amendment applications were submitted to the City for a 50 storey mixed-use building at 2912 to 2926 Sheppard Avenue East. The proposed building would have a total gross floor area (GFA) of approximately 43,370 square metres, consisting of 590 residential dwelling units and 280 square metres of non-residential space.

On October 23, 2025, the applicant appealed the Official Plan and Zoning By-law Amendment applications to the Ontario Land Tribunal (OLT) due to City Council’s failure to make a decision within the time frame provided by the Planning Act.

This Report recommends that the City Solicitor, along with the appropriate City Staff, attend the OLT hearing to oppose the applications in their current form, and to continue discussions with the applicant to resolve outstanding issues.

The Scarborough Community Council recommends that:

1. City Council assume the municipal services relating to Plan of Subdivision 66M-2536.

2. City Council authorize the Acting Director, Engineering Review, to release the performance guarantee held with respect to the municipal services in accordance with the Subdivision Agreement, dated September 24, 2015, between Laurier Homes (Keeler) Incorprated and the City of Toronto.

3. City Council authorize and direct the City Solicitor to prepare an assumption By-law to assume the public highway within Plan of Subdivision 66M-2536 and to bring it forward for enactment.

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

5. City Council authorize the appropriate City Officials to transfer ownership of the street lighting system constructed within Plan of Subdivision 66M-2536 to Toronto Hydro Energy Services Incorporated.

This report recommends City assumption of the municipal services installed under the terms of the Subdivision Agreement, dated September 24, 2015, between Laurier Homes (Keeler) Incorporated and the City of Toronto relating to registered Plan of Subdivision 66M-2536.

The Scarborough Community Council recommends that:

1. City Council authorize the installation of traffic control signals at the intersection of Kingston Road and Kildonan Drive/Eastwood Avenue.

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

Transportation Services is requesting approval to install traffic control signals at the intersection of Kingston Road and Kildonan Drive/Eastwood Avenue.  The traffic control signals will provide enhanced safety for all road users and is justified based on the assessment undertaken.

The Scarborough Community Council recommends that:

1. City Council prohibit westbound left-turns at all times on McNicoll Avenue at the driveway access to 1883 McNicoll Avenue located on the south side of McNicoll Avenue, approximately 75 metres west of Kennedy Road.

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

Transportation Services is requesting approval to prohibit westbound left turns at all times at the intersection of McNicoll Avenue and the private driveway to 1883 McNicoll Avenue, approximately 75 metres west of Kennedy Road.

The proposed prohibition of westbound left turns will enhance westbound traffic flow, reduce potential congestions, and improve safety for all road users in the area.  Displaced left turns to the driveway can be accommodated at the property's adjacent driveway, located approximately 100 metres further west. 

The Toronto and East York Community Council recommends that:

1. City Council amend the Official Plan for the lands municipally known as 409 Huron Street substantially in accordance with the draft Official Plan Amendment included as Attachment 5 to the report (December 18, 2025) from the Director, Community Planning, Toronto and East York District.

2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 409 Huron Street substantially in accordance with the draft Zoning By-law Amendment included as Revised Attachment 6 to the report (December 18, 2025) from the Director, Community Planning, Toronto and East York District, as amended by adding retail use permissions at grade.

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

4. City Council request the General Manager, Transportation Services to review and report back on the feasibility of amending Schedule B of the City of Toronto Municipal Code Chapter 925, Permit Parking, to exclude the development located at 409 Huron Street from Permit Parking.

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

a. outdoor seating, to be located within or adjacent to the public right-of-way for public use, in consultation with Transportation Services;

b. low-carbon energy strategy that includes at least the following sustainability measures:

i. a highly energy-efficient building envelope;

ii. low carbon building heating and cooling, including Energy Recovery Units that provide sensible and latent heat recovery from ventilation in each suite;

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

iv. fixtures and appliances that are efficient in their use of water and energy;

v. electric-only appliances or fireplaces in the residential units;

vi. accommodation for future solar photovoltaic system;

vii. improved stormwater management measures;

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

ix. provision of indoor space dedication for household hazardous waste;

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

xi. green roof; and

c. construction waste diversion.
 

6. City Council direct the Executive Director, Development Review, in consultation with the local Ward Councillor and the City Solicitor, to work with the applicant to explore an in-kind community benefit contribution pursuant to Section 37(6) of the Planning Act, and to report back to City Council for further instruction, if required. 

7. City Council request the applicant to establish a Neighbourhood Liaison Committee that includes the University of Toronto, in consultation with the Ward Councillor, and to consult the Neighbourhood Liaison Committee in developing and implementing a Neighbourhood Communication Strategy and the Construction Management Plan for the project, including with respect to noise, dust, contractor parking, vehicle staging, haul routes and ensuring throughout construction protected pedestrian space on Huron Street.

8. City Council request that the owner make reasonable commercial efforts, in consultation with the Executive Director, Development Review, to identify a suitable off-site parkland dedication as a substitution for an on-site parkland dedication that:

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

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

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

d. is in an acceptable environmental condition; and

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

all to the satisfaction of the Executive Director, Development Review.

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

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

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

all to the satisfaction of the Executive Director, Development Review.

10. Should a substituted off-site parkland dedication be accepted by the Executive Director, Development Review, City Council approve a development charge credit against the Parks and Recreation component of the Development Charges for the design and construction by the owner of the Above Base Park Improvements to the satisfaction of the General Manager, Parks and Recreation; the development charge credit shall be in an amount that is the lesser of the cost to the owner of designing and constructing the Above Base Park Improvements, as approved by the General Manager, Parks and Recreation, and the Parks and Recreation component of development charges payable for the development in accordance with the City's Development Charges By-law, as may be amended from time to time. 

The Toronto and East York Community Council held a statutory public meeting on January 13, 2026 and notice was given in accordance with the Planning Act.

This Report reviews and recommends approval of the applications to amend the Official Plan and Zoning By-law to re-designate the lands from Neighbourhoods to Apartment Neighbourhoods, and to amend the University of Toronto St. George Campus Secondary Plan to allow for a maximum building height of 40 metres at 409 Huron Street. The proposal is for an 11-storey (40 metres, including mechanical penthouse) residential building with 136 dwelling units (including 40 replacement rental dwelling units).

The proposal incorporates the retention of the existing 3-storey designated heritage building, and stepping-back of the new building above the retained heritage building. A separate report from Heritage Planning, regarding the proposed alterations to the designated heritage property, in accordance with Part IV, Section 33 of the Ontario Heritage Act will be considered in conjunction with this report.

A related Rental Housing Demolition Decision Report will also be considered in conjunction with this report. The 40 rental units are proposed to be replaced as part of the new development on the site. The proposal includes a Tenant Assistance Plan that addresses the right of existing tenants to return to replacement rental units at similar rents and provides financial compensation to mitigate hardship.

The Toronto and East York Community Council recommends that:

1. City Council approve the Rental Housing Demolition Application File 19 152398 STE 11 RH in accordance with Chapter 667 of the Toronto Municipal Code and pursuant to Section 111 of the City of Toronto Act, 2006, to permit the demolition of 40 existing rental dwelling units located at 409 Huron Street, subject to the following conditions:

a. the owner shall provide and maintain 40 replacement rental dwelling units on the subject site for a period of at least 20 years beginning from the date that each replacement rental dwelling unit is first occupied and, during which time, no application may be submitted to the City for condominium registration, or for any other conversion to a non-rental housing purpose, or for demolition without providing for replacement;

b. the replacement rental dwelling units required by Recommendation 1.a. above shall collectively have a total gross floor area of at least 1,029 square metres and be comprised of 39 studio units, and 1 one-bedroom unit as generally illustrated in the plans submitted to the City Planning Division dated September 25, 2025; any revision to these plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning;

c. the owner shall, as part of the 40 replacement rental dwelling units required in Recommendation 1.a above, provide at least 9 studio units replacement rental dwelling units at affordable rents, defined as gross monthly rent no greater than one times the average City of Toronto rent by unit type, as reported annually by the Canada Mortgage and Housing Corporation and 29 studio units at mid-range rents, defined as gross monthly rent that exceeds Affordable Rent but is no greater than 1.5 times the average City of Toronto rent by unit type, all for a period of at least 10 years beginning from the date of first occupancy of each unit; the rent of the remaining 2 replacement rental dwelling units (1 studio and 1 one-bedroom) shall be unrestricted;

d. the owner shall provide a Tenant Assistance Plan for tenants of the 40 existing rental dwelling units proposed to be demolished to the satisfaction of the Chief Planner and Executive Director, City Planning;

e. the owner shall provide tenants of all 40 replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed 11-storey building at no extra charge; access to, and use of, these amenities shall be on the same terms and conditions as any other resident of the building without the need to pre-book or pay a fee, unless specifically required as a customary practice for private bookings;

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

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

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

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

2. City Council authorize the Chief Planner and Executive Director, City Planning to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006, for the demolition of the 40 existing rental dwelling units located at 409 Huron Street after all the following have occurred:

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

b. the Official Plan and Zoning By-law Amendments for Applications 19 152398 STE 11 OZ and 23 126551 STE 11 OZ have come into full force and effect;

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

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

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

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

4. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Residential Demolition Permit under Section 33 of the Planning Act and Chapter 363 of the Toronto Municipal Code for 409 Huron Street after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 2 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to section 6.2 of Chapter 363, on condition that:

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

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

c. the owner erects the proposed building on the site no later than three years from the date that the demolition of the existing rental dwelling units commences, subject to the timeframe being extended at the discretion of the Chief Planner and Executive Director, City Planning; and

d. should the owner fail to complete the proposed building within the time specified in Recommendation 4.c. above, the City Clerk shall be entitled to enter on the collector’s roll, as with municipal property taxes, an amount equal to the sum of twenty thousand dollars ($20,000.00) per dwelling unit for which a demolition permit is issued, and that such amount shall, until payment, be a lien or charge upon the land for which the Residential Demolition Permit is issued.

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

The Toronto and East York Community Council held a statutory public meeting on January 13, 2026 and notice was given in accordance with the City of Toronto Act, 2006.

This report recommends approval of a Rental Housing Demolition application which proposes to demolish 40 rental dwelling units located in a three-storey apartment building at 409 Huron Street. The 40 rental units are proposed to be replaced as part of the new development on the site. The proposal includes a Tenant Assistance Plan that addresses the right of existing tenants to return to replacement rental units at similar rents and provides financial compensation to mitigate hardship.

The proposed development on the site at 409 Huron Street is the subject of a related Official Plan Amendment Application (23 126551 STE 11 OZ) and a Zoning By-law Amendment application (19 152398 STE 11 OZ). The proposed development would permit an 11-storey residential building with 136 dwelling units, including 40 replacement rental units. An approval report for the Official Plan and Zoning By-law Amendment applications has been advanced concurrently with this Rental Housing Demolition application approval report.

