Decisions

The Planning and Housing Committee recommends that:

1. City Council repeal and replace Site-specific Zoning By-law 1067-2024 for the lands municipally known as 150 Queens Wharf Road substantially in accordance with the draft Zoning By-law Amendment, included as Attachment 6 to the report (February 10, 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 February 26, 2026 and notice was given in accordance with the Planning Act.

This report recommends approval of an application by Toronto Community Housing Corporation (TCHC) to amend the Zoning By-law to permit a 37-storey mixed-used building with 268 rental dwelling units (including up to 80 affordable units). The site will also include a new EarlyON Centre with programmable outdoor space, as well as an east-west pedestrian connection through the site linking Queens Wharf Road to the future Lower Garrison Creek Park.

In 2021, City Council approved a 29-storey building with 282 rental dwelling units on this site as one of the six sites included in Phase Two of the Housing Now Initiative (now part of the Toronto Builds Framework). Once Council recommendations relating to infrastructure were resolved, site-specific Zoning By-law 1067-2024 was enacted. The revised proposal continues to deliver new affordable housing on a City-owned site and further advances the City’s priority of building adequate and affordable housing for all Torontonians.

The proposal is consistent with the Provincial Planning Statement (2024) and conforms to the City’s Official Plan including the Downtown Plan and the Railway Lands West Secondary Plan.

The Planning and Housing Committee recommends that:

1. City Council amend the Official Plan for the lands municipally known as 21 Windermere Avenue substantially in accordance with the draft Official Plan Amendment included as Attachment 5 to the report (February 10, 2026) from the Executive Director, Development Review.

2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 21 Windermere Avenue substantially in accordance with the draft Zoning By-law Amendment included as Attachment 6 to the report (February 10, 2026) from the Executive Director, Development Review.

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 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 21 Windermere Avenue from Permit Parking.

The Planning and Housing Committee held a Statutory Public Meeting on February 26, 2026 and notice was given in accordance with the Planning Act.

This report recommends approval of the Toronto Builds application to amend the Official Plan and Zoning By-law to permit two mixed use buildings of 35 and 20 storeys with 649 residential units, including 154 rent-geared-to-income rental replacement units. The development incorporates retail and community uses at grade, publicly-accessible spaces, indoor and outdoor amenity space, and shared pick-up and drop-off facilities.

The Planning and Housing Committee recommends that:

1. City Council approve the Rental Housing Demolition Application File Number 25 256278 STE 04 RH in accordance with Chapter 667 of the Toronto Municipal Code and pursuant to Section 111 of the City of Toronto Act, 2006 to permit the demolition of 154 existing social housing units located at 1-154 Swansea Mews (21 Windermere Avenue), subject to the following conditions:

a. The owner shall provide and maintain no less than 154 replacement social housing units with rents geared-to-income on the subject site for a period of at least 99 years beginning from the date that each replacement social housing 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 social housing units required by Recommendation 1.a. above shall be comprised of 20 one-bedroom units, 30 two-bedroom units, 68 three-bedroom units, 26 four-bedroom units and 10 five-bedroom units, as generally illustrated in the plans submitted to City Planning dated November 7, 2025. Any revision to these plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning;

c. The owner shall provide tenant relocation assistance to all Eligible Tenants of the 154 existing social housing units proposed to be demolished at 1-154 Swansea Mews (21 Windermere Avenue), including the right to return to occupy a replacement social housing unit to the satisfaction of the Chief Planner and Executive Director, City Planning and Executive Director, Housing Secretariat, and as further detailed in the Tenant Relocation and Assistance Implementation Plan;

d. The owner shall provide tenants of all 154 replacement social housing units with access to, and use of, all indoor and outdoor amenities in the proposed 35-storey and 20-storey mixed use buildings and 5-8 storey mid-rise 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; and

e. 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.d. 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 154 existing social housing units located at 1-154 Swansea Mews (21 Windermere Avenue) after all the following have occurred:

a. All conditions in Recommendation 1 above have been fully secured in an agreement pursuant to Section 111 of the City of Toronto Act, 2006 all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning;

b. The Official Plan and Zoning By-law Amendments for application 25 250881 STE 04 OZ have come into full force and effect; and

c. The owner has provided Typical Unit Layouts for the replacement social housing units, to the satisfaction of the Chief Planner and Executive Director, City Planning.

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 1-154 Swansea Mews (21 Windermere Avenue) after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 2 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to section 6.2 of Chapter 363, on condition that:

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

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

c. The owner erects the proposed buildings on the site no later than four (4) years from the date that the demolition of the existing social housing 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.

6. City Council in its capacity as Service Manager under section 161(2) of the Housing Service Act, 2011, consent to the demolition of 1-154 Swansea Mews (21 Windermere Avenue) by Toronto Community Housing Corporation for the purpose of redevelopment.

The Planning and Housing Committee held a Statutory Public Meeting on February 26, 2026 and notice was given in accordance with the City of Toronto Act.

This report recommends that City Council approve a Rental Housing Demolition application which proposes to demolish 154 social housing units located at 1-154 Swansea Mews (21 Windermere Avenue). The 154 social housing units are proposed to be replaced as part of the new development on the site. The proposal includes a Tenant Relocation and Assistance Implementation Plan (TRAIP) that addresses the right of existing tenants to return to replacement social housing units at similar rents, and provides moving assistance, including moving services and other support to assist with moving into a new replacement unit.

In June 2022, following an incident of structural failure, the Chief Building Official issued an Emergency Order under the authority of the Building Code Act, 1992 deeming the 154 existing social housing units located on the site to be unsafe for occupancy. At the time, 115 of the 154 units were occupied and all tenants were relocated to other TCHC units by July 2022. A total of 109 tenant households have signed relocation agreements with a right to return to a replacement unit.

At its meeting of April 23 and 24, 2025, City Council adopted Item PH20.8 - Swansea Mews Initial Development Proposal, which requested TCHC submit a Rental Housing Demolition and Conversion application to demolish the existing uninhabitable vacant 154 social housing units located at Swansea Mews, and address replacement obligations and provide an acceptable Tenant Relocation and Assistance Implementation Plan in conjunction with an Official Plan Amendment and Zoning By-Law Amendment application.

The proposed development is the subject of a related Official Plan and Zoning By-law Amendment application (25 250881 STE 04 OZ). The proposed development would permit 35-storey and 20-storey mixed use buildings and a 5-8 storey mid-rise with 649 dwelling units, including 154 replacement social housing units. Approval reports for the Official Plan and Zoning By-law Amendment application have been advanced concurrently with this Rental Housing Demolition application approval report.

This report recommends approval of the Rental Housing Demolition application under Chapter 667 of the Toronto Municipal Code and the demolition permit under Chapter 363 of the Toronto Municipal Code, subject to conditions.

This report also recommends that City Council in its capacity as Service Manager under section 161(2) of the Housing Service Act, 2011, consent to the demolition of 1-154 Swansea Mews (21 Windermere Avenue) by Toronto Community Housing Corporation for the purpose of redevelopment.

The Planning and Housing Committee recommends that:

1. City Council amend the Official Plan for the lands municipally known as 3 and 5 Leila Lane, 1-87 Bredonhill Court, 1 Replin Road, 31-109 Bagot Court, 1-97 Dorney Court, 2A and 2-8 Flemington Road, 21-39 Varna Drive, 22 Varna Drive substantially in accordance with the draft Official Plan Amendment included as Attachment 5 to the report (February 10, 2026) from the Executive Director, Development Review.

2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 3 and 5 Leila Lane, 1-87 Bredonhill Court, 1 Replin Road, 31-109 Bagot Court, 1-97 Dorney Court, 2A and 2-8 Flemington Road, 21-39 Varna Drive, 22 Varna Drive substantially in accordance with the draft Zoning By-law Amendment included as Attachment 6 to the report (February 10, 2026) from the Executive Director, Development Review.

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 Amendments as may be required.

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

5. 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 8 to the report (February 10, 2026) from the Executive Director, Development Review.

The Planning and Housing Committee held a Statutory Public Meeting on February 26, 2026 and notice was given in accordance with the Planning Act.

This Report recommends approval of an application submitted by Toronto Community Housing Corporation (TCHC) to amend the Official Plan including the Lawrence Allen Secondary Plan and Zoning by-law to permit the second phase of the Lawrence Heights Revitalization. The amendments would facilitate, as proposed, an 8 building, mixed-use development with heights ranging from 6 to 28 storeys (22 to 90 metres, excluding mechanical penthouses), a 4-storey (25 metre) community recreation centre, and parkland.

