Minutes To be Confirmed

The Planning and Housing Committee:

1. Referred the item to the Chief Planner and Executive Director, City Planning and request that the Chief Planner report once negotiations with Cadillac Fairview and the Province related to additional proposed changes to land use permissions at East Harbour have concluded.

The Planning and Housing Committee commenced a Statutory Special Public Meeting on September 28, 2023, that continued on October 26, 2023, June 13, 2024, December 5, 2024, June 12, 2025, December 3, 2025, June 11, 2026, and July 16, 2026 and notice was given in accordance with the Planning Act.

City Council on October 11 and 12, 2023, referred Item PH6.3 back to the Planning and Housing Committee. 

Summary from the report (September 14,2023) from the Chief Planner and Executive Director, City Planning on Our Plan Toronto: Recommendations on the East Harbour Employment Area Conversion Request - Final Report:

This report is the fourth in a series of Final Reports that provide staff recommendations on Employment Area conversion requests as part of the Municipal Comprehensive Review (MCR) of the Official Plan.

Council authorized the commencement of the Municipal Comprehensive Review (MCR) and Growth Plan conformity exercise known as "Our Plan Toronto" on August 4, 2020. As part of the MCR, City Planning received approximately 150 requests to convert lands designated Core Employment Areas or General Employment Areas in the Official Plan for non-employment uses, including some of which were City-initiated.

The MCR and any recommended Official Plan amendments are considered under Section 26 of the Planning Act, where the Minister of Municipal Affairs and Housing is the approval authority. The Minister’s decisions are not subject to appeal to the Ontario Land Tribunal unless the Minister refers all or part of the amendments to the Tribunal.

This report is to be considered at a Special Public Meeting under Section 26 of the Planning Act regarding the City's phased Official Plan and Municipal Comprehensive Reviews.

This fourth report provides an overview of staff’s review and recommendations on the Employment Area conversion request made for the East Harbour lands (21 Don Valley Parkway, 30 Booth Avenue, and 375-385 Eastern Avenue). The report also describes the recommended Official Plan Amendment (OPA) 683 and the city-building objectives, such as affordable housing, that are included to support the introduction of residential use permissions.

In April 2021, the Province announced a Transit Oriented Communities (“TOC”) commercial partnership with Cadillac Fairview for the East Harbour lands that proposes a mixed-use community on the lands, which includes the 926,000 square metres of employment development previously approved in the Unilever Precinct Secondary Plan and relevant Zoning By-laws, but would also introduce residential uses not previously contemplated for the lands.

The residential uses envisioned for the TOC are not permitted on the lands which are designated Core and General Employment Areas in the Official Plan. In August 2021, Cadillac Fairview submitted an employment area conversion request for the lands to be considered as part of the City’s MCR.

On April 8, 2022, the Minister of Municipal Affairs and Housing made a Minister’s Zoning Order per Ontario Regulation 329/22 (‘MZO’) for the East Harbour lands. The MZO permits residential uses on specific portions of the East Harbour lands up to a maximum of 302,000 square metres, in addition to the existing employment development permissions.

The MZO allows for residential uses in the zoning permissions on lands designated Core Employment Areas and General Employment Areas. While the Growth Plan 2020 prohibits, and the City’s official plan policies do not permit, residential uses on lands designated Employment Areas, the Province’s MZO does not need to conform to these policies. The zoning permissions granted through the MZO for the East Harbour lands enable development contemplated in the Province’s TOC arrangement between the Province and Cadillac Fairview.

Staff’s recommendations on the East Harbour conversion request are to implement the MZO made for the lands by the Minister and the recommended Official Plan amendment detailed in this report aligns with the permissions granted by Province through the MZO.

The Planning and Housing Committee commenced a Statutory Special Public Meeting on September 28, 2023, that continued on October 26, 2023, June 13, 2024, December 5, 2024, June 12, 2025, December 3, 2025 and June 11,2026 and notice was given in accordance with the Planning Act.

At its meeting on June 11, 2026, Planning and Housing Committee adjourned the  Special Statutory Public meeting until such time as the Chief Planner and Executive Director, City Planning reports back on further discussions with Cadillac Fairview and the Province on additional proposed changes to land use permissions at East Harbour, and by no later than the July 16, 2026 meeting of the Planning and Housing Committee, and that no further notice of special public meeting be given.