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

The Toronto and East York Community Council recommends that:

1. City Council approve:

a. the alterations to the designated heritage property at 409 Huron Street under Section 33 of the Ontario Heritage Act to allow for the construction of an 11-storey residential building, with such alterations to the designated heritage property being substantially in accordance with the plans and drawings prepared by MAR Architect Inc., dated July 17, 2025, and the Heritage Impact Assessment prepared by ERA Architects Inc., dated October 28, 2025, on file with the Senior Manager, Heritage Planning, all subject to and in accordance with an approved Conservation Plan and drawings satisfactory to the Senior Manager, Heritage Planning and subject to conditions as set out below; and

b. the demolition of heritage attributes of the existing designated heritage property at 409 Huron Street accordance with Section 34(1) 1 of the Ontario Heritage Act to allow for the construction of an 11-storey residential building substantially in accordance with the plans and drawings prepared by MAR Architect Inc., dated July 17, 2025, and the Heritage Impact Assessment prepared by ERA Architects Inc., dated October 28, 2025, on file with the Senior Manager, Heritage Planning, all subject to and in accordance with an approved Conservation Plan and drawings satisfactory to the Senior Manager, Heritage Planning and subject to conditions as set out below.

2. City Council direct that its consent to the application to alter the designated heritage property at 409 Huron Street, in accordance with Part IV, Section 33 of the Ontario Heritage Act, and its consent to the demolition of heritage attributes at 409 Huron Street, under Part IV, Section 34(1) 1 of the Ontario Heritage Act are also subject to the following conditions:

a. the owner shall provide a detailed Conservation Plan, prepared by a qualified heritage consultant that is consistent with the conservation strategy set out in the Heritage Impact Assessment for 409 Huron Street, prepared by ERA Architects Inc., dated October 28, 2025, to the satisfaction of the Senior Manager, Heritage Planning;

b. the owner shall enter into a Heritage Easement Agreement with the City for the property at 409 Huron Street  in accordance with the plans and drawings prepared by MAR Architect Inc., dated July 17, 2025 and the Heritage Impact Assessment prepared by ERA Architects Inc., dated October 28, 2025, and on file with the Senior Manager, Heritage Planning, subject to and in accordance with the Conservation Plan required in Recommendation 2.a. above, to the satisfaction of the Senior Manager, Heritage Planning, including execution of such agreement to the satisfaction of the City Solicitor;

c. prior to the issuance of any permit for all or any part of the property at 409 Huron Street, including a heritage permit or a building permit, but excluding permits for repairs and maintenance and usual and minor works for the existing heritage buildings, as are acceptable to the Senior Manager, Heritage Planning, the owner shall:

1. have entered into a Heritage Easement Agreement with the City required in Recommendation 2.b. above for the property at 409 Huron Street including registration on title of such agreement, to the satisfaction of the City Solicitor;

2. have obtained final approval for the necessary Zoning By-law Amendment, and such Amendment has come into full force and effect;

3. provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Conservation Plan required in Recommendation 2.a. above including a description of materials and finishes, to be prepared by the project architect and a qualified heritage consultant to the satisfaction of the Senior Manager, Heritage Planning;

4. provide a Heritage Lighting Plan that describes how the exterior of the heritage property will be sensitively illuminated to enhance their heritage character to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Planning;

5. provide an Interpretation Plan for the subject property, to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Planning;

6. submit a Landscape Plan for the subject property, to the satisfaction of the Senior Manager, Heritage Planning; and

7. provide a Letter of Credit, including provision for upwards indexing, in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Planning to secure all work included in the approved Conservation Plan and Interpretation Plan; and

d. prior to the release of the Letter of Credit required in Recommendation 2.c.7. above, the owner shall:

1. provide a letter of substantial completion prepared and signed by a qualified heritage consultant confirming that the required conservation work and the required interpretive work has been completed in accordance with the Conservation Plan and Interpretation Plan and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Planning; and

2. provide replacement Heritage Easement Agreement photographs to the satisfaction of the Senior Manager, Heritage Planning.

3. City Council authorize the City Solicitor to introduce the necessary Bill in City Council authorizing the entering into of a Heritage Easement Agreement for the heritage property at 409 Huron Street.

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

This report recommends that City Council approve an application under Section 33 and Section 34(1) 1 of the Ontario Heritage Act to alter and demolish heritage attributes of a designated heritage property at 409 Huron Street in connection with a Zoning By-law amendment and an Official Plan Amendment application on the subject property, and that Council grant authority to enter into a Heritage Easement Agreement.

Located on the east side of Huron Street, south of Bloor Street West, the property includes a Queen Anne Revival-style detached house that was constructed in 1903.The building was designed by Frederick Henry Herbert, an accomplished architect who practiced in Toronto in the late 19th and early 20th centuries. The building forms part of a Victorian streetscape on Huron Street within the Huron-Sussex neighbourhood and it is designated under Part IV, Section 29 of the Ontario Heritage Act.

The City received a Zoning By-law amendment application on March 21, 2019 and received an Official Plan amendment application on March 24, 2023 related to the proposed development of the subject property to permit an 11-storey residential building. The proposed development includes the in-situ retention of the west, north and south elevations of the existing house, with new construction to the rear and north side of the property.

Through revisions to the application, Heritage Planning staff are satisfied that the proposal conserves the designated heritage property and is consistent with the policy framework. The heritage impacts of the development proposal are appropriately mitigated through the overall conservation strategy.

At its meeting on December 10, 2025 the Toronto Preservation Board considered Item PB38.1 and made recommendations to City Council.

Summary from the report (November 18, 2025) from the Senior Manager, Heritage Planning, Urban Design, City Planning:

 
This report recommends that City Council approve an application under Section 33 and Section 34(1) 1 of the Ontario Heritage Act to alter and demolish heritage attributes of a designated heritage property at 409 Huron Street in connection with a Zoning By-law amendment and an Official Plan Amendment application on the subject property, and that Council grant authority to enter into a Heritage Easement Agreement.

Located on the east side of Huron Street, south of Bloor Street West, the property includes a Queen Anne Revival-style detached house that was constructed in 1903.The building was designed by Frederick Henry Herbert, an accomplished architect who practiced in Toronto in the late 19th and early 20th centuries. The building forms part of a Victorian streetscape

on Huron Street within the Huron-Sussex neighbourhood and it is designated under Part IV, Section 29 of the Ontario Heritage Act.

The City received a Zoning By-law amendment application on March 21, 2019 and received an Official Plan amendment application on March 24, 2023 related to the proposed development of the subject property to permit an 11-storey residential building. The proposed development includes the in-situ retention of the west, north and south elevations of the existing house, with new construction to the rear and north side of the property.

Through revisions to the application, Heritage Planning staff are satisfied that the proposal conserves the designated heritage property and is consistent with the policy framework. The heritage impacts of the development proposal are appropriately mitigated through the overall conservation strategy.

The Toronto and East York Community Council recommends that:

1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 808 Mount Pleasant Road and 247-251 Roehampton Avenue substantially in accordance with the draft Zoning By-law Amendment included as Attachment 7 to the report (December 18, 2025) the Director, Community Planning, Toronto and East York District.

2. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendment as may be required and to take any necessary steps to implement City Council’s decision including execution of the Section 37 Agreement as referenced in Recommendation 5 below, and any other necessary agreement(s).

3. City Council approve the acceptance of an on-site parkland dedication having an area no less than 262 square metres, to be used for the purpose of public parkland pursuant to Section 42 of the Planning Act and in accordance with the Toronto Municipal Code, Chapter 415, Article III, at no cost to the City and subject to the owner transferring all the Parkland Dedication to the City free and clear, above and below grade, of all easements, encumbrances, and encroachments, except for the temporary encumbrance, registered as Instrument No. AT2938877, in an acceptable environmental condition, all to the satisfaction of the Executive Director, Development Review and the City Solicitor in accordance with all applicable City policies prior to the issuance of the first above grade building permit for the site.

4. City Council allow the owner to propose at their election the exception of encumbrances of tiebacks in the parkland noted in Recommendation 3 above, where such an encumbrance is deemed acceptable by the Executive Director, Development Review, in consultation with the City Solicitor; and such an encumbrance will be subject to the payment of compensation to the City, in an amount as determined by the Executive Director, Development Review and the Executive Director, Corporate Real Estate Management.

5. Before introducing the necessary Bills to City Council for enactment, City Council require the owner to enter into an Agreement pursuant to Section 37 of the Planning Act as it read on the day before Section 1 of Schedule 17 of the COVID-19 Economic Recovery Act, 2020 came into force, and any other necessary agreements, satisfactory to the Executive Director, Development Review and the City Solicitor, at the owner's expense with such Agreement to be registered on title to the lands in a manner satisfactory to the City Solicitor to secure the following matters, services, and facilities to be provided as community benefits to support the development:

a. prior to the earlier of the registration of the first condominium in respect of any part of the site and the first occupancy of any part of the development, the owner shall design, construct, finish, commission, and convey to the City no less than 5,000 square feet of space within the development, being the most northern non-residential unit facing the Parkland Dedication for the City's EarlyON program (the "EarlyON Space"), all at no cost to the City and in accordance with the terms and conditions of an agreement entered into between the owner and the City pursuant to Section 37 of the Planning Act as it read on the day before Section 1 of Schedule 17 of the COVID-19 Economic Recovery Act, 2020 came into force, to the satisfaction of the Executive Director, Development Review and the General Manager, Children’s Services;

b. prior to the issuance of the first above grade building permit for any part of the lands, the owner shall prepare and submit a final design submission for the EarlyON Space to the City, to the satisfaction of the Executive Director, Corporate Real Estate Management, the General Manager, Children’s Services and the Executive Director, Development Review;

c. prior to the earlier of the first condominium registration in respect of any part of the site and the first residential use of any part of the development, but in any event prior to the conveyance of the EarlyON Space to the City, the owner shall enter into and register on title an Easement and Cost Sharing Agreement, for nominal consideration and at no cost to the City, that is in a form satisfactory to the City Solicitor; the Easement and Cost Sharing Agreement shall address and/or provide for the integrated support, use, operation, maintenance, repair, replacement and reconstruction of certain shared facilities, and the sharing of costs in respect thereof, or portions of the subject lands to be owned by the City and the owner as they pertain to the EarlyON Space;