TCHC has over two decades of experience in the successful revitalization of its communities, in partnership with residents. TCHC revitalization projects play a central role within the delivery of the HousingTO 2020-2030 Action Plan, in helping meet goals for maintaining social housing and adding to new affordable rental housing supply. This include a wholistic approach to pre-development, design, construction, and community engagement and relocation. TCHC’s 10-year development plan, in partnership with the City, aims to deliver over 10,000 new homes in our city by 2035. Lawrence Height is a critical site within this development plan. 

This redevelopment will include 2,000 square metres of non-residential gross floor area and a total of 1,747 dwelling units, including the replacement of 277 social housing units, and the creation of 150 new TCHC affordable units, 44 new TCHC seniors units, 316 affordable non-profit housing units and 960 market units.

An Official Plan Amendment is required to redesignate lands from Neighbourhoods A to Apartment Neighbourhoods A, permit the proposed built form, the replacement of social housing, and amend matters of implementation related to the contents and timing of the rezoning and subdivision of land.  An amendment to Map 17 of the Official Plan is also required to redesignate the lands to Apartment Neighbourhoods.

A related draft Plan of Subdivision application seeks to permit the realignment of existing streets, and the creation of two new streets, three park blocks and five development blocks to implement the site-specific zoning. The draft Plan of Subdivision application is presently under review by staff and the purpose of this report is to seek comments from the public.

Further, a related rental housing demolition application has been submitted in support of the applications. The staff report for this application is being considered at the same meeting.

The proposed official plan and zoning amendments are consistent with the Provincial Planning Statement (2024) and conforms to the City's Official Plan and the Lawrence-Allen Secondary Plan. The proposal represents good planning and achieves several City building objectives.

The Planning and Housing Committee recommends that:

1. City Council approve the Rental Housing Demolition Application File Number 25 266763 NNY 08 RH in accordance with Chapter 667 of the Toronto Municipal Code and pursuant to Section 111 of the City of Toronto Act, 2006 to permit the demolition of 121 existing rental dwelling units located at 1-97 Dorney Court, 2-8 Flemington Road and 21-39 Varna Drive, subject to the following conditions:

a. The owner shall provide and maintain no less than 175 replacement social housing units with rents geared-to-income within the Lawrence Heights Phase 2 lands, in addition to the 102 replacement social housing units secured on the Lawrence Heights Phase 2 lands through NY11.3, for a period of at least 99 years beginning from the date that each replacement social housing 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; and

b. The 175 Phase 2 replacement social housing units required by Recommendation 1.a. above shall be comprised of 127 one-bedroom units, 34 three-bedroom units, and 14 four-bedroom units, as generally illustrated in the architectural plans submitted to City Planning dated December 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 provide and maintain no less than 10 replacement social housing units with rents geared-to-income within the Lawrence Heights Phase 3 lands for a period of at least 99 years beginning from the date that each replacement social housing 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;

d. The 10 Phase 3 replacement social housing units required by Recommendation 1.c. above shall be comprised of 10 five-bedroom units. The location, unit sizes and layouts of these 10 replacement social housing units shall be to the satisfaction of the Chief Planner and Executive Director, City Planning;

e. The owner shall provide tenant relocation assistance to all Eligible Tenants of the 121 existing social housing units proposed to be demolished at 1-97 Dorney Court, 2-8 Flemington Road and 21-39 Varna Drive, including the right to return to occupy a replacement social housing unit to the satisfaction of the Chief Planner and Executive Director, City Planning and Executive Director, Housing Secretariat, and as further detailed in the Tenant Relocation and Assistance Implementation Plan;

f. The owner shall provide tenants of all 175 replacement social housing units with access to, and use of, all indoor and outdoor amenities within the proposed Phase 2 buildings at no extra charge. Access to, and use of, these amenities shall be on the same terms and conditions as any other resident of the building without the need to pre-book or pay a fee, unless specifically required as a customary practice for private bookings;

g. The owner shall enter into, and register on title to the lands at 1-97 Dorney Court, 2-8 Flemington Road and 21-39 Varna Drive and any additional lands that comprise the Lawrence Heights Phase 2 and 3 Revitalization (Lawrence Heights Phase 2 and Phase 3 lands), one or more agreements pursuant to Section 111 of the City of Toronto Act, 2006, to secure the conditions outlined in Recommendations 1.a. through 1.f. 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 phased 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 121 existing rental dwelling units located at 1-97 Dorney Court, 2-8 Flemington Road and 21-39 Varna Drive after all of 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 25 251661 NNY 08 OZ have come into full force and effect;

c. The Tenant Relocation and Assistance Implementation Plan has been approved by the Chief Planner and Executive Director, City Planning and Executive Director, Housing Secretariat;

d. The owner has provided Typical Unit Layouts for the replacement social housing units, to the satisfaction of the Chief Planner and Executive Director, City Planning; and

e. The owner has confirmed, in writing, that all existing social housing 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 for the lands at 1-97 Dorney Court, 2-8 Flemington Road and 21-39 Varna Drive 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 1-97 Dorney Court, 2-8 Flemington Road and 21-39 Varna Drive, 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 replacement units on the Lawrence Heights Phase 2 lands no later than four (4) years from the date that the demolition of the existing social housing units commences, subject to the timeframe being extended to the discretion of the Chief Planner and Executive Director, City Planning; and

d. Should the owner fail to complete the replacement social housing units 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 one or more Section 111 Agreement(s) and other related agreements.

The Planning and Housing Committee held a Statutory Public Meeting on February 26, 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 121 existing social housing units within townhouses at 1-97 Dorney Court, four two-storey residential rental apartment buildings at 2-8 Flemington Road and ten single-detached homes at 21-39 Varna Drive. The 175 social housing units are proposed to be replaced by Toronto Community Housing Corporation (TCHC) as part of Phases 2 and 3 of the Lawrence Heights revitalization, which is part of the Toronto Builds initiative. The proposal includes a Tenant Relocation and Assistance Implementation Plan (TRAIP) that addresses the right of existing tenants to return to replacement social housing units at similar rents.

The proposed development on the site is the subject of a related Official Plan and Zoning By-law Amendment application (25 251661 NNY 08 OZ) and a Plan of Subdivision application (25 251663 NNY 08 SB) for the entirety of Phase 2 lands. Phase 2 of the Lawrence Heights revitalization includes the replacement of 277 social housing units, 150 new TCHC affordable units, 44 new TCHC seniors' units, 316 affordable non-profit housing units and 960 market units for a total of 1,747 units. The 277 proposed Phase 2 replacement social housing units include: 111 units proposed to be demolished as part of this report (25 266763 NNY 08 RH), 102 units previously approved for demolition as part of Phase 2A at 3 and 5 Leila Lane, and 31-109 Bagot Court (23 174083 NNY 08 RH) and 64 units at 14-20 Flemington Road, which are part of Phase 4. The remaining 10 units proposed for demolition as part of this report will be replaced in Phase 3 of the revitalization.

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

The Planning and Housing Committee recommends that:

1. City Council endorse the North York at the Centre Final Options and Directions Report, found in Attachment 1 to the report (November 19, 2025) from the Chief Planner and Executive Director, City Planning, and the Executive Director, Development Review, as the basis for the next phase of community engagement and direct staff to continue working with the Ward Councillor on the community engagement program for the Secondary Plan update in Phase 3 of the study.

2. City Council direct the Chief Planner and Executive Director, City Planning and the Executive Director, Development Review to report back to Planning and Housing Committee in the first quarter of 2027 with recommended Official Plan Amendments for the North York Centre Secondary Plan and accompanying Urban Design Guidelines and an Infrastructure Implementation Strategy.

3. City Council request the Executive Director, Development Review, in consultation with other City Divisions, to consider the policy directions from the North York at the Centre Options and Directions Report, found in Attachment 1 to the report (November 19, 2025) from the Chief Planner and Executive Director, City Planning, and the Executive Director, Development Review, in the review of development applications to support consistent planning outcomes during the interim period prior to the adoption of an updated Secondary Plan for North York Centre.

4. City Council direct the Chief Planner and Executive Director, City Planning to share the North York at the Centre: Final Options and Directions Report (November 2025) and the Community Services and Facilities Strategy (October 2025) with the Ontario Ministry of Health, including Ontario Health, the Ontario Ministry of Education, and the relevant school boards, as input to their capital planning processes to ensure that required health and education facilities are planned and delivered over time to support the area’s projected population growth, including consideration of adding one high school to support the Avondale neighbourhood and the creation of a health hub with co-located seniors and social services.