Discussions related to proposed changes to land use permissions are ongoing. The timing of a report back to Council on the East Harbour Transit Oriented Communities (TOC) is uncertain. As such, it would be premature to consider the Employment Area Conversion Request prior to TOC negotiations concluding. Staff recommend that this Conversion Request Report be referred back to Staff with further consultation with the local Ward Councillor and until such time as discussions with Cadillac Fairview and the Province related to proposed changes to land use permissions at East Harbour have concluded, at which point a report will be brought forward.

The Planning and Housing Committee recommends that:

1. 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 for 238, 256 and 312 Cherry Street; 54, 80, 130 and 150 Commissioners Street; 10, 11 and 13 Munition Street; 50, 75 and 80 Ookwemin Street; and 2, 50, 62, 65, 95, 105, 155 and 170 Villiers Street, and unaddressed lakefill lands west of Ookwemin Street as generally illustrated in Attachment 3 to the report (June 29, 2026) from the Interim Executive Director, Development Review, subject to:

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

b. resolution of outstanding matters arising from the technical review of the application, as set out in this report, to the satisfaction of the City; and

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

The Planning and Housing Committee held a Statutory Public Meeting on July 16, 2026 and notice was given in accordance with the Planning Act.

This report advises that the Executive Director, Development Review, acting under delegated authority, intends to approve the Draft Plan of Subdivision for Ookwemin Minising in accordance with the Council-approved Precinct Plan and implementing policy and zoning. The Draft Plan of Subdivision is for 238, 256 and 312 Cherry Street; 54, 80, 130 and 150 Commissioners Street; 10, 11 and 13 Munition Street; 50, 75 and 80 Ookwemin Street; and 2, 50, 62, 65, 95, 105, 155 and 170 Villiers Street, and include unaddressed lands west of Ookwemin Street created through lakefill.

The Draft Plan of Subdivision includes the publicly owned development blocks in Ookwemin Minising and will proceed in phases. The application is focused on Phase 1 in the western portion of the island, which includes five mixed-use blocks (three for development and two for early activation uses), one water’s edge promenade block, and one dock wall block, together with public streets and a portion of Centre Commons. Phase 2 will include an additional nine mixed-use blocks, two water’s edge promenade blocks, and four pedestrian access blocks, together with the remainder of the public streets and Centre Commons. Phase 1 is supported by secured funding for enabling infrastructure, while future phases will proceed over time as funding, design, and priorities evolve, ensuring flexible, coordinated infrastructure delivery and complete community build-out.

The approval of the Draft Plan of Subdivision will be subject to conditions that require the transfer of streets and parkland into City ownership, and the provision and construction of municipal services and infrastructure over time to support a complete community and facilitate the orderly development of Ookwemin Minising.

The application is consistent with the Provincial Planning Statement (2024). The application also conforms to the City's Official Plan, Central Waterfront Secondary Plan, and has regard for the criteria in Section 51(24) of the Planning Act, subject to addressing outstanding matters from the ongoing technical review of the application. 

The Planning and Housing Committee recommends that:

1. City Council amend the Official Plan for the lands municipally known as 235 and 245 Yorkland Boulevard, substantially in accordance with the draft Official Plan Amendment included as Attachment 5 to the report (June 29, 2026) from the Interim Executive Director, Development Review.

2. City Council authorize the City Solicitor to make stylistic and technical changes to the draft Official Plan Amendment as may be required.

The Planning and Housing Committee held a Statutory Public Meeting on July 16, 2026 and notice was given in accordance with the Planning Act.

This report recommends approval of the application to amend the Official Plan for the property at 235 and 245 Yorkland Boulevard. The amendment removes the lands from Employment Areas as shown on Map 2 of the Official Plan and changes the designation from General Employment Areas to Mixed Use Areas in the Official Plan Land Use maps (Map 19) and the ConsumersNext Secondary Plan (Map 38-6).

The Official Plan Amendment, through a Site and Area Specific Policy (SASP), secures a new public road, public park, affordable housing units and sets a maximum floor space index, minimum non-residential gross floor area and building heights.

The proposed amendment is consistent with the Provincial Planning Statement and has regard for City Council's direction with respect to the future of the ConsumersNext Secondary Plan area through Official Plan Amendment (OPA) 804 and works within the policy framework established through the Secondary Plan.