d. the owner shall provide an over-dedication of parkland required to achieve a 317 square metre park beyond the on-site parkland dedication required under Section 42 of the Planning Act, the balance shall be conveyed to the City prior to the issuance of the first above grade permit under the Building Code Act, 1992 for any part of the lands, save and except for a demolition permit, of the fee simple interest in a part of the site with an area of up to 55 square metres as an over-dedication of public parkland which is adjacent to the parkland dedication as described in Recommendation 3 above, at no cost to the City and subject to the owner transferring the over-dedication to the City free and clear, above and below grade, of all easements, encumbrances, and encroachments, except for the temporary encumbrance, registered Instrument No. AT2938877, in an acceptable environmental condition, all to the satisfaction of the Executive Director, Development Review and the City Solicitor, and subject to the authority granted to the Executive Director, Development Review in respect of tiebacks;

e. the owner shall make arrangements satisfactory to the City Solicitor and the Executive Director, Development Review respecting any matters arising from Instrument No. AT2938877 as it relates to the required fee simple conveyances to the City for parkland, road widenings and the EarlyON Centre; 

f. prior to residential occupancy, the owner shall design and construct Above Base Park Improvements at their sole cost, for the on-site parkland dedication and the over-dedication of parkland referred to in Recommendations 3 and 5.d. above, as approved by the General Manager, Parks and Recreation, and to the satisfaction of the Executive Director, Development Review and the General Manager, Parks and Recreation; and prior to the issuance of the first above grade building permit for any part of the lands, the owner shall provide the City with financial security in the amount of 120 percent of the value of the above base park improvements, to the satisfaction of the Executive Director, Development Review;

and to secure the following matters as legal conveniences:

g. the owner shall provide no less than 15 percent of the total number of residential units as 2-bedroom units, no less than 10 percent of the total number of residential units as 3-bedroom units, and no less than 15 percent of the total number of residential units as convertible to 2-or-3-bedroom units, to the satisfaction of the Executive Director, Development Review as a part of the Site Plan Control application for the development;

h. the owner shall construct and maintain the development in accordance with the Tier 1 performance measures of the Toronto Green Standard applicable at the time of the complete site plan application for the lands was submitted to the City;

i. pursuant to the Site Plan Application process for the development, but in any event prior to Site Plan approval, the owner shall provide the following Transportation Demand Management measures to the satisfaction of the Executive Director, Development Review:

i. review potential to include 1-2 publicly accessible car-share spaces onsite;

ii. one (1) car-share and/or bike-share membership per unit, offered in the first year of occupancy;

iii. one (1) pre-loaded Presto card ($100.00 value) per unit offered in the first year of occupancy; and

iv. a minimum of two (2) bike repair stations provided on-site; with the location of said repair stations to be finalized pursuant to the site plan control application process, to the satisfaction of the Executive Director, Development Review;

j. prior to final site plan approval for the lands, the owner shall prepare all required documentation and convey a road-widening (right-of-way) of Mount Pleasant Road to the City along the frontage of the site abutting Mount Pleasant Road and a width of no less than 2.0 metres, at no cost to the City and free and clear of all physical encumbrances above and below grade and of all title encumbrances and in accordance with all City policies respecting the conveyance of potentially environmentally contaminated lands, to be subject to a right of way in favour of the owner until such time as the road-widening (right-of-way) is dedicated as public highway, to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Servcies, the Director, Engineering Review and the City Solicitor; and

k. prior to final site plan approval for the lands, the owner shall prepare all required documentation and convey a pedestrian clearway easement to the City, with all rights of support and at no cost to the City and in priority to all title encumbrances, which commences at the south property line of the site with variable width of not exceeding approximately 0.40 metres and a variable length of not exceeding approximately 8 metres along the Mount Pleasant Road frontage, with the final area and configuration of the pedestrian clearway easement area to be determined through the site plan control application process, to the satisfaction of the Director, Engineering Review and the City Solicitor.

6. City Council direct the applicant, in consultation with the Ward Councillor and the Executive Director, Development Review, to establish a Neighbourhood Liaison Committee with key community stakeholders including the Central Eglinton Community Centre, Eglinton Junior Public School and local Residents Associations, and to consult the Neighbourhood Liaison Committee on the Construction Management Plan for the project.

The Toronto and East York Community Council held a statutory public meeting on January 13, 2026 and notice was given in accordance with the Planning Act.

This report recommends approval of the application to amend Site Specific Zoning By-law 1208-2022(OLT) to permit changes to the height, density, and building massing for a 197.5-metre (61-storey, excluding the mechanical penthouse) mixed-use building and a new 317-square-metre park at 808 Mount Pleasant Road and 247-251 Roehampton Avenue. Zoning By-law 1208-2022(OLT) permits a building with a height of 114.4 metres (35 storeys, excluding the mechanical penthouse).

The proposed development represents an increase of 83.1 metres in height and approximately 16,000 square metres in total gross floor area compared to the previous approval, along with modifications to the approved building massing. The proposal also includes a total of 889 residential units and 802 square metres of non-residential floor space, including a 471.6 square metre space on the ground level that will be dedicated as an EarlyON Centre.

The Toronto and East York Community Council recommends that:

1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 146-150 Vaughan Road substantially in accordance with the draft Zoning By-law Amendment included as Second Revised Attachment 5 to the report (December 18, 2025) from the Director, Community Planning, Toronto and East York District.

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

3. City Council require the owner to provide a Tenant Assistance Plan for tenants of the five existing rental dwelling units proposed to be demolished to the satisfaction of the Chief Planner and Executive Director, City Planning.

4. City Council require the owner to enter into an agreement or lawyer’s undertaking with the City to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning, securing the implementation of the Tenant Relocation and Assistance Plan required by Recommendation 3 above, prior to the issuance of the Notice of Approval Conditions for Site Plan Approval by the Executive Director, Development Review or their designate, pursuant to Section 114 of the City of Toronto Act, 2006.

5. City Council allow the owner to provide six affordable rental housing units as part of the development to the satisfaction of the Executive Director, Development Review, the Chief Planner and Executive Director, City Planning, and the Executive Director, Housing Secretariat as an in-kind contribution pursuant to subsection 37(6) of the Planning Act in accordance with the following terms:

a. the in-kind contribution shall be comprised of  six one-bedroom units (the "Affordable Rental Housing Units");

b. the average unit size of the Affordable Rental Housing Units shall be no less than the average unit size of all the market units, by unit type, of the proposed development; the Affordable Rental Housing units shall collectively have a total gross floor area of at least 263.6 square metres (2,837.4 square feet);

c. the minimum unit size of the Affordable Rental Housing Units shall be no less than the minimum unit sizes of all market units, by unit type, of the proposed development;

d. the Affordable Rental Housing Units shall be provided in contiguous groups of at least six rental dwelling units;

e. the general configuration, location and layout of the Affordable Rental Housing Units in the development shall be to the satisfaction of the Chief Planner and Executive Director, City Planning;

f. tenants of the Affordable Rental Housing Units shall be provided with access to, and use of all indoor and outdoor amenities in the development on the same terms and conditions as any other resident of the building without the need to pre-book or pay a fee, unless specifically required as a customary practice for private bookings;

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

h. tenants of the Affordable Rental Housing Units will be provided with access to long-term and short-term bicycle parking, and visitor vehicular parking in accordance with the Zoning By-law and on the same basis as other units within the development;

i. the initial rent (inclusive of utilities) charged to first tenants and upon turnover of the Affordable Rental Housing Units shall not exceed Affordable Rent as defined in the Official Plan for a minimum 25-year period, beginning with the date each such unit is first occupied (the "Affordability Period"); during the first 25 years of occupancy, increases to initial rents charged to tenants occupying any of the Affordable Rental Housing Units shall be in accordance with the Residential Tenancies Act and shall not exceed the provincial rent guideline, regardless of whether the provincial rent guideline applies to the Affordable Rental Housing Units under the Residential Tenancies Act;

j. the owner shall provide and maintain the Affordable Rental Housing Units as rental dwelling units at the rents identified in Recommendation 5.i. above for the duration of the Affordability Period; the Affordable Rental Housing Units shall not be registered as a condominium or any other form of ownership, such as life lease or co-ownership, which provide a right to exclusive possession of a dwelling unit, and no application for conversion for non-rental housing purposes, or application to demolish any Affordable Rental Housing Unit shall be made for the duration of the Affordability Period; and upon the expiration of the Affordability Period, the owner shall continue to provide and maintain the Affordable Rental Housing Units as rental dwelling units, unless and until such time as the owner has applied for and obtained all approvals necessary to do otherwise;

k. the owner will use the City's Centralized Affordable Housing Access System to advertise and select tenants for the Affordable Rental Housing Units, provided it is in place, unless otherwise agreed to by the Executive Director, Housing Secretariat; and at least six months in advance of any Affordable Rental Housing Unit being made available for rent, the owner shall develop and implement an Access Plan which will outline how the Affordable Rental Housing Units will be rented to eligible households in consultation with, and to the satisfaction of, the Executive Director, Housing Secretariat; and

l. the Affordable Rental Housing Units shall be made ready and available for occupancy no later than the date by which 70 percent of the new dwelling units in the proposed development erected on the site are available and ready for occupancy.  

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

7. City Council authorize the Executive Director, Development Review to enter into an Agreement pursuant to subsection 37(7.1) of the Planning Act (the "In-kind Contribution Agreement") to address the provision of the in-kind contribution identified in Recommendation 5 above to the satisfaction of the Executive Director, Development Review and the City Solicitor.

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

9. City Council request the applicant, in consultation with the Ward Councillor and the Executive Director, Development Review, to establish a Neighbourhood Liaison Committee including key community stakeholders and consult the Neighbourhood Liaison Committee on the Site Plan Application and the Construction Management Plan.

The Toronto and East York Community Council held a statutory public meeting on January 13, 2026 and notice was given in accordance with the Planning Act.

This report reviews and recommends approval of the application to amend the Zoning By-law to permit a 59.0-metre (17 storeys), including mechanical penthouse, mixed use apartment building at 146-150 Vaughan Road.

The development is proposed as a purpose-built rental building comprised of 110 residential units, with a 59.6-square metre ground floor commercial-retail space along Vaughan Road, 4 surface vehicular parking spaces, and 133 bicycle parking spaces.

The proposal includes the demolition of 5 rental housing units. These units are currently occupied. A tenant assistance plan is proposed to support tenants access to alternative accommodation.

Six affordable rental dwelling units are being offered as an In-Kind Community Benefits Charge (CBC) contribution.

The Toronto and East York Community Council recommends that:

1. City Council amend the Official Plan for the lands municipally known as 5 Huntley Street and 2-8 Earl Street substantially in accordance with the draft Official Plan Amendment included as Attachment 5 to the report (December 18, 2025) from the Director, Community Planning, Toronto and East York District.