5. City Council direct the General Manager, Parks and Recreation, in consultation with the Chief Planner and Executive Director, City Planning, to explore alternative approaches for delivering community recreation services and facilities based on the uncertain timeline for the new Newtonbrook Community Recreation Centre, including options such as satellite locations, co-location with other facilities, improvements to existing facilities, phased construction, and any related capital and operating impacts, and to report to Executive Committee as part of the Parks and Recreation Facilities Plan Implementation Strategy in 2027.

6. City Council request the General Manager, Parks and Recreation, in consultation with the Chief Planner and Executive Director, City Planning, the Toronto District School Board, and other relevant divisions and agencies, to identify and evaluate opportunities to support the potential expansion, modernization, and long-term capacity needs of Mitchell Field Community Centre, including consideration of potential partnerships or co-location opportunities, including the opportunity to build shared facilities with McKee Public School, in recognition of its strategic location to serve both existing residents and future growth in North York Centre and the broader Willowdale community, and to report to Executive Committee as part of the Parks and Recreation Facilities Plan Implementation Strategy in 2027.

7. City Council request the Executive Director, Social Development, and the Executive Director, Corporate Real Estate Management, to assess the feasibility of establishing a temporary location to incubate the operations of the planned Association of Community Centres Board of Management at 45-47 Sheppard Avenue East prior to the development of the permanent facility, and to report back to the Economic and Community Development Committee as part of the Association of Community Centres Facilities and Operations Plan in 2028.

8. City Council request the Board of Directors, CreateTO to direct the Chief Executive Officer, CreateTO, in consultation with appropriate City Officials such as the Fire Chief and General Manager, Toronto Fire Services, Chief and General Manager, Toronto Paramedics Services, the Chief of Police, Toronto Police Service, and the Executive Director, Corporate Real Estate Management, to:

a. assess the need to replace or expand emergency services facilities, such as paramedic services stations, fire stations, and/or police stations within the North York Secondary Plan boundary, informed by anticipated growth outlined in the secondary plan; and

b. work with the appropriate City Official(s) to advance any necessary business cases, including associated funding requirements through the budget process, with consideration of stations within podiums of mixed-use buildings as a model of delivery.

9. City Council request the General Manager, Economic Development and Culture to review and report back to the Economic and Community Development Committee on opportunities to apply the City’s cultural and economic strategies, including Culture Connects: An Action Plan for Culture in Toronto and Sidewalks to Skylines: A 10-Year Action Plan for Toronto’s Economy, within North York Centre to support current and future growth, including:

a. as part of the progress report for Cultural Connects: An Action Plan for Culture in Toronto (2025 – 2035) in 2027, on findings from the Cultural Infrastructure Study, details of opportunities to plan for and deliver a community-accessible performance and cultural space that is affordable, flexible, and multi-purpose, including meanwhile and adaptive re-use of vacant commercial space for use by artists and arts organizations;

b. in Phase 3 of the secondary plan, identify existing data on the economic impact of North York Centre as a work and culture hub, determine if further analysis is needed, and include economic development strategies to support the continued retention and viability of office space in North York Centre, along with expansion strategies as work patterns and office real estate markets evolve, recognizing its role as the largest concentration of office space beyond Downtown Toronto; and

c. a review of the economic and cultural needs and opportunities in Centres outside Downtown and report back on the feasibility of a coordinated working group approach to support economic and cultural development across Centres outside of Downtown core, with a report back as part of the annual progress report of Culture Connects and Sidewalks to Skylines in 2027.

10. In recognition of the critical role played by Mel Lastman Square and Yonge Street as the heart of North York Centre, City Council request that the Chief Planner and Executive Director, City Planning work with the Executive Director, Corporate Real Estate Management and General Manager, Transportation Services, to:

a. ensure the Infrastructure Implementation Strategy for North York Centre that will be prepared in Phase 3 reflects coordination requirements for Transform Yonge and potential future improvements to Mel Lastman Square; and

b. undertake a Public Space Public Life Study of Mel Lastman Square to inform the future vision for the Square incorporating the findings of the forthcoming North York Centre Cultural Heritage Resource Assessment.

c. based on the findings of Public Space Public Life Study of Mel Lastman Square, and utilizing a design-focussed procurement process, explore the feasibility of a design concept that creates a landmark that harmonizes a visionary Mel Lastman Square and Transform Yonge design to create a destination in Downtown North York that will spur economic and cultural development to support current density and future growth.

11. City Council request the General Manager, Transportation Services, to investigate the feasibility of implementing Smart Traffic Signals at major signalized intersections within the North York Centre study area; and the feasibility of deploying Intelligent Intersections devices at key locations in the study area to assess current traffic and traffic-pattern changes associated with anticipated population growth. 

12. City Council request that the Chief Planner and Executive Director, City Planning, and Executive Director, Development Review consider the following as part of Phase 3 of the development of the North York Centre Secondary Plan, and that these matters be included as part of the Phase 3 consultations:

a. potential opportunities to reconfigure parkland priority areas around Bishop Park, Glendora Park/Wilket Trail and Hendon Park;

b. the potential for additional height and density in the area bounded by Bishop Avenue, Pemberton Avenue, Kenneth Avenue and Willowdale Avenue;

c. the potential for modifying the permitted land uses along Empress Avenue to support Mid-rise uses within 500 metres of the transit station and Low-Rise and Neighbourhoods outside of the 500 metre radius;

d. the potential to reinforce the established retail main street along Willowdale Avenue between Sheppard Avenue East and Empress Avenue by extending the Priority Retail Street along Willowdale Avenue from Sheppard Avenue East to Empress Avenue and removing any retail requirements along Willowdale Avenue north of Empress Avenue;

e. the potential of maintaining the Neighbourhoods designation along Willowdale Avenue between Finch Avenue East and Empress Avenue that are outside the PMTSA boundary; and,

f. potential opportunities to prioritize parkland expansion of Mitchell Field Park.

13. City Council direct the Chief Planner and Executive Director, City Planning and Executive Director, Development Review, in consultation with the General Manager, Children’s Services, to review and consider how forthcoming North York Centre Secondary Plan policies and related implementation tools can be strengthened to secure new licensed child care centres within the North York Centre area through development approvals, community benefits, and public private partnerships, and to report back through the Implementation Strategy on potential funding and delivery mechanisms including exploring funding opportunities to support the future growth and expansion of child care, considering City priorities and available resources.

14. City Council request the Chief Planner and Executive Director, City Planning and Executive Director, Development Review, to assess wind impacts on the public realm as part of the Wind Study for North York Centre that will be completed in Phase 3, and explore possible policies and design strategies to mitigate wind impacts in the public realm as part of the updated North York Centre Secondary Plan and Urban Design Guidelines to be developed in Phase 3 and to inform the redesign of Mel Lastman Square and design of Transform Yonge.

15. City Council request that the General Manager, Toronto Water assess impacts of proposed increased density on basement flooding as part of the Servicing Analysis for North York Centre that will be completed in Phase 3, identify if potential development would have any impact on the results and recommendations identified through completed Basement Flooding Studies for the area, and to report back through the Implementation Strategy on potential funding and delivery mechanisms for any work required.

16. City Council request the Deputy City Managers, in consultation with Chief Financial Officer and Treasurer and local councillors to explore how City services and infrastructure within Centres may be planned for and delivered in a way to ensure that they receive adequate and equitable City services and infrastructure to support existing density and future growth and transformation over time, including consideration of evolving service and infrastructure needs, with North York Centre specific opportunities to be considered through the Phase 3 Infrastructure Implementation Strategy.

17. City Council request that the Chief Planner and Executive Director, City Planning and Executive Director, Development Review in collaboration with the General Manager, Transportation Services, and in consultation with local school parent councils, identify future bikeways within the North York Centre Secondary Plan area as part of Phase 3 of the North York Centre Secondary Plan Update to enable safe and convenient cycling access for students travelling to local schools.

On January 19, 2021, the Planning and Housing Committee adopted Item 2021.PH20.2 and directed City Planning to review the North York Centre Secondary Plan. This report summarizes the first two phases of community engagement for that review, known as 'North York at the Centre', and proposes guiding principles and directions for updating the Secondary Plan in the next phase of work.

The existing North York Centre Secondary Plan was adopted in 1997 and has shaped significant development and public investment in the area for nearly three decades. North York Centre is now home to more than 50,000 residents and nearly 35,000 employees, making it the largest office-based employment hub in Toronto outside of Downtown. It also plays a key role in welcoming newcomers, with over three quarters of its residents born outside of Canada.