The Planning and Housing Committee recommends that:

1. City Council amend the Official Plan for the lands municipally known as 78 Springhurst Avenue and 1 to 3 Close Avenue substantially in accordance with the draft Official Plan Amendment included as revised Attachment 6 to the report (June 30, 2026) from the Interim Executive Director, Development Review.

2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 78 Springhurst Avenue and 1 to 3 Close Avenue substantially in accordance with the draft Zoning By-law Amendment included as Attachment 7 to the report (June 30, 2026) from the Interim 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 authorize the City Solicitor to amend the Section 37 Agreement dated July 18, 2022 in connection with the development located at 74, 82, 130, 150, 160 and 162 Dunn Avenue, 1, 3, 5 ,7, 9, 11, 13, 15 and 17 Close Avenue, and 74 and 78 Springhurst Avenue to reduce the required number of existing affordable rental dwelling units to be secured and maintained in accordance with the Section 37 Agreement from twelve to eleven.

5. City Council amend Schedule D of City of Toronto Municipal Code Chapter 925, Permit Parking, such that, despite anything in the chapter to the contrary, the General Manager, Transportation Services will not accept applications for a permit from residents of, visitors to, or tradepersons for the lands municipally known as 78 Springhurst Avenue and 1 to 3 Close Avenue. 

The Planning and Housing Committee held a Statutory Public Meeting on July 16, 2026 and notice was given in accordance with the Planning Act.

This report recommends approval of the application to amend the Official Plan and Zoning By-law to permit an 8-storey, 54 rental unit apartment building (known as Dunn House Phase 2) at 78 Springhurst Avenue and 1 to 3 Close Avenue. The application includes demolition of one occupied affordable rental dwelling unit at 78 Springhurst Avenue.

This development is part of the Social Medicine Housing Initiative being advanced jointly by the City of Toronto, University Health Network (UHN), and United Way Greater Toronto (UWGT), aimed at integrating housing, health care, and social service systems to improve housing and health outcomes for vulnerable and marginalized populations.

The Planning and Housing Committee recommends that:

1. City Council amend the Official Plan for the lands municipally known as 53 Strachan Avenue and 805 and 805A Wellington Street West substantially in accordance with the draft Official Plan Amendment included as Attachment 16 to the report (June 30, 2026) from the Interim Executive Director, Development Review.

2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 53 Strachan Avenue and 805 and 805A Wellington Street West, substantially in accordance with the draft Zoning By-law Amendment included as Attachment 17 in the report (June 30, 2026), from the Interim Executive Director, Development Review, only as it pertains to the supportive housing building (Building A) on the lands, including areas as needed for access, servicing and loading. 

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 amend Schedule D of City of Toronto Municipal Code Chapter 925, Permit Parking, such that, despite anything in the chapter to the contrary, the General Manager, Transportation Services will not accept applications for a permit from residents of, visitors to, or tradepersons for the lands municipally known as 53 Strachan Avenue and 805 and 805A Wellington Street West. 

5. City Council determine that pursuant to Section 34(17) of the Planning Act, no further notice is to be given in respect to the changes to the draft Zoning By-law set out in Recommendation 2.

6. City Council request the Executive Director, Development Review to undertake further consultation with the local community and the Ward Councillor, in an effort to resolve community concerns with respect to the proposed development on the west portion of the site (Building B) and to report back to the Planning and Housing Committee in the first quarter of 2027, on any revisions.

The Planning and Housing Committee held a Statutory Public Meeting on July 16, 2026 and notice was given in accordance with the Planning Act.

This report recommends approval of the application to amend the Official Plan and Zoning By-law; to permit an 8-storey building on the east portion of the site (Building A), and a 28-storey building on the west portion of the site (Building B) at 53 Strachan Avenue and 805 and 805A Wellington Street West. Building A is proposed to include 81 supportive housing dwelling units. Building B building is proposed to include 296 dwelling units of which 60 are proposed as affordable rental housing units. An Official Plan amendment is required to redesignate the east portion of the site from Parks and Open Space Areas to Mixed Use Areas to permit Building A.

This is a City-owned site that is part of the Toronto Builds initiative to develop housing, including affordable housing, on City owned lands.

The Official Plan and Zoning By-law Amendment application is consistent with the Provincial Planning Statement (2024) and conforms to the City's Official Plan. The proposal conserves a significant heritage building, provides affordable and supportive housing in a contextually appropriate built form, and proposes public realm enhancements in keeping with the Official Plan and the Garrison Common North Secondary Plan.