2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 5 Huntley Street and 2-8 Earl Street and a portion of 10 Earl Street substantially in accordance with the draft Zoning By-law Amendment included as Revised Attachment 6 to the report (December 18, 2025) from the Director, Community Planning, Toronto and East York District.

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

4. City Council request the General Manager, Transportation Services to review and report back on the feasibility of amending City of Toronto Municipal Code Chapter 925, Permit Parking, to exclude the development located at 5-9 Huntley Street and 2-10 Earl Street from Permit Parking.

5. City Council request the Executive Director, Development Review, in consultation with the General Manager, Transportation Services, to explore opportunities to improve the road configuration and public realm at Huntley Street and Earl Street through the Upper Jarvis Study, including the potential reconfiguration of the existing hammerhead intersection.

6. City Council authorize the Executive Director, Development Review to enter into necessary agreement(s) to secure the tower separation to the satisfaction of the City Solicitor.

7. Before introducing the necessary Bill pertaining to the Zoning By-law Amendment application to City Council for enactment, City Council require:

a. the applicant satisfy the City Solicitor that the appropriate legal mechanism is in place to secure the tower separation;

b. the applicant provide a moving allowance for tenants of the three (3) rental dwelling units that were located at 8 Earl Street to the satisfaction of the Chief Planner and Executive Director, City Planning;

c. the approval of the Rental Housing Demolition Application 24 140255 STE 13 RH under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006, to permit the demolition of seven (7) existing rental dwelling units;

d. the applicant submit a revised Functional Servicing and Stormwater Management Report, (“Engineering Reports”), and supporting plans, to the satisfaction of the Director, Engineering Review, Development Review, in consultation with the General Manager, Toronto Water; and

e. the applicant enter into a financially secured agreement with the City to secure the construction of any upgrades or required improvements to the existing municipal infrastructure identified in the accepted Engineering Reports to support the development, if any, all to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services and the General Manager, Toronto Water.

The Toronto and East York Community Council held a statutory public meeting on January 13, 2026 and notice was given in accordance with the Planning Act.

This Report recommends approval of an application to amend the Official Plan and Zoning By-law to permit a 63-storey (207-metres, excluding the mechanical penthouse) building containing 709 dwelling units. The development site includes the “air space” above the existing building at 10 Earl Street beginning at height of 16 metres, approximate 1-metre widenings for the laneways to the north and east, and a 6-metre public right-of-way easement to improve future laneway connectivity. An Official Plan Amendment is required to redesignate 5 Huntley Street and 2-8 Earl Street from Neighbourhoods to Apartment Neighbourhoods.

The application proposes the demolition of seven rental dwelling units that will be replaced by 9 rental dwelling units as part of the new development. The applicant has agreed to provide a Tenant Assistance Plan that is consistent with the City's current practices.

The Toronto and East York Community Council recommends that:

1. City Council approve the Rental Housing Demolition Application File 24 140255 STE 13 RH in accordance with Chapter 667 of the Toronto Municipal Code and pursuant to Section 111 of the City of Toronto Act, 2006, to permit the demolition of seven (7) existing rental dwelling units located at 6 and 8 Earl Street, subject to the following conditions:

a. the owner shall provide and maintain nine (9) replacement rental dwelling units on the subject site for a period of at least 20 years beginning from the date that each replacement rental dwelling unit is first occupied and, during which time, no application may be submitted to the City for condominium registration, or for any other conversion to a non-rental housing purpose, or for demolition without providing for replacement;

b. the replacement rental dwelling units required by Recommendation 1.a. above shall collectively have a total gross floor area of at least 633 square metres and be comprised of 3 studio units, 2 one-bedroom units, and 4 three-bedroom units, as generally illustrated in the plans submitted to City Planning dated June 27, 2025; any revision to these plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning;

c. the owner shall, as part of the 9 replacement rental dwelling units required in Recommendation 1.a. above, provide at least 1 studio unit and 2 three-bedroom units at affordable rents, 2 studio units and 2 one-bedroom units at mid-range (affordable) rents and 2 three-bedroom units at mid-range (moderate) rents, as currently defined in the City's Official Plan, all for a period of at least 10 years beginning from the date of first occupancy of each unit;

d. the owner shall provide a Tenant Assistance Plan for tenants of the seven (7) existing rental dwelling units proposed to be demolished to the satisfaction of the Chief Planner and Executive Director, City Planning;

e. the owner shall provide tenants of all nine (9) replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed 63-storey building at no extra charge; access to, and use of, these amenities shall be on the same terms and conditions as any other resident of the building without the need to pre-book or pay a fee, unless specifically required as a customary practice for private bookings;

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

g. the owner shall provide and make available for rent at least two (2) vehicle parking spaces to tenants of the replacement rental dwelling units; such parking spaces shall be made available firstly to returning tenants who previously rented a vehicle parking space, and at similar monthly parking charges that such tenants previously paid; and the remaining vehicle parking spaces shall be made available to tenants of the replacement rental units to the satisfaction of the Chief Planner and Executive Director, City Planning;

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

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

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

2. City Council authorize the Chief Planner and Executive Director, City Planning to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006, for the demolition of the seven (7) existing rental dwelling units located at 6 and 8 Earl Street after all the following have occurred:

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

b. the Official Plan and Zoning By-law Amendments for Application 24 140234 STE 13 OZ have come into full force and effect;

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

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

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

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

4. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Residential Demolition Permit under Section 33 of the Planning Act and Chapter 363 of the Toronto Municipal Code for 5 Huntley Street and 2, 4, 6 and 8 Earl Street after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 2 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to section 6.2 of Chapter 363, on condition that:

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

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

c. the owner erects the proposed building on the site no later than three (3) years from the date that the demolition of the existing rental dwelling units commences, subject to the timeframe being extended at the discretion of the Chief Planner and Executive Director, City Planning; and

d. should the owner fail to complete the proposed building within the time specified in Recommendation 4.c. above, the City Clerk shall be entitled to enter on the collector’s roll, as with municipal property taxes, an amount equal to the sum of twenty thousand dollars ($20,000.00) per dwelling unit for which a demolition permit is issued, and that such amount shall, until payment, be a lien or charge upon the land for which the Residential Demolition Permit is issued.

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

The Toronto and East York Community Council held a statutory public meeting on January 13, 2026 and notice was given in accordance with the City of Toronto Act, 2006.

This report recommends approval of a Rental Housing Demolition application which proposes to demolish 7 rental dwelling units located at 6 and 8 Earl street. Two rental units were demolished without a permit in 2024. The 7 existing rental units and 2 previously demolished units are proposed to be replaced as 9 new rental dwelling units part of the new development on the site. The proposal includes a Tenant Assistance Plan that addresses the right of existing tenants to return to replacement rental units at similar rents and provides financial compensation to mitigate hardship.

The proposed development on the site at 5 Huntley Street and 2-8 Earl Street and a portion of 10 Earl Street is the subject of a related Official Plan and Zoning By-law Amendment application (24 140234 STE 13 OZ). The proposed development would permit a 63-storey residential building with 709 dwelling units, including 9 replacement rental. An approval report for the Official Plan and Zoning By-law Amendment application has been advanced concurrently with this Rental Housing Demolition application approval report.

This report also recommends approval of the Residential Demolition Permit under

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

The Toronto and East York Community Council recommends that:

1. City Council approve the Rental Housing Demolition Application File 24 119156 STE 13 RH in accordance with Chapter 667 of the Toronto Municipal Code and pursuant to Section 111 of the City of Toronto Act, 2006, to permit the demolition of 61 existing rental dwelling units located at 137 and 141 Isabella Street subject to the following conditions:

a. the owner shall provide and maintain 61 replacement rental dwelling units on the subject site for a period of at least 20 years beginning from the date that each replacement rental dwelling unit is first occupied and, during which time, no application may be submitted to the City for condominium registration, or for any other conversion to a non-rental housing purpose, or for demolition without providing for replacement;

b. the replacement rental dwelling units required by Recommendation 1.a. above shall collectively have a total gross floor area of at least 3,691 square metres and be comprised of 9 studio units, 43 one-bedroom units and 9 two-bedroom units, as generally illustrated in the plans submitted to City Planning dated September 15, 2025; any revision to these plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning;

c. the owner shall, as part of the 61 replacement rental dwelling units required in Recommendation 1.a. above, provide at least 1 studio unit, 6 one-bedroom units and 1 two-bedroom unit at affordable rents, 2 studio units and 15 one-bedroom units at mid-range (affordable) rents, and 6 studio units, 22 one-bedroom units and 8 two-bedroom units at mid-range (moderate) rents, as currently defined in the City's Official Plan, all for a period of at least 10 years beginning from the date of first occupancy of each unit;

d. the owner shall provide a Tenant Assistance Plan for tenants of the 61 existing rental dwelling units proposed to be demolished to the satisfaction of the Chief Planner and Executive Director, City Planning;

e. the owner shall provide tenants of all 61 replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed 69-storey building at no extra charge; access to, and use of, these amenities shall be on the same terms and conditions as any other resident of the building without the need to pre-book or pay a fee, unless specifically required as a customary practice for private bookings;

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

g. the owner shall provide and make available for rent at least one (1) vehicle parking space to tenants of the replacement rental dwelling units; the parking space shall be made available firstly to returning tenants who previously rented a vehicle parking space, and at similar monthly parking charges that such tenants previously paid; and if the vehicle parking space is not rented by a returning tenant who previously rented a parking space, it shall be made available to tenants of the replacement rental units to the satisfaction of the Chief Planner and Executive Director, City Planning;

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

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

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

2. City Council authorize the Chief Planner and Executive Director, City Planning to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006, for the demolition of the 61 existing rental dwelling units located a 137 and 141 Isabella Street after all the following have occurred:

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

b. the Zoning By-law Amendments for Application 24 119153 STE 13 OZ have come into full force and effect;

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

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

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

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

4. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Residential Demolition Permit under Section 33 of the Planning Act and Chapter 363 of the Toronto Municipal Code for 137 and 141 Isabella Street after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 2 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to section 6.2 of Chapter 363, on condition that:

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

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

c. the owner erects the proposed building on the site no later than three (3) years from the date that the demolition of the existing rental dwelling units commences, subject to the timeframe being extended at the discretion of the Chief Planner and Executive Director, City Planning; and

d. should the owner fail to complete the proposed building within the time specified in Recommendation 4.c. above, the City Clerk shall be entitled to enter on the collector’s roll, as with municipal property taxes, an amount equal to the sum of twenty thousand dollars ($20,000.00) per dwelling unit for which a demolition permit is issued, and that such amount shall, until payment, be a lien or charge upon the land for which the Residential Demolition Permit is issued.

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

The Toronto and East York Community Council held a statutory public meeting on January 13, 2026 and notice was given in accordance with the City of Toronto Act, 2006.