While the original vision to create a downtown for North York has largely been achieved, development pressure continues. North York Centre remains a desirable place to live, work and play, with reliable transit connections and access to shops, services, public spaces, and community facilities. To support and address continued growth pressures in and surrounding North York Centre, updated policies are needed. These will help guide development over the coming decades and ensure the plan is consistent with current Provincial policy and regulations, which have changed significantly over the last two decades.

Over 1,000 attendees participated in seven public meetings held in Phases 1 and 2 of the project. Online engagement was also strong, with over 1,300 people participating in surveys and a community mapping exercise. Ten community pop-ups helped raise project awareness, and 555 people signed up to receive e-updates. The North York Centre Local Advisory Committee (LAC) met five times to review project materials, provide feedback and receive training to host six workshops within their own communities and organizations. Through the various engagement activities, a wide range of diverse residents, including those from equity-deserving groups, provided input into the project. Additionally, to support truth and reconciliation, Phases 1 and 2 included meetings with First Nations (the Mississaugas of the Credit First Nation and Six Nations of the Grand River), the Toronto Aboriginal Support Services Council, and local Indigenous communities.

Three overarching lenses and five guiding principles were identified in Phase 1 to guide the review, based on community input and analysis of North York Centre's unique context. The Recommended Option, outlined in Attachment 1, builds on these foundations, with consideration for community feedback on preliminary options and recent changes to Official Plan policies for Protected Major Transit Station Areas (PMTSAs). The Recommended Option proposes to:

- Expand the Secondary Plan boundary to include PMTSAs along TTC Line 1 and the area east to Willowdale Avenue. New mixed use and building height permissions in the boundary expansion area would facilitate a greater mix of housing types, provide a gradual height transition that mitigates existing wind conditions, improve east-west connectivity and create a more complete community structure.

- Green the public realm by planting more street trees and adding soft landscaping, while expanding parkland in strategic locations to create larger parks that can support a wider range of community programming.

- Introduce greater flexibility for new residential and non-residential uses, while continuing to protect and grow North York Centre’s role as an employment hub.

- Celebrate and support the range of uses that make North York Centre a destination for people across the city -- including arts and culture, retail, civic spaces and institutional services.

Details about how the draft options were evaluated, along with a description of the Recommended Option, are provided in the Final Options and Directions Report (Attachment 1). A Community Services and Facilities (CS&F) Strategy (Attachment 2) outlines the investments required to support the level of growth proposed in the Recommended Option.

Pending Council's direction, Phase 3 of the study will begin in January 2026 and be completed in Q1 2027. This phase will include updates to Secondary Plan policies and a range of supporting technical studies and modelling, including for transportation, servicing, sun/shadow and wind. The Recommended Option will act as a baseline for the additional analysis to be undertaken. Phase 3 will also include a Cultural Heritage Resource Assessment, Urban Design Guidelines, and an Infrastructure Implementation Strategy that outlines how and when transportation, servicing and community facilities will be delivered to support future growth. Community engagement will continue in Phase 3, providing opportunities for local residents, businesses, interested parties and Indigenous communities to review and provide feedback on draft materials and policies before they are finalized.

The Planning and Housing Committee recommends that:

Advancing Partnerships to Build New Supportive Homes

1. City Council authorize the Executive Director, Housing Development Office, in consultation with Executive Director, Housing Secretariat to provide capital grant funding from the 2026-2035 Capital Budget and Plan for the Housing Secretariat and the Housing Development Office in an amount not to exceed $8,100,000 to be used by the City for the creation of 54 supportive homes on lands leased from the University Health Network ("Dunn House 2").

2. City Council acknowledge the Government of Ontario’s announcement of $2.6 million in operating funding for support services at Dunn House 2, and re-iterate its request that the Government of Ontario maintain its previous commitment to partner with the City of Toronto to create new supportive homes for people experiencing or at risk of homelessness, by:

a. Providing sufficient operating funding for any net new supportive homes, including those funded by Build Canada Homes and any other capital sources;

b. Providing an additional investment of $16 million in 2026, and $23 million in 2027 and annually thereafter for housing benefits and support services for over 700 new supportive homes funded and under construction; and

c. Maintaining existing investments through the Homelessness Prevention Program to ensure ongoing stability of housing and supports in occupied supportive homes.

3. City Council authorize the Deputy City Manager, Corporate Services to approve any amendments or additional terms required to finalize the long-term nominal lease with University Health Network for the residential properties as described and authorized in Part 5 of City Council’s decision on Item PH35.21 in the report dated June 23, 2022 from the Executive Director, Housing Secretariat and Executive Director, Corporate Real Estate Management, for the purpose of the operation and/or redevelopment of a range of housing including affordable and supportive housing, as deemed appropriate by the Executive Director, Corporate Real Estate Management, in consultation with the Executive Director, Housing Development Office and Executive Director, Housing Secretariat and in a form satisfactory to the City Solicitor.

4. City Council authorize the Executive Director, Housing Secretariat, in consultation with the Executive Director, Housing Development Office, to select a qualified non-profit housing provider(s) (on either a competitive or non-competitive basis, as determined by the Executive Director, Housing Secretariat) to sub-lease and operate the supportive homes at Dunn House 2, and the affordable homes at the University Health Network owned sites referenced in Recommendation 3 above.

5. City Council authorize the Executive Director, Housing Secretariat, in consultation with the Executive Director, Housing Development Office, to negotiate and execute, on behalf of the City, a municipal capital facility agreement(s) (the “Contribution Agreement”), with the non-profit housing provider(s) selected under Recommendation 4 above, for funding and financial incentives and to set out the terms of the operation of affordable rental housing, on terms and conditions satisfactory to the Executive Director, Housing Secretariat and in a form satisfactory to the City Solicitor.

6. City Council authorize the Executive Director, Corporate Real Estate Management to enter into a sub-lease(s) with the non-profit housing provider(s) selected under Recommendation 4 above, substantially on the major terms and conditions set out in Attachment 1 to the report (February 11, 2026) from the Executive Director, Housing Secretariat and Executive Director, Housing Development Office and such other terms as deemed appropriate by the Executive Director, Corporate Real Estate Management, in consultation with the Executive Director, Housing Secretariat and Executive Director, Housing Development Office and in a form satisfactory to the City Solicitor.

7. City Council authorize the Executive Director, Housing Secretariat, or their designate, in consultation with Executive Director, Housing Development Office, to execute, on behalf of the City, any security or financing documents required by the proponent(s) selected under Recommendation 4, as applicable, to secure conventional financing and subsequent refinancing, including any postponement, confirmation of status, discharge or consent documents where and when required during the term of the Contribution Agreement, as required by normal business practices, and provided that such documents do not give rise to financial obligations on the part of the City that have not been previously approved by City Council.

8. City Council authorize the Executive Director, Corporate Real Estate Management and/or the Deputy City Manager, Corporate Services, to execute the agreements relating to nominal lease transactions referenced in Recommendations 3 and 6 above, and any ancillary agreements and documents on behalf of the City of Toronto.

9. City Council authorize the Executive Director, Corporate Real Estate Management, in consultation with the Executive Director, Housing Secretariat and Executive Director, Housing Development Office, to negotiate, approve and execute, on behalf of the City, a nominal lease with Homes First Society or a related entity at 805 Wellington Street West - Building A, substantially on the major terms and conditions set out in Attachment 1 to the report (February 11, 2026) from Executive Director, Housing Secretariat and Executive Director, Housing Development Office, and such other terms as deemed appropriate by the Executive Director, Corporate Real Estate Management, in consultation with the Executive Director, Housing Secretariat and Executive Director, Housing Development Office, and in a form satisfactory to the City Solicitor.

10. City Council authorize the Executive Director, Housing Secretariat, in consultation with the Executive Director, Housing Development Office, to negotiate and execute on behalf of the City, a Contribution Agreement with Homes First Society or a related entity for 805 Wellington Street West - Building A, to set out the terms of the operation of the new affordable rental housing, on terms and conditions satisfactory to the Executive Director, Housing Secretariat and in a form approved by the City Solicitor.

11. City Council authorize the Executive Director, Housing Secretariat, or their designate, in consultation with Executive Director, Housing Development Office, to execute, on behalf of the City, any security or financing documents required by the Homes First Society to secure conventional financing for 805 Wellington Street West - Building A and subsequent refinancing, including any postponement, confirmation of status, discharge or consent documents where and when required during the term of the Contribution Agreement, as required by normal business practices, and provided that such documents do not give rise to financial obligations on the part of the City that have not been previously approved by City Council.