A report from Heritage Planning with the required approvals under the Ontario Heritage Act is scheduled to be considered by City Council concurrently with this report.

The Planning and Housing Committee recommends that:

1. City Council approve:

a. The alterations to the designated heritage property at 53 Strachan Avenue, in accordance with Section 33 of the Ontario Heritage Act to allow for the construction of residential and/or mixed use buildings, with such alterations substantially in accordance with the plans and drawings dated May 29, 2026 by DTAH Architects Limited and on file with the Senior Manager, Heritage Planning and the Heritage Impact Assessment prepared by RDH Building Science dated May 29, 2026, and on file with the Senior Manager, Heritage Planning, all subject to and in accordance with the Conservation Plan satisfactory to the Senior Manager, Heritage Planning and subject to conditions as set out below.
 

b. The demolition of heritage attributes of the designated heritage property at 53 Strachan Avenue, specifically Strachan House, in accordance with Section 34(1) 1 of the Ontario Heritage Act to allow for the construction of residential and/or mixed use buildings, substantially in accordance with the plans and drawings dated May 29, 2026 by DTAH Architects Limited and on file with the Senior Manager, Heritage Planning and the Heritage Impact Assessment prepared by RDH Building Science dated May 29, 2026, and on file with the Senior Manager, Heritage Planning, all subject to and in accordance with the Conservation Plan satisfactory to the Senior Manager, Heritage Planning and subject to conditions as set out below.
 

c. The demolition of a building on the designated heritage property at 53 Strachan Avenue, more specifically the Maple Green Building at entrance address 805 Wellington Street West in accordance with Section 34(1)2 of the Ontario Heritage Act.
 

2. City Council direct that its consent to the application to demolish the Maple Green Building at entrance address 805 Wellington Street West in accordance with Section 34(1)2 of the Ontario Heritage Act is also subject to the following condition:
 

a. That prior to the issuance of a building permit to demolish the Maple Green Building at entrance address 805 Wellington Street West, the owner shall provide a Mothballing Plan prepared by a qualified heritage consultant for the building at 53 Strachan Avenue, specifically Strachan House, to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such protections to the satisfaction of the Senior, Manager Heritage Planning.
 

3. City Council direct that its consent to the application to alter the designated heritage property at 53 Strachan Avenue, specifically Strachan House,  in accordance with Part IV, Section 33 of the Ontario Heritage Act, and its consent to the demolition of heritage attributes at designated heritage property at 53 Strachan Avenue, specifically Strachan House, under Part IV, Section 34(1)1 are also subject to the following conditions:
 

a. That the related Official Plan Amendment and Zoning By-law Amendment permitting the proposed alterations to the designated heritage property at 53 Strachan Avenue, specifically Strachan House has come into full force and effect.
 

b. That prior to the issuance of any permit for all or any part of the property at 53 Strachan Avenue, specifically Strachan House, including a heritage permit or building permit, but excluding a heritage permit or a building permits for repairs and maintenance and usual and minor works for the existing heritage building, and excluding heritage permits or building permits for the Maple Green Building at the entrance address 805 Wellington Street West, as are acceptable to the Senior Manager, Heritage Planning, the leaseholder of the City-owned property shall:
 

1. Enter into a Heritage Easement Agreement with the City for the property at 53 Strachan Avenue, substantially in accordance with the plans and drawings dated May 29, 2026 by DTAH Architects Limited, and on file with the Senior Manager, Heritage Planning; and the Heritage Impact Assessment (HIA), prepared by RDH Building Science dated May 29, 2026, all on file with the Senior Manager, Heritage Planning, subject to and in accordance with the Conservation Plan required in Recommendation 3.b.2, to the satisfaction of the Senior Manager, Heritage Planning including execution of such agreement to the satisfaction of the City Solicitor.

2. Provide a detailed Conservation Plan prepared by a qualified heritage consultant that is substantially in accordance with the conservation strategy set out in the Heritage Impact Assessment prepared by RDH Building Science dated May 29, 2026 for the property at 53 Strachan Avenue, to the satisfaction of the Senior Manager, Heritage Planning.

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

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

5. Submit a Signage Plan to the satisfaction of the Senior Manager, Heritage Planning.  

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

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

c. That prior to the release of the Letter of Credit required in Recommendation 3.b.7, the owner shall:

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

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

4. City Council authorize the entering into of a Heritage Easement Agreement under Section 37 of the Ontario Heritage Act with the lessee in a form and content satisfactory to the City Solicitor and the Chief Planner and Executive Director, City Planning.