This report recommends approval of a Rental Housing Demolition application which proposes to demolish a 7-storey apartment building and 3-storey semi-detached dwelling containing a total of 61 rental dwelling units at 137 and 141 Isabella Street. The 61 rental units are proposed to be replaced as part of the new development on the site. The proposal includes a Tenant Assistance Plan that addresses the right of existing tenants to return to replacement rental units at similar rents and provides financial compensation to mitigate hardship.

The proposed development on the site at 137 and 141 Isabella Street is the subject of a related Zoning By-law Amendment application 24 119153 STE 13 OZ which was appealed to the Ontario Land Tribunal (OLT). The Ontario Land Tribunal issued a written decision on June 9, 2025, approving the Zoning By-law amendment in principle, with the final Order being withheld until all outstanding matters, including the rental housing matters and necessary agreements with the City, are secured. The Ontario Land Tribunal approval in principle permits the development of a 69-storey residential building containing a total of 809 dwelling units, including 61 rental replacement units.

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

The Toronto and East York Community Council recommends that:

1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 494-526 Richmond Street East and 156-162 Parliament Street substantially in accordance with the draft Zoning By-law Amendment included as Revised Attachment 7 to the report (December 18, 2025) from the Director, Community Planning, Toronto and East York District.

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

3. City Council request that the Owner make reasonable commercial efforts to identify, in consultation with the Executive Director, Development Review, a suitable off-site parkland dedication as a substitution for an on-site parkland dedication that:

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

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

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

d. is in an acceptable environmental condition; and

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

all to the satisfaction of the Executive Director, Development Review.

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

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

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

all to the satisfaction of the Executive Director, Development Review, and the City Solicitor.

5. Should the off-site parkland dedication be accepted by the Executive Director, Development Review, City Council approve a development charge credit against the Parks and Recreation component of the Development Charges for the design and construction by the Owner of the Above Base Park Improvements to the satisfaction of the General Manager, Parks and Recreation; the development charge credit shall be in an amount that is the lesser of the cost to the Owner of designing and constructing the Above Base Park Improvements, as approved by the General Manager, Parks and Recreation, and the Parks and Recreation component of development charges payable for the development in accordance with the City's Development Charges By-law, as may be amended from time to time.

6. City Council request the General Manager, Transportation Services to review and report back on the feasibility of amending City of Toronto Municipal Code Chapter 925, Permit Parking, to exclude the development located at 494-526 Richmond Street East and 156-162 Parliament Street from Permit Parking.

The Toronto and East York Community Council held a statutory public meeting on January 13, 2026 and notice was given in accordance with the Planning Act.

This Report reviews and recommends approval of the application to amend the Zoning By-law to permit two linked buildings of 45 and 12 storeys at 494-526 Richmond Street East and 156-162 Parliament Street. The proposal includes 718 dwelling units, approximately 440 square metres of non-residential gross floor area, an east-west mid-block connection and an approximately 293 square metre privately-owned publicly accessible space (POPS) proposed at the northeast corner of Richmond Street and Berkeley Street.

The Toronto and East York Community Council recommends that:

1. City Council amend the Official Plan for the lands municipally known as 353-355 Sherbourne Street and 157 Carlton Street substantially in accordance with the draft Official Plan Amendment included as Attachment 5 to the report (December 18, 2025) from the Director, Community Planning, Toronto and East York District.

2. City Council amend City of Toronto Zoning By-law 569-2013, as amended, for the lands municipally known as 353-355 Sherbourne Street and 157 Carlton Street substantially in accordance with the draft Zoning By-law Amendment included as Attachment 6 to the report (December 18, 2025) from the Director, Community Planning, Toronto and East York District.

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

4. City Council require the owner of the lands at 353-355 Sherbourne Street and 157 Carlton Street, to enter into, and register on title, a Section 37 Agreement to secure the matters identified in Schedule A of By-law 812-2022, as amended as follows:

a. Schedule A, Section 3 is amended by replacing the words “Tier 3” with “Tier 2”.

5. City Council authorize the City Solicitor and appropriate City staff to take such actions as are required to implement City Council's decision, including the execution and implementation of appropriate agreements.

The Toronto and East York Community Council held a statutory public meeting on January 13, 2026 and notice was given in accordance with the Planning Act.

This report recommends approval of the application to amend the Official Plan and Site-Specific Zoning By-law 812-2022, which includes Section 37 provisions, to permit a 48-storey mixed-use building (166 metres, excluding mechanical penthouse) at 353-355 Sherbourne Street and 157 Carlton Street. The proposed building would contain approximately 440 residential dwelling units, including a minimum of 30% affordable dwelling units (presently 132 dwelling units). Schedule A to By-law 812-2022 is further recommended to be amended to allow greater flexibility in meeting higher tiers of the Toronto Green Standard.

As part of the proposed development, the existing heritage designated church, St. Luke’s United Church, will be retained and adapted to provide a new residential lobby, 1,453 square metres of community space and improved public realm along Sherbourne Street, of which a minimum of 250 square metres would be secured as a Privately Owned Publicly-Accessible Space (POPS).

A separate report from Heritage Planning regarding the proposed alterations to the designated heritage property will be considered by City Council in conjunction with this report.

The applicant continues to be eligible for exemptions from the payment of development charges and waivers of planning and building permit fees and parkland dedication fees for the affordable rental units in this project that were approved through the Open Door Program associated with the previous approval in 2021.PH21.5 provided that the applicant continues to meet the program’s eligibility requirements. Thirty-one (31) affordable rental units in this development have also been approved for property tax exemptions. Staff will report back for authority on any additional property tax exemptions.

The Toronto and East York Community Council recommends that:

1. City Council direct the City Solicitor and appropriate City staff to attend the Ontario Land Tribunal in opposition to the current application regarding the Official Plan and Zoning By-law Amendment appeal for the lands at 147-151 Liberty Street and 54-68 Fraser Avenue.

2. City Council direct the City Solicitor and appropriate City staff to continue discussions with the applicant in an attempt to resolve outstanding issues as identified in the report (December 17, 2025) from the Director, Community Planning, Toronto and East York District.

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

On January 24, 2025, an application to amend the Official Plan and the Zoning By-law was submitted to permit a 55-storey mixed-use building atop an existing heritage-listed building. The proposal contains 732 residential dwelling units.

On September 18, 2025, the applicant appealed the application to the Ontario Land Tribunal (OLT) due to Council not making a decision within the time frame in the Planning Act.

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

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

On December 6, 2024, an application for an Official Plan Amendment application was submitted to the City for two residential towers with heights of 40 and 45 storeys, with 937 residential units proposed including 42 affordable units. The proposed development includes a total gross floor area of 81,219 square metres, including 16,336 square metres of non-residential uses located in the base building.

On November 4, 2025, the applicant appealed the Official Plan Amendment application to the Ontario Land Tribunal ("OLT") due to Council not making a decision within the timeframe prescribed by the Planning Act.

This report recommends that the City Solicitor and appropriate City staff attend the Ontario Land Tribunal to oppose the Official Plan Amendment application in its current form and to continue discussions with the applicant in an attempt to resolve outstanding issues.

The Toronto and East York Community Council recommends that:

1. City Council authorize the closure of the east sidewalk, the east side bicycle lane, and a 2.4 metre wide portion of the northbound lane on Bedford Road, between a point 26 metres south of Davenport Road and a point 28 metres further south, and provision of a temporary pedestrian walkway located within the closed portion of the northbound lane, from April 1, 2026 to March 30, 2029, inclusive.

2. City Council direct the applicant to sweep the construction site and adjacent sidewalks and roadways daily, or more frequently as needed to be cleared of any construction debris and made safe.

3. City Council direct the applicant to construct and maintain a fully covered, protected and unobstructed walkway for all pedestrians, including for those with mobility devices, for the entire duration of the construction staging area permit to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services and ensure it is compliant with the Accessibility for Ontarians with Disabilities Act.

4. City Council direct the applicant to ensure that the existing sidewalks or the proposed pedestrian walkway have proper enhanced lighting to ensure safety and visibility at all times of the day and night.

5. City Council direct the applicant to clearly consult and communicate all construction, parking and road occupancy impacts with local Business Improvement Areas and resident associations in advance of any physical road modifications.

6. City Council direct the applicant to install appropriate signage and request the applicant to maintain all sightlines to ensure that pedestrians, cyclists and motorists safety is considered at all times.

7. City Council direct the applicant to provide a sufficient number of traffic control persons as determined by the Work Zone Coordinator and the Toronto Police Construction Liaison Officer, on a daily basis to control construction vehicle access and egress to and from the site and maintain a safe environment for the public.

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

9. City Council direct the applicant to install cane detection within the covered and protected walkway to guide pedestrians who are visually impaired.

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

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

12. City Council direct the applicant, in consultation with Transportation Services, to maintain any bicycle lanes and install appropriate signage to inform drivers and cyclists of any changes to the cycling lanes.

13. City Council direct the applicant to cooperate with and provide all necessary assistance to the City Engineers, staff and representatives carrying out operation, maintenance and construction activities to municipal infrastructure within the vicinity of the construction staging area, and at no cost to the City to remove any staging to accommodate the necessary municipal infrastructure work.

14. City Council direct that Bedford Road be returned to its pre-construction traffic and parking regulations (except with parking rates and hours of operation being consistent to the rates and hours of operation at the time of completion) when the project is complete.

15. City Council direct the applicant to provide monthly community meetings, to discuss any concerns raised by the community.

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

Burnac Enterprises Inc is constructing a 13-storey residential condominium building at 287 Davenport Road and 141-145 Bedford Road. The site is located on the southeast corner of Davenport Road and Bedford Road.

Transportation Services is requesting authorization to close the east sidewalk, the easterly northbound bicycle lane, and a portion of the northbound vehicle traffic lane on Bedford Road for a period of 36 months, from April 1, 2026 to March 30, 2029, in order to facilitate construction staging operations. Pedestrian on the east sidewalk in the vicinity of the work area will be restricted, and pedestrians will be redirected to a temporary covered and protected walkway located within the closed portion of the northbound lane. With the bicycle lane closure in place, people cycling must merge into the northbound traffic lane. Advanced warning signage will be installed to inform both cyclists and motorist of the bicycle lane closure.

The Toronto and East York Community Council recommends that:

1. City Council authorize the closure of the west sidewalk and westerly southbound designated cycle track on Sherbourne Street, between a point 54 metres south of Gerrard Street East and a point 65 metres further south, and a provision of a temporary pedestrian walkway within the closed portion of the designated cycle track, from February 5, 2026 to July 31, 2027 inclusive.