Expanding Partnerships with the Community Housing Sector

12. City Council authorize the Executive Director, Housing Secretariat and the Executive Director, Housing Development Office, jointly and severally, to undertake one or more competitive prequalification processes to select Indigenous or non-profit housing organizations (“Non-Profit Delivery Partners”) to be pre-qualified for opportunities to develop, finance and/or operate rent-controlled, affordable, rent-geared-to-income, and/or supportive homes on City-owned and/or City-leased land (“Affordable Housing Projects”) through a second-stage request for proposals process (“Second-Stage RFP”), and to:

a. establish and maintain one or more pre-qualified list(s) of Non-Profit Delivery Partners (the “Pre-qualified List”) through the prequalification process and add and remove Non-Profit Delivery Partners from the Pre-Qualified List from time to time in accordance with the prequalification process; and

b. enter into, on behalf of the City, framework agreements with the pre-qualified Non-Profit Delivery Partners to govern the terms of their participation in the Prequalified List, on terms and conditions satisfactory to the Executive Director, Housing Secretariat and the Executive Director, Housing Development Office, and in a form approved by the City Solicitor.

13. City Council authorize the Deputy City Manager, Development and Growth Services, when approving business cases and Non-Profit Delivery Partner selection processes for Toronto Builds Projects in accordance with Item 2025.EX25.1, to approve:

a. the use of a Second-Stage Request For Proposal to select a Non-Profit Delivery Partner from the Pre-Qualified List; or

b. a non-competitive process to select a Non-Profit Delivery Partner, provided that the Non-Profit Delivery Partner shall be on the Pre-qualified List and that the Deputy City Manager, Development and Growth Services is satisfied that the non-competitive procurement is required for one of the following reasons:

1. the Affordable Housing Project is required as a result of an emergency which would not reasonably permit a competitive selection process;

2. the delivery timelines for the Affordable Housing Project would not reasonably permit a competitive selection process without putting funding at risk;

3. only one Non-Profit Delivery Partner has the necessary expertise or capacity to deliver an Affordable Housing Project;

4. the selection of an organization other than the applicable Non-Profit Delivery Partner would cause significant inconvenience or substantial duplication of costs for the City; and/or

5. a competitive selection process has been conducted in good faith but has failed to identify a successful Non-Profit Delivery Partner for the Affordable Housing Project, or where the proposals received have been collusive.

14. City Council authorize the Executive Director, Housing Secretariat and/or the Executive Director, Housing Development Office, as applicable, where previously authorized by City Council to undertake any requests for proposals or other competitive processes to select Indigenous or non-profit organizations to develop, finance and/or operate Affordable Housing Projects, to:

a. issue a Second-Stage Request For Proposal to select a Non-Profit Delivery Partner from the Pre-qualified List; or

b. select a Non-Profit Delivery Partner on a non-competitive basis provided that the selected Non-Profit Delivery Partner is on the Pre-qualified List, and that the Deputy City Manager, Development and Growth Services is satisfied that the non-competitive procurement is required for one of the following reasons:

1. the Affordable Housing Project is required as a result of an emergency which would not reasonably permit a competitive selection process;

2. the delivery timelines for the Affordable Housing Project would not reasonably permit a competitive selection process without putting funding at risk;

3. only one Non-Profit Delivery Partner has the necessary expertise or capacity to deliver an Affordable Housing Project;

4. the selection of an organization other than the applicable Non-Profit Delivery Partner would cause significant inconvenience or substantial duplication of costs for the City; and/or

5. a competitive selection process has been conducted in good faith but has failed to identify a successful Non-Profit Delivery Partner for the Affordable Housing Project, or where the proposals received have been collusive.

15. City Council authorize the applicable City official(s) to negotiate and enter into any agreements authorized by City Council in respect of Affordable Housing Projects with Non-Profit Delivery Partners selected through the processes outlined in Recommendations 13 and 14 above, on the terms and conditions as set out in the applicable authorization from City Council and such other terms satisfactory to the applicable City official and in a form approved by the City Solicitor.

16. City Council direct the Executive Director, Housing Secretariat and the Executive Director, Housing Development Office to report back to City Council on an annual basis on Non-Profit Delivery Partners selected on a non-competitive basis in accordance with Recommendations 13 and 14.

Property Tax Exemption Approvals for Affordable Rental and Supportive Homes

17. City Council enact a site-specific by-law to authorize the 2 existing rental housing units at 1-3 Strathmore Boulevard as “Affordable Housing” for the purposes of the City of Toronto Municipal Code Chapter 513, Housing Programs. 

18. City Council authorize an exemption from taxation for municipal and school purposes for the affordable rental homes as listed and for the periods of time described in Table 1 in the Financial Impact section to the report (February 11, 2026) from Executive Director, Housing Secretariat and Executive Director, Housing Development Office. The exemption from taxation for 1-3 Strathmore Boulevard shall be conditional on enacting the site-specific by-law referred to in Recommendation 17 above.

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

Since the adoption of the HousingTO 2020-2030 Action Plan, the City of Toronto has taken a leadership role in advancing permanent housing solutions across the housing continuum, including supportive housing. Since 2020, over 1,000 new supportive homes have been built (90% of which were City-led), and over 800 more supportive homes are under construction (27% of which are City-led).

This growth in supply is the result of advocacy on the part of the City and housing and homelessness service providers, and new partnerships with federal and provincial governments and the health and community sectors. A whole of government and whole of community approach has been successful in restarting growth in the supportive housing system in Toronto, even as the broader housing market faces ongoing challenges from high construction costs, supply chain instability, and trade disruptions. However, in comparison to the City's target of approving 18,000 supportive homes by 2030, the progress is lagging.

Through the City's continued advocacy, federal and provincial governments have both made recent investments in supportive housing in Toronto. Build Canada Homes (BCH), the new federal entity responsible for affordable housing, announced an investment of $21.6 million in funding for the construction of 54 supportive homes in partnership with the City and University Health Network (UHN) in South Parkdale. Additionally, the Province of Ontario has committed $2.6 million annually in operating funding for support services for this project. This report requests City Council approval to provide City financial support to complement federal and provincial investments, and to enter into required lease and development-related agreements to advance this project to construction start in 2026.

While the City welcomes these investments, the scale of need for a range of affordable and supportive homes continues to outpace what the City can do on its own. Federally, additional capital grant funding will be required to build on the initial $1 billion announced through BCH to make meaningful progress on building more supportive homes. Growth in supportive housing will also be limited in the absence of sustainable operating funding from the province for wrap around support services. While the announcement of operating funding for Dunn House Phase 2 is welcome, the City has a further outstanding request for approximately $16 million beginning in 2026, growing to $23 million in 2027, for over 700 supportive homes under construction and projected to open in the next 24 months. Without dedicated long-term operating funding from the Province, the City will not be able to advance additional supportive housing projects.

Increasing the community housing sector's share of the housing stock is a key component of building a more equitable housing system for current and future generations. Through the Toronto Builds Policy Framework, City Council has set an objective of prioritizing partnerships with community housing providers in the development and/or operations of new affordable and supportive homes built on public land. This goal is now shared with BCH, which has an objective of building the non-market housing sector's capacity nationally.

Advancing this work requires a more efficient and streamlined approach to how the City partners with the community housing sector to develop and/or operate affordable or supportive homes. This report seeks required authorities to establish a pre-qualified list of non-profit and Indigenous housing providers to work with the City on advancing affordable and supportive housing projects. This will complement other City investments in growing the community housing sector, such as the Community Housing Pre-development Fund, launching its second call for applications in Q1 2026.

Continued advocacy and action to build more supportive homes will be informed by learnings from previous supportive housing projects, as well as the results of a supportive housing evaluation which is currently underway. This report provides an preliminary summary of findings arising from this evaluation. The evaluation stresses an urgent need for leadership and long-term investment from all orders of governments in housing, health and social support services to enable the City, and its community

housing partners, to strengthen and grow supportive housing in Toronto.

The Planning and Housing Committee recommends that:

1. City Council adopt the shared vision and design principles as outlined in the report (February 10, 2026) from the Executive Director, Development Review and the Executive Director, Housing Secretariat for the redevelopment of the University Health Network (UHN) owned lands in South Parkdale.

2. City Council direct the Executive Director, Development Review and other City staff as appropriate, to review any future development applications for the University Health Network-owned lands in South Parkdale in the context of the shared vision, design principles, and development concepts as outlined in the report (February 10, 2026) from the Executive Director, Development Review and the Executive Director, Housing Secretariat.