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

This report recommends City Council approve the alterations and demolitions proposed under Sections 33, 34(1)1 and 34(1)2 of the Ontario Heritage Act for the Part IV designated heritage property known as Strachan House at 53 Strachan Avenue and the demolition of a building at entrance address 805 Wellington Street West, as well as grant authority to enter into a Heritage Easement Agreement.

The City-owned property contains the former Strachan House, 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, who adaptively re-used it for supportive 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. The property is currently vacant.

The subject application is associated with a City-initiated Official Plan and Zoning By-law Amendment application to redevelop the subject site as part of the Toronto Builds program with the goal of creating new affordable rental housing units on City-owned lands and re-establishing the supportive housing use on the site. The Official Plan requires that when a City-owned property on the Heritage Register is no longer required for its current use, the City will demonstrate excellence in the conservation, maintenance, and compatible adaptive reuse of the property.

The application proposes a 28-storey apartment building with 296 rental units (including 60 affordable rental units) at 53 Strachan Avenue, which includes conserving the Strachan House within the base of the redevelopment through the integration of its principal north and west facades and partial east and south facades by way of in-situ retention and dismantling and reconstruction. The 3-storey brick chimney smokestack located on the interior of the building is proposed to be reconstructed and other interior attributes that cannot be retained are proposed to be commemorated.

An 8-storey supportive housing building is proposed to replace the existing two-storey building known as the Maple Green Building at entrance address 805 Wellington Street West. The Maple Green Building was not identified in the property's statement of significance.

The combined applications under the Ontario Heritage Act propose to conserve the cultural heritage value and attributes of the Strachan House in accordance with the existing policy framework. The heritage impacts of the development proposal are appropriately mitigated through the overall conservation strategy.

At its meeting on July 6, 2026 the Toronto Preservation Board considered Item PB46.14 and made recommendations to City Council.

Summary from the revised report (June 29, 2026) from the Senior Manager, Heritage Planning, Urban Design, City Planning:

This report recommends City Council approve the alterations and demolitions proposed under Sections 33, 34(1)1 and 34(1)2 of the Ontario Heritage Act for the Part IV designated heritage property known as Strachan House at 53 Strachan Avenue and the demolition of a building at entrance address 805 Wellington Street West, as well as grant authority to enter into a Heritage Easement Agreement.

The City-owned property contains the former Strachan House, 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, who adaptively re-used it for supportive 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. The property is currently vacant.

The subject application is associated with a City-initiated Official Plan and Zoning By-law Amendment application to redevelop the subject site as part of the Toronto Builds program with the goal of creating new affordable rental housing units on City-owned lands and re-establishing the supportive housing use on the site. The Official Plan requires that when a City-owned property on the Heritage Register is no longer required for its current use, the City will demonstrate excellence in the conservation, maintenance, and compatible adaptive reuse of the property.

The application proposes a 28-storey apartment building with 296 rental units (including 60 affordable rental units) at 53 Strachan Avenue, which includes conserving the Strachan House within the base of the redevelopment through the integration of its principal north and west facades and partial east and south facades by way of in-situ retention and dismantling and reconstruction. The 3-storey brick chimney smokestack located on the interior of the building is proposed to be reconstructed and other interior attributes that cannot be retained are proposed to be commemorated.

An 8-storey supportive housing building is proposed to replace the existing two-storey building known as the Maple Green Building at entrance address 805 Wellington Street West. The Maple Green Building was not identified in the property's statement of significance.

The combined applications under the Ontario Heritage Act propose to conserve the cultural heritage value and attributes of the Strachan House in accordance with the existing policy framework. The heritage impacts of the development proposal are appropriately mitigated through the overall conservation strategy.

The Planning and Housing Committee recommends that:  

1. City Council request the Government of Ontario and the Toronto Port Authority, should they continue to pursue airport expansion, to make information publicly available on the beneficial owners and controlling interests of Nieuport Aviation, owner of the terminal at Billy Bishop Toronto City Airport to the extent the information is in the custody and control of the Government of Ontario. 

2. City Council request the Government of Ontario and the Toronto Port Authority to publicly disclose any plans, business cases or studies related to the proposed expansion of Billy Bishop Toronto City Airport. 