2. City Council authorize the closure of a 0.5 metre wide portion of the eastbound lane on Glenholme Place, between Sherbourne Street and a point 6 metres west, from February 5, 2026 to July 31, 2027 inclusive.

3. City Council authorize the closure of a 2 metre wide portion of the eastbound lane on Glenholme Place, between a point 6 metres west of Sherbourne Street and a point 11 metres further west, from February 5, 2026 to July 31, 2027 inclusive.

4. City Council authorize the closure of a 0.5 metre wide portion of the eastbound lane on Glenholme Place, between a point 17 metres west of Sherbourne Street and a point 31 metres further west, from February 5, 2026 to July 31, 2027 inclusive.

5. City Council rescind the existing maximum 15 minute parking regulation in effect at all times on the west side of Sherbourne Street, between a point 72.4 metres south of Gerrard Street East and a point 11 metres further south.

6. City Council prohibit stopping at all times on the west side of Sherbourne Street, between a point 72.5 metres south of Gerrard Street and a point 11 metres further south.

7. City Council direct the applicant to pressure wash or sweep (weather permitting) the construction site and adjacent sidewalks and roadways daily, or more frequently as needed to be cleared of any construction debris and made safe.

8. City Council direct the applicant to construct and maintain a fully covered, protected and unobstructed walkway for all pedestrians, including for those with mobility devices, for the entire duration of the construction staging area permit to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services and ensure it is compliant with the Accessibility for Ontarians with Disabilities Act.

9. City Council direct the applicant to ensure that the existing sidewalks or the proposed pedestrian walkway have proper enhanced lighting to ensure safety and visibility at all times of the day and night.

10. City Council direct the applicant to clearly consult and communicate all construction, parking and road occupancy impacts with local Business Improvement Areas and resident associations in advance of any physical road modifications.

11. City Council direct the applicant to install appropriate signage and request the applicant to install converging mirrors to ensure that pedestrians, cyclists and motorists safety is considered at all times.

12. City Council direct the applicant to provide a sufficient number of traffic control persons as determined by the Work Zone Coordinator and the Toronto Police Construction Liaison Officer, on a daily basis to control construction vehicle access and egress to and from the site and maintain a safe environment for the public.

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

14. City Council direct the applicant to install cane detection within the covered and protected walkway to guide pedestrians who are visually impaired.

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

16. City Council direct the applicant to include a minimum of 75 percent of advertisement surface area on the construction hoarding to be allocated to artwork with adequate spotlighting at their sole cost; design is to be reviewed and approved by the local Ward Councillor.

17. City Council direct the applicant, in consultation with Transportation Services, to install appropriate signage to inform drivers and cyclists of any changes to the bicycle lanes.

18. City Council direct the applicant to cooperate with and provide all necessary assistance to the City Engineers, staff and representatives carrying out operation, maintenance and construction activities to municipal infrastructure with the vicinity of the construction staging area, and at no cost to the City to remove any staging to accommodate the necessary municipal infrastructure work.

19. City Council direct the applicant to establish a Construction Management Working Group that meets monthly and invite local stakeholders including Municipal Licensing and Standards, Toronto Buildings, adjacent neighbours, local resident groups, local Business Improvement Areas and local school administration.

20. City Council direct that Sherbourne Street be returned to its pre-construction traffic and parking regulations when the project is complete.

21.  City Council direct the applicant to create a publicly accessible website with regular construction updates and post the website address on the construction site hoarding, which must be prominently placed and legible from 20 metres and on all elevations from the construction site.

22.  City Council direct the applicant to mitigate light pollution by installing a shield/barrier on any lighting standards in close proximity to adjacent residential properties, such as cranes.

23. City Council direct the applicant to email monthly construction progress reports to the local Councillor, the local residents’ association and the Business Improvement Area Board of Management.

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

Reliance Construction Toronto is constructing a 21-storey student residence at 294-300 Sherbourne Street. The site is located on the west side of Sherbourne Street, south of Gerrard Street East.

Transportation Services is requesting authorization to temporarily close the west sidewalk and the westerly southbound cycle track on Sherbourne Street for a period of 18 months, from February 5, 2026 to July 31, 2027, in order to enable construction staging operations for the development.

Pedestrians will be redirected into a 2.1 metre wide covered and protected walkway within the closed portion of the southbound cycle track on the west side of Sherbourne Street. People cycling in the southbound cycle track will be required to merge into the southbound traffic lane.

The Toronto and East York Community Council recommends that:  

1. City Council direct the Executive Director, Transit Expansion to request Metrolinx to publish the 2025 Annual Report on Community Benefits, initially anticipated for Fall 2025, immediately.
 

2. City Council direct the Executive Director, Transit Expansion to request Metrolinx to provide Councillor briefings on the alignment of their Community Benefits and Supports program with the Ontario Line’s Subcommittee recommendations following the release of their Annual Report. 

3. City Council direct the Executive Director, Transit Expansion to request Metrolinx to formally engage with the Garment District Neighbourhood Association and the Chinatown Land Trust for input into new station naming at Queen/Spadina Station and provide an update by the second quarter of 2026 to the local Councillor.
 

4. City Council direct the Executive Director, Transit Expansion to request Metrolinx to provide the rationale for determining which Ontario Line stations are 24/7 sites and therefore eligible for acoustic shelters and to reassess options to providing an acoustic shelter at Queen/Spadina Station, in alignment with prior Council-approved direction, and to engage closely with local residents around noise during this interim period.
  

5. City Council direct the Executive Director, Transit Expansion and the General Manager, Transportation Services to request Metrolinx to communicate with Transportation Services on options, including but not limited to a full pausing of work, to mitigate impacts of construction works at Exhibition Station during the FIFA World Cup 2026 (June 11-July 19, 2026).

6.  City Council direct the Executive Director, Transit Expansion to request Metrolinx to develop a strategy for supporting Business Improvement Areas, community organizations and cultural institutions, such as Campbell House, affected by Ontario Line construction work, including around beautification.

7. City Council request that prior to any authorization by the City for the use of Gertrude Gate for hauling that Metrolinx be required to host an in-person meeting with neighbours, with senior staff from Metrolinx in attendance and leading the meeting, to review their proposal and the proposed mitigation measures and conditions that would apply, to discuss alternatives and to receive community feedback.

City Council, through TE4.70, directed City staff to report to Toronto and East York Community Council (TEYCC) on a semi-annual basis with updates on the status and progress of Metrolinx’s Ontario Line construction in Toronto-East York.

This report provides updates on:

- Ontario Line South construction updates and station-specific issues;

- Other project-wide construction issues and responses, such as haul routes and construction mitigation approaches;

- Community engagement;

- Metrolinx’s Community Benefits and Supports Program; and

- Progress on the Ontario Line Subcommittee Recommendations.

The Toronto and East York Community Council recommends that:

1. City Council approve the amendment to Schedule B of the City of Toronto Municipal Code, Chapter 925, Permit Parking, to incorporate a revised map of the Permit Parking Areas as shown in Attachment 1 to the report (December 8, 2025) from the Director, Street Permits, Transportation Services, excluding the developments listed in Attachment 1 to the report (December 8, 2025) from the Director, Street Permits, Transportation Services.

2. City Council amend City of Toronto Municipal Code Chapter 925, Permit Parking, such that, despite anything in the chapter to the contrary, the General Manager, Transportation Services, will not accept applications for a permit from residents of, visitors to or tradespersons at the developments listed in Attachment 2 to the report (December 8, 2025) from the Director, Street Permits, Transportation Services.

As the Toronto Transit Commission (TTC) operates a transit service on the streets listed in Attachment 1 and Attachment 2, City Council approval of this report is required.

The purpose of this report is to respond to City Council's direction to review and report back on the feasibility of excluding the development addresses listed in Attachments 1 and 2 from the on-street overnight permit parking program.

Staff have determined the realignments and exclusions are feasible and has no objections to excluding the developments listed in Attachment 1 and Attachment 2. If City Council excludes these addresses from Permit Parking Areas and Streets, residents of, visitors to or tradespersons at the properties listed in Attachment 1 and Attachment 2 will be prohibited from participating in the on-street overnight permit parking program.

The Toronto and East York Community Council recommends that:

1. City Council rescind the existing stopping prohibition in effect at all times on the west side of Runnymede Road, between a point 38 metres south of Annette Street and a point 43 metres north of Annette Street.

2. City Council prohibit stopping at all times on the west side of Runnymede Road, between a point 38 metres south of Annette Street and a point 54 metres north of Annette Street.

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

Transportation Services is recommending that the existing stopping prohibition on the west side of Runnymede Road, north of Annette Street, be extended 11 metres further north.  The extension will eliminate an on-street parking space on the west side of Runnymede Road, north of a public lane, improving safety by resolving obstructed sightlines between southbound traffic on Runnymede Road and eastbound traffic in the public lane.

The Toronto an East York Community Council recommends that:

1. City Council request the Mayor to direct the Community Benefits Charge from the redevelopment of 191-199 College Street and 74-76 Henry Street to Transportation Services, in consultation with the Little Italy Business Improvement Association to implement, as far as practicable, the College Street streetscape improvements described in the Little Italy Business Improvement Association Streetscape Master Plan.

City Council on December 16 and 17, 2025, referred Motion MM35.12 to the Toronto and East York Community Council for consideration.

On June 26, 2024, City Council approved Official Plan and Zoning By-law amendments for the properties known municipally as 191-199 College Street and 74-76 Henry Street (Item 2024.TE13.2), approving the re-development of the subject property (the “development approval”).  

Meanwhile, the Little Italy Business Improvement Association, in consultation with community stakeholders, has developed a visionary Master Plan for upgrading the College Street streetscape with improved lighting, trees, benches and other facilities for pedestrians.

Although the project has strong local support, it has to date been largely unfunded. The applicant has begun demolition in preparation for construction and its community benefit charge is an appropriate source of funding for the College Street streetscape improvements proposed by the Little Italy Business Improvement Association.

The Toronto and East York Community Council recommends that:

1. City Council direct the General Manager, Transportation Services to prohibit left turns from northbound Bathurst Street onto westbound Barton Avenue from 3:00 p.m. to 7:00 p.m., Monday to Saturday.

Barton Avenue is a narrow east-west residential street in Seaton Village which used to carry primarily local traffic between Bathurst Street and Christie Street. A previous Councillor created a maze on other east-west streets in Seaton Village. This, together with navigation apps such as Waze, has funnelled cut-through traffic onto Barton Avenue, especially traffic turning left from Bathurst Street in the afternoon rush hour.

Since 2018, Barton Avenue residents and the Seaton Village Residents Association have demanded action, while debating options for discouraging cut through traffic. The time for action has now come, due to population and traffic increases.