3. City Council direct the Executive Director, Housing Secretariat to work with United Way Greater Toronto on opportunities to involve the broader Parkdale community in advancing the shared vision outlined in this report, including mobilizing local community service providers to support residents throughout any future redevelopment.

Addressing Toronto’s housing and homelessness crisis requires a whole of government and whole of community approach that leverages land, funding, service delivery and partnerships. Under a Memorandum of Understanding (MOU) executed in 2019, the City of Toronto, University Health Network (UHN) and United Way Greater Toronto (UGWT) are working together to advance the Social Medicine Initiative, aimed at integrating housing, health and social service systems to improve health outcomes for vulnerable and marginalized populations.

As part of advancing this partnership, City Council directed staff in 2020 to undertake a community visioning exercise with the unincorporated South Parkdale UHN Tenants Association (SPUHNTA), who represent the tenants of the UHN-owned residential properties in South Parkdale. SPUHNTA’s history in South Parkdale spans several decades and their contributions have supported the successful integration of Dunn House (opened in 2024) and its residents into the community. Building on SPUHNTA’s existing principles of community care and support, and the objectives outlined in the MOU, this report recommends for City Council approval a vision and design principles shared among SPUHNTA, UHN, and the City for the future redevelopment of UHN-owned lands that will leverage public land to deliver affordable and supportive housing within complete communities.

The vision and principles in this report were co-developed through an engagement process between SPUHNTA, UHN, City staff and the Ward Councillor, and led by an engagement consultant and an architectural services consultant procured by the City. Subject to City Council’s adoption of this report, the shared vision and design principles will inform City staff’s review of any future development proposals for these lands, in addition to relevant planning policies, guidelines, and development review processes.

The shared vision and guiding principles reflect a strong commitment among partners to create a range of new supportive and affordable homes that advance the Social Medicine Initiative, while also building on a strong foundation of community collaboration and care that has characterized SPUHNTA and residents of the lands for decades. The vision also articulates important priorities for SPUHNTA members with regard to engagement, relationship building, and providing support for tenants throughout and after any redevelopment. City staff would like to acknowledge and thank SPUHNTA members for their openness and commitment to working with the City and other partners through the visioning process. The City is committed to continuing to engage with community members to support realizing the vision.

The Planning and Housing Committee recommends that:

1. City Council approve the grant awards for the 2026 Toronto Heritage Grant Program for the following seven heritage properties to assist grant recipients in funding the scope of conservation works generally described in Attachment 1 to the report (February 10, 2026) from the Chief Planner and Executive Director, City Planning.

55 Castle Frank Road

9 Laurier Avenue

505 Ontario Street

58 Rose Avenue

138 Spruce Street

8 Whitney Avenue

2154 Dundas Street West

2. City Council direct that the use of the grant awards outlined in Recommendation 1, above be limited to only the conservation work approved by the Chief Planner and Executive Director, City Planning, and that the issuing of the grant awards be subject to the grant recipient satisfying all conditions as set out in the Letter of Understanding between the City and the grant recipient.

This report recommends the approval of seven grants totaling $110,000.00 under the Toronto Heritage Grant Program. The recommended recipients will generate approximately $668,696.28 in private investment for work to conserve irreplaceable cultural heritage resources that contribute to the City's social and economic prosperity by maintaining Toronto's unique sense of place.

The Toronto Heritage Grant Program provides matching grant funds for eligible restoration-based conservation work for heritage properties within the City of Toronto that are designated under Part IV or V of the Ontario Heritage Act (OHA). Applicants may receive a grant once every five years for up to 50% of the cost of eligible conservation work. Owners of house form buildings may receive up to $10,000.00 or, if replacing an entire cedar or slate roof assembly, up to $20,000.00 every ten years.

Owners of non-house form buildings and any tax-exempt or not-for-profit properties (including house form buildings) may be eligible for a grant equivalent to 50% of the cost of eligible work, with no maximum limit.   

The Toronto Heritage Grant Program has a budget of $317,000.00 in the City Planning 2026 Operating Budget and is administered by Heritage Planning, City Planning.

The properties that have been recommended for a grant award vary in size and location across Toronto. Several grant projects are at residential properties located in Heritage Conservation Districts (HCDs), including properties located within the South Rosedale, Cabbagetown North, Cabbagetown Northwest, Cabbagetown South, and North Rosedale HCDs. In addition, there is one notable Part IV-designated property benefitting from a heritage grant this year, including 2154 Dundas St W.

The Planning and Housing Committee recommends that:

1. City Council state its intention to designate the property at 40 Wabash Avenue (including entrance address at 50 Wabash Avenue) under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 40 Wabash Avenue (Reasons for Designation) attached as Attachment 1 to the report (February 10, 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 40 Wabash Avenue (including entrance address at 50 Wabash Avenue) 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 40 Wabash Avenue is located on the north side of Wabash Avenue between Sorauren Avenue to the west and MacDonell Avenue to the east,

west of the CNR/CPR railway, in the Roncesvalles neighbourhood. A location map and current photograph of the heritage property are found in Attachment 2.

The City-owned property at 40 Wabash Avenue contains a former linseed oil mill factory comprised of several buildings constructed in phases from 1910 into the 1940s, and varying from one- to three-storeys in height and featuring a prominent chimney stack that is visible from Dundas Street West and the adjacent rail corridor. The factory was purpose built for the Canada Linseed Oil Mills Ltd., a Montreal-based company in operation from 1901 until circa 1970, and portions of it were designed by the architectural firm Langley & Howland. The property is closely associated with the industrial activity of the Wabash-Sorauren area, the development history and character of which was influenced by the location of the railways to the east.

Staff have determined that the property at 40 Wabash Avenue (including entrance address at 50 Wabash Avenue) 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 property was listed on the City's Heritage Register on June 26 and 27, 2024.

Vacant since 1969-70, the former Canada Linseed Oil Mills Limited factory at 40 Wabash Avenue was acquired by the City in 2000. It is adjacent to the Sorauren Avenue Park and the Sorauren Fieldhouse, the former office building of the Canada Linseed Oil Mills factory.

In 2016, Council approved a budget for the redevelopment of the remaining lands at 40 Wabash Avenue, including the adaptive re-use of the former industrial buildings as a community centre. A city-initiated Site Plan application was submitted in July 2024 that proposes a Community Recreation Centre adjacent to Sorauren Park. The project is now in the detailed design phase. The designation of the property under Part IV, Section 29 of the Ontario Heritage Act will conserve the cultural heritage value of the property and help to inform the detailed design of the City's adaptive re-use of the building into the new community centre.

At its meeting on February 11, 2026 the Toronto Preservation Board considered Item PB40.1 and made recommendations to City Council.

Summary from the report (January 23, 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 40 Wabash Avenue (including entrance address at 50 Wabash Avenue) 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 40 Wabash Avenue is located on the north side of Wabash Avenue between Sorauren Avenue to the west and MacDonell Avenue to the east, west of the CNR/CPR railway, in the Roncesvalles neighbourhood. A location map and current photograph of the heritage property are found in Attachment 2.

The City-owned property at 40 Wabash Avenue contains a former linseed oil mill factory comprised of several buildings constructed in phases from 1910 into the 1940s, and varying from one- to three-storeys in height and featuring a prominent chimney stack that is visible from Dundas Street West and the adjacent rail corridor. The factory was purpose built for the Canada Linseed Oil Mills Ltd., a Montreal-based company in operation from 1901 until circa 1970, and portions of it were designed by the architectural firm Langley & Howland. The property is closely associated with the industrial activity of the Wabash-Sorauren area, the development history and character of which was influenced by the location of the railways to the east.

Staff have determined that the property at 40 Wabash Avenue (including entrance address at 50 Wabash Avenue) 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 property was listed on the City's Heritage Register on June 26 and 27, 2024.

Vacant since 1969-70, the former Canada Linseed Oil Mills Limited factory at 40 Wabash Avenue was acquired by the City in 2000. It is adjacent to the Sorauren Avenue Park and the Sorauren Fieldhouse, the former office building of the Canada Linseed Oil Mills factory.

In 2016, Council approved a budget for the redevelopment of the remaining lands at 40 Wabash Avenue, including the adaptive re-use of the former industrial buildings as a community centre. A city-initiated Site Plan application was submitted in July 2024 that proposes a Community Recreation Centre adjacent to Sorauren Park. The project is now in the detailed design phase. The designation of the property under Part IV, Section 29 of the Ontario Heritage Act will conserve the cultural heritage value of the property and help to inform the detailed design of the City's adaptive re-use of the building into the new community centre.