3. City Council forward Item PH32.7, and any plans, business cases or studies related to the proposed expansion of Billy Bishop Toronto City Airport to the Medical Officer of Health to inform a comprehensive assessment on the potential health impacts of any proposal to expand operations at the airport, including cardiovascular, respiratory, cognitive and other impacts, including any potential impacts of ultrafine particles.

Beginning in March 2026, the Toronto Port Authority and Province of Ontario have made a series of announcements about a proposed expansion of Billy Bishop Toronto City Airport (BBTCA). These announcements, by way of press conferences and media interviews, have been issued outside of the established and governing Tripartite Agreement. As of the date of submitting this report, the City has not received any specific plans or details regarding the proposed expansion.

On May 28, 2026, the Province passed Bill 110, Building Billy Bishop Airport Act, 2026 (Bill 110) which enables the Province to assume the City’s role in the Tripartite Agreement and take ownership over certain City-owned lands in Bathurst Quay and the Toronto Islands. The Province has also proposed declaring BBTCA a Special Economic Zone to enable a land mass expansion to lengthen the existing runway, enabling jet aircraft, among other things. Designation as a Special Economic Zone would empower the Province to exempt the project from various municipal approvals. Both an extension and use of BBTCA for jets are currently prohibited without amending the Tripartite Agreement. The Federal Minister of Transportation, on May 28, 2026 indicated, via the media, that consultations will launch summer 2026 and feedback gathered through this process will play a role in guiding any future decisions on the Tripartite agreement.

This report reflects information and media reports to May 28, 2026. To date, City staff have not been consulted or been made aware of a comprehensive plan, business case, or rationale related to these announcements around the proposed expansion of the airport.

This report responds to the April 14, 2026 Planning and Housing Committee direction to study the prospective impact that expanding the flightpath to accommodate jets at Billy Bishop Airport would have on new housing supply (PH29.11) as well as the April 22-23, 2026 Council direction for staff to report back to on the current status of land-side transportation directions and matters related to BBTCA and the surrounding area (MM40.23). This report provides an analysis of indicative growth scenarios, identifies possible impacts of land takings and growth proposals and identifies areas that will need further study should proposals advance. Staff have prepared this analysis based on prior proposals, including the 2013 Porter Airlines proposal and the Toronto Port Authority’s own Environmental Assessment study in 2017 (the “2017 EA”) of the proposed introduction of jets and runway extension advanced by Porter in 2013. The Environmental Assessment provides a critical evidence base for evaluating future runway extension proposals. It demonstrated that, in a constrained, dense urban waterfront setting, even incremental proposals for aviation expansion can generate multi‑dimensional and interdependent impacts that extend beyond the airport boundary.

This supplemental report is in response to Planning and Housing Committee's request for additional information related to the proposed Billy Bishop Toronto City Airport (BBTCA) expansion, specifically ownership of the passenger terminal building, information on the City’s Lobbying By-law, and an overview of potential Inner Harbour water quality impacts of a proposed expansion. In preparing a response to this request for additional information, City Planning staff have engaged Toronto Water, the City Manager’s Office, and the Lobbyist Registrar.

Through publicly available information, staff report that Nieuport Aviation Infrastructure Partners GP (“Nieuport”) owns and operates the passenger terminal at BBTCA. Nieuport is set up as a general partnership and, as such, is generally not required to publicly disclose information such as beneficial owners, ownership percentages, financial information, or investor identities. In Nieuport’s public information, including website, they indicate that they are owned by institutional investors advised by J.P. Morgan Asset Management, however, staff are unaware of the precise structure of this ownership, operational, and advisory relationship.

Chapter 140 of the Toronto Municipal Code (Lobbying) establishes a public lobbying registry to promote transparency about who is attempting to influence municipal decision making. The bylaw requires consultant and in-house lobbyists to disclose prescribed information regarding their clients or employers and, in specified circumstances, related entities or individuals with an interest in, or control over, the lobbying activity. It also requires lobbyists, when communicating with public office holders, to disclose the identity of the person or entity on whose behalf they are acting and the purpose of the communication.