My office has conducted further detailed consultations with the neighborhood, including hand distributing more than 4000 surveys, and speaking with many residents. The results confirm a high level of concern about traffic volumes on Barton Avenue between Bathurst Street and Christie Street, particularly westbound traffic during the afternoon rush-hour. The most recent available traffic account from Transportation Services also shows a high level of cut through traffic on Barton Avenue at this time of day.

However, we did not find a current consensus in favour of reversing the direction of traffic, even as a pilot project. Instead, we found an almost even split between those who wish to see a traffic direction reversal on Barton Avenue, and those who do not.

Total Occurrences of Each Value (1-5) chart*

* To view the chart, please see the letter (January 10, 2026) from Councillor Dianne Saxe.

In these circumstances, it is appropriate to begin with more limited traffic calming measures and to monitor their effect on afternoon rush-hour traffic levels. Of these, the most important is to prohibit left turns from Bathurst Street onto Barton Avenue during the afternoon rush hour. This will also complement recent parking changes intended to improve the timeliness and reliability of the afternoon northbound Bathurst bus.

The Toronto and East York Community Council recommends that:

1. City Council approve Dr. Blair Bigham as the 2026 Agnes Macphail Award recipient and thank the Agnes Macphail Committee on its ongoing work to select recipients of this prestigious East York legacy award.

The Agnes Macphail Award was established by the Borough of East York to annually recognize an outstanding volunteer who upheld the values and causes of Agnes Macphail and who live within the boundaries of the former borough.

The Agnes Macphail Recognition Committee met, as established in the Toronto City Council approved selection process, on January 5, 2026 to review the nominations received and to select this year's award recipient. The Committee unanimously selected Dr. Blair Bigham as the 2026 Agnes Macphail Award recipient.

The FIFA World Cup 2026 Subcommittee recommends that:

1. City Council authorize the Executive Director, FIFA World Cup 2026, Toronto Secretariat and the Chief Procurement Officer to negotiate and enter into an agreement with AmpThink Inc. for the provision of temporary network expansion and integration including expanded Wi-Fi services at Toronto Stadium for the FIFA World Cup 2026, in an amount not to exceed the amount identified in Confidential Attachment 1 to the report (January 5, 2026) from the Executive Director, FIFA World Cup 2026, Toronto Secretariat and the Chief Procurement Officer and for a term of 1 year from the date of execution of the agreement.

2. City Council direct that Confidential Attachment 1 to the report (January 5, 2026) from the Executive Director, FIFA World Cup 2026, Toronto Secretariat and the Chief Procurement Officer remain confidential at this time as it pertains to criteria to be applied to negotiations carried on or to be carried on by or on behalf of the City of Toronto and be made public at the discretion of the Chief Procurement Officer following the award or closing of the contemplated procurement transactions.

The purpose of this report is to request authority to enter into a non-competitive contract with AmpThink Inc. for the provision of temporary network expansion and integration including expanded temporary Wi-Fi services at Toronto Stadium (BMO Field) for the FIFA World Cup 2026 (FWC26).

AmpThink Inc. is the incumbent service provider at Toronto Stadium possessing the technical knowledge of the venue's existing IT systems and the experience necessary to implement the required temporary expansion of the network for the FIFA World Cup 2026 tournament, and subsequently revert all of the systems post-tournament. AmpThink Inc. has labour and equipment mobilized at the stadium and understands the network architecture currently in place; contracting the firm represents the most efficient way of achieving the project scope.

The project scope involves an extension of Maple Leaf Sports & Entertainment's network into Exhibition Place controlled spaces, which will need to be reverted after the tournament as the two entities are independent of each other. Further, expanded Wi-Fi services will be installed temporarily with respect to the temporary expansions being made at Toronto Stadium - Wi-Fi in temporary spaces must be removed as the structures where it will be installed will also be removed. Where there are permanent upgrades being made to the stadium, expanded Wi-Fi services will be available for use after the end of the tournament.

The proposed work will start immediately upon approval to ensure completion before the FIFA World Cup begins in June 2026. Post-tournament systems will be restored by August 2026.

This project is urgently needed to ensure Toronto Stadium meets FIFA requirements for hosting tournament matches.

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

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

The Mayor recommends that:  

City Council adopt the following recommendations in the report (January 28, 2026) from the Executive Director, Development Review:

1. City Council amend the previous decision on 2024.TE15.12 by amending Recommendation 1 by deleting the words “Attachment 5 to the report (June 21, 2024) from the Director, Community Planning, Toronto and East York District”, and replacing it with “Attachment 1 to the Report” (January 28, 2026) from the Executive Director, Development Review so that Part 1 now reads as follows:

1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 1266 Queen Street West in accordance with the Zoning By-law Amendment included as Attachment 1 to the Report (January 28, 2026) from the Executive Director, Development Review.

2. City Council determine that pursuant to Section 34(17) of the Planning Act, no further notice is to be given in respect of the changes to the Zoning By-law Amendment included as Attachment 1 to the Report (January 28, 2026) from the Executive Director, Development Review.

On July 24 and 25, 2024, City Council approved a Zoning By-law Amendment application for a proposed development at 1266 Queen Street West and directed the City Solicitor to withhold the introduction of the necessary Bills until certain conditions were met. In the same decision City Council refused the applicant’s Official Plan Amendment application as it was determined to not be required. The preconditions to introduce Bills have now been satisfied and staff are seeking instruction to make changes to the Zoning By-law Amendment based on minor changes requested by the new owner of the development.

The Mayor recommends that:  

1. City Council authorize the waiver of City development application fees for Official Plan Amendments and Zoning By-law Amendments set out in Schedule 13, Appendix C in Municipal Code Chapter 441 that would otherwise be payable by Safehaven to the City for the property at 1173 Bloor Street West. 

Safehaven is a non-profit organization which has been providing residential, respite and transitional care to children and adults with medical complexities and development disabilities for over 35 years.

Safehaven is in the process of redeveloping their 1173 Bloor Street West facility, which will deliver a comprehensive, integrated continuum of care for children, youth and adults with complex medical and developmental needs.  Upon completion, the new facility will serve 68 clients in total, with 38 beds for children, and 30 beds for adults with complex needs. 

In addition to their programming capacity increase, Safehaven is working with all levels of government to include additional housing, with a high ratio of the units being affordable rental homes. These barrier-free units are intended to serve vulnerable populations and further strengthen the continuum of housing and care supports available on site. 

As a non-profit organization providing essential health and community services, the planning application fees associated with redeveloping a property pose a financial challenge for the project. The proposed development requires an Official Plan Amendment and Zoning By-law Amendment. Under existing City affordable housing programs, waivers of planning application fees cannot be provided for the non-residential clinic and retail spaces required to support on-site programming and the streetscape. The waiving of the application fee for an Official Plan Amendment and Zoning By-law Amendment for this proposed development would remove the financial challenge of these costs for Safehaven, enabling them to move forward in this project and construct this much needed redevelopment.

The City Manager and the Executive Director, FIFA World Cup 2026 Toronto Secretariat, recommend that:

1. City Council delegate authority to the General Manager, Transportation Services to approve locations for the installation of FIFA World Cup 2026™ banners on bridge structures notwithstanding section 4.11 of the Street Event Guidelines, subject to review and approval by Transportation Services staff in collaboration with staff from the Engineering and Construction Services Division.

2. City Council delegate authority to the General Manager, Transportation Services, to issue permits for FIFA World Cup 2026™ bridge banners beyond the current 14-day display limit stipulated under Chapter 743‑16(D)(9) of the Municipal Code, contingent on operational feasibility and safety considerations as determined by Transportation Services and Engineering and Construction Services staff.

Toronto will serve as a host city for the FIFA World Cup 2026™, one of the largest sporting events in the world. This event presents a unique opportunity to showcase civic pride, promote tourism, and enhance the City’s global profile. Current Toronto Municipal Code provisions under Chapter 743 restrict banner installations to preapproved bridge locations and limit display duration to 14 days. These limitations are insufficient for an event of this magnitude and duration.

The FIFA World Cup 2026 Toronto Secretariat, in collaboration with Transportation Services and Engineering and Construction Services, have reviewed operational and safety considerations to allow for banners on additional bridge locations and extended display periods. This report seeks Council approval to temporarily expand banner installation permissions and duration to support FIFA World Cup 2026 branding and wayfinding initiatives while maintaining compliance with safety and structural standards.

Advancing the requested authorities at this time provides staff with the necessary flexibility to proceed with detailed planning for installations and avoids scheduling risks that could result from deferring approval to a later meeting of City Council.

The City Clerk recommends that:

1. City Council consider Members' interest and appoint three Members of Council as nominees for election to the Hockey Hall of Fame Board of Directors for a term of office starting from the Annual General Meeting in Spring 2026 to the Annual General Meeting in Spring 2027.

The purpose of this report is to recommend the appointment of Members of Council to the Hockey Hall of Fame Board of Directors.

The Chief Financial Officer and Treasurer recommends that:

1. City Council adopt and certify the 2026 recommended Operating Budgets and Levy requirements of the following Business Improvement Areas:

2. City Council elect to have the subclasses for the commercial and industrial property classes apply for 2026, and to apply the respective Business Improvement Area special levy rate reductions to the subclasses, all as set out in Appendix C.

This report brings forward Business Improvement Area annual Operating Budget for approval by City Council as required by the City of Toronto Act, 2006. City Council approval is required to permit the City to collect funds through a special levy on the rateable commercial and industrial properties within the respective Business Improvement Area boundaries. Special levy rate reductions for the subclasses have been set out in Appendix C, for properties in the subclasses of the commercial and industrial property classes.

The Business Improvement Area is an association, independently managed from the City and operated by local businesses and property owners, joining together to organize, finance, and deliver capital streetscape improvements, and to promote economic development in a district with its own governance structure as set out in Chapter 19 of the Toronto Municipal Code and the City of Toronto Act, 2006.

There are currently 85 established Business Improvement Areas in the City of Toronto, of which 64 Business Improvement Areas 2026 Operating Budgets are submitted for City Council approval through this report. The 2026 Operating Budgets for the remaining 21 Business Improvement Areas will be presented to Council by the second quarter of 2026 once the board-adopted budgets are available. No City funding is required since the financing of individual Business Improvement Area Operating Budgets is raised by a special levy on the rateable commercial and industrial properties within the respective Business Improvement Area boundaries.

Under current Chapter 19 of the Toronto Municipal Code, the Business Improvement Areas By-law does not have specific provision requiring a Business Improvement Area maintain a certain amount in their accumulated surplus. Should a Business Improvement Area find itself in a deficit, be dissolved or becomes inactive, City Council has the authority to collect funds required and liabilities including interests, through the Business Improvement Area levy as stipulated under the By-law. If a board is dissolved and the liabilities exceed the assets assumed by the City, Council shall recover the difference.