The Planning and Housing Committee recommends that:

1. City Council state its intention to designate the property at 53 Strachan Avenue under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 53 Strachan Avenue (Entrance addresses: 715, 801, 805, 805A, and 805B Wellington Street West)  (Reasons for Designation) attached as Attachment 1 to the report (January 28, 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 53 Strachan Avenue 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 53 Strachan Avenue is located at the southern edge of the

West Queen West neighbourhood on the southeast corner of Wellington Street West and Strachan Avenue. The property, owned by the City since 1858, contains a large scale, brick, 3-storey factory building (Strachan House) constructed in 1888 and enlarged between 1899 and 1901, and a 2-storey brick stable (Maple Green Building) constructed in 1901. A location map and current photograph of the heritage property are found in Attachment 2.

Located in one of Toronto's most significant historic manufacturing areas of the late 19th and early 20th century, Strachan House was one of the largest planing mills in Canada in 1888 when built for John B. Smith & Sons for processing rough-cut, seasoned lumber into smooth, finished dimensional lumber and millwork. After John B. Smith and Sons closed in 1967, the City leased the former factory building in 1989 to Homes First, an organization that has provided supportive housing to Toronto's vulnerable since 1983. Converted to housing in 1996, Strachan House featured an innovative design by Levitt Goodman Architects based on an inclusive and collaborative process involving residents in its design.  

Staff have determined that the property at 53 Strachan Avenue 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 City-owned property at 53 Strachan Avenue was first identified as having potential heritage value as part of a heritage survey conducted through the South Niagara Planning Strategy, adopted by Council in August 2014. City Council directed staff to report back to Toronto and East York Community Council on the potential to designate the property at 53 Strachan Avenue.

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

This report is being advanced at this time to support and inform CreateTO’s project to deliver a mixed-income community with new affordable and purpose-built rental homes, in addition to restoring supportive housing on site.

At its meeting on February 11, 2026 the Toronto Preservation Board considered Item PB40.3 and made recommendations to City Council.

Summary from the report (January 20, 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 53 Strachan Avenue 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 53 Strachan Avenue is located at the southern edge of the West Queen West neighbourhood on the southeast corner of Wellington Street West and Strachan Avenue. The property, owned by the City since 1858, contains a large scale, brick, 3-storey factory building (Strachan House) constructed in 1888 and enlarged between 1899 and 1901, and a 2-storey brick stable (Maple Green Building) constructed in 1901. A location map and current photograph of the heritage property are found in Attachment 2.

Located in one of Toronto's most significant historic manufacturing areas of the late 19th and early 20th century, Strachan House was one of the largest planing mills in Canada in 1888 when built for John B. Smith & Sons for processing rough-cut, seasoned lumber into smooth, finished dimensional lumber and millwork. After John B. Smith and Sons closed in 1967, the City leased the former factory building in 1989 to Homes First, an organization that has provided supportive housing to Toronto's vulnerable since 1983. Converted to housing in 1996, Strachan House featured an innovative design by Levitt Goodman Architects based on an inclusive and collaborative process involving residents in its design.

Staff have determined that the property at 53 Strachan Avenue 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 City-owned property at 53 Strachan Avenue was first identified as having potential heritage value as part of a heritage survey conducted through the South Niagara Planning Strategy, adopted by Council in August 2014. City Council directed staff to report back to Toronto and East York Community Council on the potential to designate the property at 53 Strachan Avenue.

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

This report is being advanced at this time to support and inform CreateTO’s project to deliver a mixed-income community with new affordable and purpose-built rental homes, in addition to restoring supportive housing on site. 

The Planning and Housing Committee recommends that:

1. City Council state its intention to designate the property at 401 King Street West (including 407 and 409 King Street West) under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 401 King Street West (Reasons for Designation) attached as Attachment to the report (January 28, 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 401 King Street West (including entrance addresses at 407 and 409 King 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 is located on the south side of King Street West, between Spadina Avenue and Blue Jays Way, in the Wellington Place neighbourhood. A location map and current photograph of the heritage property are found in Attachment 2.

The property is the former warehouse and headquarters of Warwick Bros. & Rutter Ltd., completed in 1904, with a later addition constructed in 1913. Warwick Bros. & Rutter are primarily recognized as the most prolific publisher in Canada during the early 20th century's "golden age" of postcards. Their collection of known postcard designs includes over 9000 picture postcards featuring illustrations and photographs from across the country. The 1904 portion of the property was designed by G.W. (George Wallace Gouinlock (1861-1932), a leading architect for more than 30 years, and whose works can be found throughout Ontario and as far west as Manitoba and Saskatchewan. He won the design competition for one of the first skyscrapers in Toronto constructed in 1896 to house the world headquarters of the Independent Order of Foresters known as the Temple Building (demolished) and is renowned for being the official architect for the Canadian National Exhibition (1906-1912) including the Horticulture Building.

The property was listed on the City's inaugural Heritage Register on June 20, 1973.

The subject property is located in the King-Spadina Heritage Conservation District (HCD) adopted by Council in 2017 and is part of an important collection of warehouses and industrial buildings in the King-Spadina area. The King-Spadina HCD Plan, as modified, was enacted by OLT Decision in February 2024 and identifies 401 King Street West (including 407 and 409 King Street West) as a contributing property to the HCD.

In 2017, the OMB approved a settlement between the City and the applicant for a Zoning By-law Amendment in part, subject to a series of pre-conditions. One pre-condition makes it necessary for the Board to receive confirmation from the City of the designation of the heritage resources on the site, approval to alter same, and execution and registration of the Heritage Easement Agreement on title to the subject property.

Although the subject property is within the boundary of the King-Spadina Heritage Conservation District and is identified as a contributing property, the application for 401-415 King Street West is included in Appendix F - Transition, meaning that the policies of the HCD Plan under Part V of the Ontario Heritage Act do not apply where the development is substantially in accordance with the listed approval. Therefore, consistent with the approach for others in Appendix F - Transition, individual designation under Part IV of the Ontario Heritage Act is brought forward to continue to ensure the contributing properties of the District are protected and conserved.

Staff have determined that the property at 401 King Street West (including 407 and 409 King Street West) has cultural heritage value and meets 5 out of 9 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.

At its meeting on February 11, 2026 the Toronto Preservation Board considered Item PB40.2 and made recommendations to City Council.

Summary from the report (January 20, 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 401 King Street West (including entrance addresses at 407 and 409 King 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 is located on the south side of King Street West, between Spadina Avenue and Blue Jays Way, in the Wellington Place neighbourhood. A location map and current photograph of the heritage property are found in Attachment 2.

The property is the former warehouse and headquarters of Warwick Bros. & Rutter Ltd., completed in 1904, with a later addition constructed in 1913. Warwick Bros. & Rutter are primarily recognized as the most prolific publisher in Canada during the early 20th century's "golden age" of postcards. Their collection of known postcard designs includes over 9000 picture postcards featuring illustrations and photographs from across the country. The 1904 portion of the property was designed by G.W. (George Wallace Gouinlock (1861-1932), a leading architect for more than 30 years, and whose works can be found throughout Ontario and as far west as Manitoba and Saskatchewan. He won the design competition for one of the first skyscrapers in Toronto constructed in 1896 to house the world headquarters of the Independent Order of Foresters known as the Temple Building (demolished) and is renowned for being the official architect for the Canadian National Exhibition (1906-1912) including the Horticulture Building.

The property was listed on the City's inaugural Heritage Register on June 20, 1973.

The subject property is located in the King-Spadina Heritage Conservation District (HCD) adopted by Council in 2017 and is part of an important collection of warehouses and industrial buildings in the King-Spadina area. The King-Spadina HCD Plan, as modified, was enacted by OLT Decision in February 2024 and identifies 401 King Street West (including 407 and 409 King Street West) as a contributing property to the HCD.

In 2017, the OMB approved a settlement between the City and the applicant for a Zoning By-law Amendment in part, subject to a series of pre-conditions. One pre-condition makes it necessary for the Board to receive confirmation from the City of the designation of the heritage resources on the site, approval to alter same, and execution and registration of the Heritage Easement Agreement on title to the subject property.

Although the subject property is within the boundary of the King-Spadina Heritage Conservation District and is identified as a contributing property, the application for 401-415 King Street West is included in Appendix F - Transition, meaning that the policies of the HCD Plan under Part V of the Ontario Heritage Act do not apply where the development is substantially in accordance with the listed approval. Therefore, consistent with the approach for others in Appendix F - Transition, individual designation under Part IV of the Ontario Heritage Act is brought forward to continue to ensure the contributing properties of the District are protected and conserved.

Staff have determined that the property at 401 King Street West (including 407 and 409 King Street West) has cultural heritage value and meets 5 out of 9 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 Planning and Housing Committee recommends that:

1. City Council state its intention to designate the property at 150 College Street (University College - 15 King's College Circle) under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 150 College Street (University College - 15 King's College Circle) (Reasons for Designation) attached as Attachment 1 to the report (January 28, 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 located at 150 College Street (University College - 15 King’s College Circle) under Part IV, Section 29 of the Ontario Heritage Act for its cultural heritage value according to the Statement of Significance which includes a description of heritage attributes found in Attachment 1.

For much of the city's history, the University of Toronto’s St. George Campus has existed as a distinct area at the centre of the city. It is part of an institutional urban landscape that encompasses the University, its federated universities and colleges, and Ontario’s seat of government, among other institutions. Its early establishment and patterns of land ownership have shaped the distinctive urban structure of the richly layered campus, which includes some of Toronto’s most prominent buildings and complexes and significant open spaces. 

University College was established in 1853 by the University of Toronto Act as a non-sectarian institution of higher education and opened its doors at its building on King's College Circle to students in October 1859. Today University College is a landmark in Toronto and is one of Canada’s remarkable buildings. University College is the central architectural landmark and symbolic heart of the St. George campus, constructed in 1856-1859. The university's oldest college complex comprises a 3-storey structure designed in the Norman Romanesque Revival style arranged around an internal courtyard in the manner of the "Oxbridge" campus planning principles. This National Historic Site is prominently located on a rise at the head (north end) of King’s College Circle, a defining open space around which other landmark buildings on the campus would subsequently be constructed and many of which are recognized on the City's Heritage Register. A location map and current photographs of University College are found in Attachment 2.

University College has been listed on the City of Toronto's Heritage Register since 1973 and designated as a National Historic Site since 1968.

In 2018, University College was identified as a landmark property through the work to advance a new Secondary Plan and Urban Design Guidelines for the University of Toronto St. George Campus that were adopted by City Council in July 2022.

As stewards of some of the city's most iconic architecture, the University of Toronto owns several landmark properties, and has worked collaboratively with Heritage Planning staff to advance landmark listed properties to Part IV designation under the Ontario Heritage Act. Designation will inform the understanding of a property's cultural heritage value prior to planning for any subsequent change and considering interventions.

To advance this work, the University of Toronto engaged ERA Architects (the "Consultant") to research and evaluate their landmark listed properties. First among these, for its iconic status in Toronto and beyond, the Consultant evaluated University College, on the St. George Campus. In the Consultant's opinion, University College exceeds the provincial criteria for designation under Part IV of the Ontario Heritage Act. The Consultant's research on the subject property is contained in Attachment 3 of this report.

The research, analysis, and evaluation contained within Attachment 3 reflects the Consultant's professional expertise and opinions, which staff have reviewed. In collaboration with the Consultant, a Statement of Significance was finalized, and both Heritage Planning and the Consultant are of the opinion that the property at 15 King's College Circle known as University College has cultural heritage value and meets 8 of the 9 Ontario Regulation 9/06 criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act. A property may be designated under Part IV, Section 29 of the Ontario Heritage Act, if it meets 2 or more of the 9 criteria.

At its meeting on February 11, 2026 the Toronto Preservation Board considered Item PB40.4 and made recommendations to City Council.

Summary from the report (January 26, 2026) from the Senior Manager, Heritage Planning, Urban Design, City Planning:

 
This report recommends that City Council state its intention to designate the property located at 150 College Street (University College - 15 King’s College Circle) under Part IV, Section 29 of the Ontario Heritage Act for its cultural heritage value according to the Statement of Significance which includes a description of heritage attributes found in Attachment 1.

For much of the city's history, the University of Toronto’s St. George Campus has existed as a distinct area at the centre of the city. It is part of an institutional urban landscape that encompasses the University, its federated universities and colleges, and Ontario’s seat of government, among other institutions. Its early establishment and patterns of land ownership have shaped the distinctive urban structure of the richly layered campus, which includes some of Toronto’s most prominent buildings and complexes and significant open spaces.

University College was established in 1853 by the University of Toronto Act as a non-sectarian institution of higher education and opened its doors at its building on King's College Circle to students in October 1859. Today University College is a landmark in Toronto and is one of Canada’s remarkable buildings. University College is the central architectural landmark and symbolic heart of the St. George campus, constructed in 1856-1859. The university's oldest college complex comprises a 3-storey structure designed in the Norman Romanesque Revival style arranged around an internal courtyard in the manner of the "Oxbridge" campus planning principles. This National Historic Site is prominently located on a rise at the head (north end) of King’s College Circle, a defining open space around which other landmark buildings on the campus would subsequently be constructed and many of which are recognized on the City's Heritage Register. A location map and current photographs of University College are found in Attachment 2.

University College has been listed on the City of Toronto's Heritage Register since 1973 and designated as a National Historic Site since 1968.

In 2018, University College was identified as a landmark property through the work to advance a new Secondary Plan and Urban Design Guidelines for the University of Toronto St. George Campus that were adopted by City Council in July 2022.

As stewards of some of the city's most iconic architecture, the University of Toronto owns several landmark properties, and has worked collaboratively with Heritage Planning staff to advance landmark listed properties to Part IV designation under the Ontario Heritage Act. Designation will inform the understanding of a property's cultural heritage value prior to planning for any subsequent change and considering interventions.

To advance this work, the University of Toronto engaged ERA Architects (the "Consultant") to research and evaluate their landmark listed properties. First among these, for its iconic status in Toronto and beyond, the Consultant evaluated University College, on the St. George Campus. In the Consultant's opinion, University College exceeds the provincial criteria for designation under Part IV of the Ontario Heritage Act. The Consultant's research on the subject property is contained in Attachment 3 of this report.

The research, analysis, and evaluation contained within Attachment 3 reflects the Consultant's professional expertise and opinions, which staff have reviewed. In collaboration with the Consultant, a Statement of Significance was finalized, and both Heritage Planning and the Consultant are of the opinion that the property at 15 King's College Circle known as University College has cultural heritage value and meets 8 of the 9 Ontario Regulation 9/06 criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act. A property may be designated under Part IV, Section 29 of the Ontario Heritage Act, if it meets 2 or more of the 9 criteria.

The Planning and Housing Committee:

1. Requested the Executive Director, Development Review, and any other divisions as appropriate, to engage industry, builders, planners, and other users and stakeholders of the Committee of Adjustment and report in the second quarter of 2026 with preliminary findings, potential opportunities and a workplan on:

a. Improving customer service, streamlining decision-making, improving timelines, leveraging technology, simplifying submission requirements, and supporting faster delivery of housing, while maintaining the integrity of the development review process.

b. Attracting and retaining highly qualified panel members for the next round of recruitment and appointments;

c. Improving panel training and continuous education, including on changes to City and provincial planning rules;

d. Standardizing the practice of Development Review staff reports to the Committee of Adjustment, including comments where applicable indicating where projects align with Council-approved policy objectives; and

e. Opportunities to harmonize and coordinate the application processes for tree injury or removal permits, and minor variances to reduce challenges arising from conflicting outcomes.

Over the past few years, the City of Toronto has dramatically expanded where and how we allow more housing to be built. In the face of a housing crisis and with a growing population, we have been transforming zoning rules to help build more and bring down the cost of housing. 

Until recently, around 70% of residential zones only allowed single-detached homes. Today, nearly all residential lands in the city have been rezoned or redesignated to allow more housing to be built. This includes multiplexes, garden suites, laneway suites, six-storey apartment buildings on Major Streets, and 282 km of Avenues identified as areas for future growth such as midrise buildings. And more work is to come.

Residents, builders and developers are now starting to use these new permissions to build more Missing Middle housing. Complex and expensive planning approvals such as Official Plan Amendments or rezonings are no longer required. More projects are permitted as-of-right or with minor variances to the zoning bylaw.

In this new framework, the Committee of Adjustment (CoA) will play an increasingly important role as we collectively work to translate new permissions into new housing.

Some recent CoA hearings and decisions have raised questions from stakeholders on how the CoA applies Council-approved policies and CoA members’ approaches to evaluating variances.

Administrative management of the CoA moved from City Planning to the Development Review division last month, which gives us an opportunity to make sure it is best equipped to perform all of the important roles it must serve.

In this context, I am requesting City staff to review and report on how the CoA can be most effective, including opportunities to streamline and bring greater consistency to decision-making, improve timelines, and support faster delivery of housing.