The recommendation in this report reflects the board-adopted 2026 Operating Budgets by the respective Business Improvement Areas’ Boards of Management and General Membership. Complete budgets and supporting documentation have been reviewed by City staff to ensure that the 2026 Operating Budgets for Business Improvement Areas reflect Council’s approved policies and practices.

The City Solicitor recommends that:

1. City Council adopt the recommendations contained in Confidential Attachment 1 to this report from the City Solicitor.

2. City Council authorize the public release of the confidential recommendations contained in Confidential Attachment 1, and the entirety of Confidential Appendix A, Confidential Appendix B and Confidential Appendix C, to this report from the City Solicitor, if adopted by City Council.

3. City Council direct that all other information contained in Confidential Attachment 1 to this report from the City Solicitor is to remain confidential at the discretion of the City Solicitor, as it contains advice which is subject to solicitor-client privilege.

On August 15, 2021, the City received an Official Plan Amendment and Zoning By-law Amendment application for 1799 St. Clair Avenue West to redesignate the subject lands from General Employment to Mixed Use Areas and to permit the construction of three towers with heights of 30, 40 and 45 storeys, including base buildings ranging in height from three to eight storeys, with two towers fronting onto St. Clair Avenue West and the third tower located to the south. In addition, the City received a Site Plan application, and an application for a proposed plan of subdivision, proposing the subdivision of the Site into several blocks to accommodate the proposed buildings, public and private laneways and municipal services.

The applicant appealed City Council's neglect or failure to make a decision on these applications to the Ontario Land Tribunal on January 24, 2025.

The City Solicitor requires further directions by the conclusion of the City Council meeting scheduled for February 4 to 5, 2026. A 9-day hearing is scheduled to commence on June 1st, 2026. This matter is urgent and should not be deferred.

The City Solicitor recommends that:

1.  City Council adopt the recommendations contained in Confidential Attachment 1 to this report from the City Solicitor.

2.  City Council authorize the public release of the confidential recommendations contained in Confidential Attachment 1 along with the entirety of Confidential Appendix A to this report from the City Solicitor, if adopted by City Council.

3.  City Council direct that all other information contained in Confidential Attachment 1 to this report from the City Solicitor is to remain confidential at the discretion of the City Solicitor, as it contains advice which is subject to solicitor-client privilege.

On December 22, 2022, the City received a Zoning By-law Amendment application for the lands at 278 to 280 Viewmount Avenue to permit the construction of a 33-storey residential building with 342 dwelling units.

On December 21, 2023, the applicant appealed City Council's neglect or failure to make a decision on the Application to the Ontario Land Tribunal.

The City Solicitor requires further directions in respect of the Appeal. This matter is urgent and should not be deferred.

The City Solicitor recommends that:

1. City Council adopt the recommendations contained in Confidential Attachment 1 to this report from the City Solicitor.

2. City Council authorize the public release of the confidential recommendations contained in Confidential Attachment 1, along with the entirety of Confidential Appendix A and Confidential Appendix B to this report from the City Solicitor, if adopted by City Council.

3. City Council direct that all other information contained in Confidential Attachment 1 to this report from the City Solicitor is to remain confidential at the discretion of the City Solicitor, as it contains advice which is subject to solicitor-client privilege.

On July 24, 2024, the City received Official Plan Amendment and Zoning By-law Amendment applications for the lands at 250, 252, 254, and 258 Viewmount Avenue to permit the construction of a 40-storey residential building with 477 dwelling units.

On January 16, 2025, the applicant appealed City Council's neglect or failure to make a decision on the Applications to the Ontario Land Tribunal.

The City Solicitor requires further directions in respect of an upcoming Ontario Land Tribunal hearing scheduled for April 13, 2026. This matter is urgent and should not be deferred.

The City Solicitor recommends that:

1. City Council adopt the recommendations contained in Confidential Attachment 1 to this report from the City Solicitor.

2. City Council direct that Confidential Attachment 1 and Confidential Appendix A to this report from the City Solicitor remain confidential at the discretion of the City Solicitor, as they contain advice that is subject to solicitor-client privilege and relates to matters that are the subject of potential litigation.

On August 15, 2022, the City passed a Development Charges By-law, being By-law 1137-2022. The Development Charges By-law was appealed to the Ontario Land Tribunal by five appellants.

The Tribunal convened two Case Management Conferences on March 10, 2023 and June 26, 2023. Following the Case Management Conferences, there remains one outstanding appellant of the Development Charges By-law, being Dunpar Developments Incorporated. The Tribunal ordered that the hearing be phased with the first phase of the hearing scheduled for 14 days commencing on June 1, 2026. Exchange of witness lists are required by February 23, 2026.

Given the procedural timelines in advance of the Hearing, this matter is urgent and should not be deferred.

The Chief Financial Officer and Treasurer has been consulted on this report.

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

1. City Council approve the alterations to the designated heritage property at 353 to 355 Sherbourne Street and 157 Carlton Street, with conditions, in accordance with Part V, Section 42 of the Ontario Heritage Act, to allow for the construction of a new 48-storey residential tower and 4-storey mixed use podium with such alterations to the designated property substantially in accordance with the plans and drawings dated December 2, 2025 prepared by KPMB Architects and on file with the Senior Manager, Heritage Planning, and the Heritage Impact Assessment dated December 2, 2025 prepared by ERA Architects Inc., and on file with the Senior Manager, Heritage Planning, all subject to and in accordance with the Conservation Plan satisfactory to the Senior Manager, Heritage Planning, and subject to the conditions as set out below:

a. that the related site-specific Official Plan Amendment and Zoning By-law Amendment bringing about the proposed alterations have been enacted by City Council and have come into full force and effect in a form and with content acceptable to City Council, as determined by the Chief Planner and Executive Director, City Planning, in consultation with the Senior Manager, Heritage Planning;

b. the owner shall:

1. enter into a Heritage Easement Agreement with the City for the property at 353-355 Sherbourne Street and 157 Carlton Street, substantially in accordance with the plans and drawings dated December 2, 2025 prepared by KPMB Architects and the Heritage Impact Assessment prepared by ERA Architects Inc., dated December 2, 2025, all on file with the Senior Manager, Heritage Planning, subject to and in accordance with the Conservation Plan required in Recommendation 1.b.2, to the satisfaction of the Senior Manager, Heritage Planning, including execution and registration of such agreement to the satisfaction of the City Solicitor; and

2. provide a detailed Conservation Plan, prepared by a qualified heritage consultant that is substantially in accordance with the conservation strategy set out in the Heritage Impact Assessment for the property at 353-355 Sherbourne Street and 157 Carlton Street to the satisfaction of the Senior Manager, Heritage Planning;

c. prior to the issuance of any permit for all or any part of the property at 353-355 Sherbourne Street and 157 Carlton Street, including a heritage permit or a building permit, but excluding permits for repairs and maintenance and usual and minor works for the existing heritage building as are acceptable to the Senior Manager, Heritage Planning, the owner shall:

1. have entered into a Heritage Easement Agreement with the City required in Recommendation 1.b.1 for the property at 353-355 Sherbourne Street and 157 Carlton Street, including registration on title of such agreement, to the satisfaction of the City Solicitor;

2. have obtained final approval for the necessary Official Plan Amendment and Zoning By-law Amendments, and such Amendments to have come into full force and effect;

3. provide a Heritage Lighting Plan that describes how the exterior of the heritage property will be sensitively illuminated to enhance its heritage character to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such a plan to the satisfaction of the Senior Manager Heritage Planning;

4. provide an Interpretation Plan for the subject property, to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such plan to the satisfaction of the Senior Manager, Heritage Planning;

5. provide a detailed Landscape Plan for the subject property, satisfactory to the Senior Manager, Heritage Planning;

6. submit a Signage Plan for the proposed development to the satisfaction of the Senior Manager, Heritage Planning;

7. provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Conservation Plan required in Recommendation 1.b.2, including a description of materials and finishes, to be prepared by the project architect and a qualified heritage consultant to the satisfaction of the Senior Manager, Heritage Planning; and

8. provide a Letter of Credit, including provision for upwards indexing, in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Planning, to secure all work included in the approved Conservation Plan and Interpretation Plan;

d. prior to the release of the Letter of Credit required in Recommendation 1.c.8, the owner shall:

1. provide a letter of substantial completion prepared and signed by a qualified heritage consultant confirming that the required conservation work and the required interpretive work has been completed in accordance with the Conservation and Interpretation Plans and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Planning; and

2. provide replacement Heritage Easement Agreement photographs to the satisfaction of the Senior Manager, Heritage Planning.

2. City Council authorize the City Solicitor to introduce the necessary Bill in Council authorizing the entering into of a Heritage Easement Agreement for the property at 353 to 355 Sherbourne Street and 157 Carlton Street.

3. City Council authorize the City Solicitor and City staff to take all necessary actions to implement City Council's decision.

This report recommends that City Council approve the alterations proposed for the property known as St. Luke's United Church at 353 to 355 Sherbourne Street and 157 Carlton Street, designated under Part V of the Ontario Heritage Act, in connection with an Official Plan and Zoning By-law Amendment application on the subject property, and that Council grant authority for the City to enter into a Heritage Easement Agreement with the owner.

The subject property is located within the Cabbagetown Northwest Heritage Conservation District and contains the St. Luke's United Church complex. The property is identified in the Heritage Conservation District Plan as a significant building that contributes to the heritage character of the primarily residential district.

The church, designed by Canadian architects Langley and Burke in 1887 as the Sherbourne Street Methodist Church has undergone a series of alterations and additions over the years. In 1912, a Sunday school, also designed by Langley and Burke, was added to the northeast corner. A narthex, designed by Toronto architects Wickson and Gregg, was added to the front of the church in 1929 and a gymnasium was constructed in 1962 in the south portion of the site to the design of Toronto architects Parrott, Tambling and Witmer.

In 2022 City Council approved alterations to this property under Section 42 of the Ontario Heritage Act in connection with an Official Plan and Zoning By-law Amendment to allow for the construction of a 12-storey “U-shaped” mixed-use building that would contain affordable housing. This scheme included extensive changes to the subject property that included the removal of the narthex, the gymnasium and portions of the Sunday School Building.

The current application includes a similar conservation strategy to the previously approved scheme, however the development now proposes a 48-storey mixed-use building that no longer has a “U-shaped” form. It includes a 4-storey podium that is higher and stepped back further than the podium that was approved in 2022. The new building would contain approximately 440 residential dwelling units (including a minimum of 30 percent affordable dwelling units).

City Council will introduce General Bills and Confirming Bills.