Through initial analysis based on information that has been reported in the media about the proposed expansion, and the publicly available documentation related to previous expansion proposals, staff have identified the potential for negative impacts on water quality in Toronto’s Inner Harbour from a proposed BBTCA expansion. Based on available information from the Toronto Port Authority’s 2017 Environmental Assessment, runway extensions may reduce water flow and increase residence time, limiting the harbour’s ability to flush pollutants from the Don River, stormwater outfalls, and combined sewer overflows. These impacts would result from altered circulation patterns, increasing pollutant accumulation, and new contamination risks. This could negatively affect the intended improvements from ongoing multi-billion-dollar City stormwater and wastewater investments through major infrastructure projects.

The Planning and Housing Committee recommends that:

1. City Council amend the City of Toronto Municipal Code, Chapter 441, Fees and Charges, Appendix C - Schedule 13, effective January 1, 2027, substantially in accordance with the revised fee schedule as found in Attachment 1 to the report (July 2, 2026) from the Deputy City Manager, Development and Growth Services.

2. Upon the by-law to amend the City of Toronto Municipal Code, Chapter 441, Fees and Charges, Appendix C - Schedule 13 coming into effect, City Council authorize the repeal City of Toronto By-law 946-2023 to "adopt Amendment 688 of the Official Plan of the City of Toronto respecting adding a new complete application requirement for Site Plan Control." 

3. City Council authorize the City Solicitor to make such stylistic and technical changes to the Bills submitted to Council giving effect to Recommendation 1above, as may be required, and authorize the City Solicitor to submit a Bill to Council to repeal By-law 946-2023 upon the coming into effect of amendments to Chapter 441 as set out in Recommendation 2 above.

This report recommends an updated application fee schedule for Site Plan Control applications (see Attachment 1, reference numbers 80 to 84.1) to reflect service delivery improvements identified through the City's ongoing Site Plan Process Review (see Attachment 2).

This report should be read as an update to the 2024 Development Application Fee Review report (the 2024 Review). Council approved the 2024 Review with a modest fee increase in May 2025 and requested staff to undertake a focused Site Plan Process Review and report back by the third quarter of 2026. Should Council adopt the recommendations of this report, some Site Plan application fees will remain status quo while others will be reduced.

The Planning and Housing Committee recommends that:

1. City Council request the Mayor to include the updated infrastructure cost estimates for Lawrence Heights Phases 2 and 3, as set out in Confidential Attachment 1, Table 2 to the report (July 14, 2026) from the Executive Director, Housing Development Office in the 2027-2036 Capital Budget and Plan for Transportation Services and Toronto Water, subject to the availability of funding.

2. City Council direct that reimbursement of the 2026 cash flow set out in Confidential Attachment 1, Table 2 to the report (July 14, 2026) from the Executive Director, Housing Development Office, shall be funded from the 2026-2035 Council approved Capital Budget and Plans of Toronto Water and Transportation Services, and that should the existing 2026 Capital Budgets be insufficient, funding is to be accelerated from their respective future year budgets.

3. City Council direct that the confidential information contained in Confidential Attachment 1 to the report (July 14, 2026) from the Executive Director, Housing Development Office remain confidential at this time, as it relates to a position, plan, procedure, criteria or instruction to be applied to negotiations carried on or to be carried on by or on behalf of the City of Toronto and authorize it be made public following the completion of the infrastructure work contemplated in this report, at the discretion of the Deputy City Manager, Development and Growth Services.

4. City Council authorize the Executive Director, Housing Development Office, to enter into one or more agreements with the Toronto Community Housing Corporation, if the terms are not otherwise secured in the Subdivision Agreement(s) for Phases 2 and 3, to reimburse eligible infrastructure costs incurred by the Toronto Community Housing Corporation for Phases 2 and 3 of the Lawrence Heights Revitalization Project, in consultation with the General Manager, Toronto Water, the General Manager, Transportation Services, and the Executive Director, Development Review, substantially on the terms identified in Attachment 2 to the report (July 14, 2026) from the Executive Director, Housing Development Office and such other or amended terms and conditions deemed appropriate by the Executive Director, Housing Development Office, and in a form satisfactory to the City Solicitor, using funds from the approved 2026-2035 Capital Budget and Plan and as incorporated in the 2027-2036 Capital Budget and Plans Submissions of Toronto Water and Transportation Services referred to in Recommendations 1 and 2 above, subject to any updated cost estimates as approved by Council through the 2027-2036 capital budget processes and/or applicable capital variance reporting processes, subject to the availability of funding, consideration of other City priorities, and Council review and approval.

Toronto Community Housing Corporation (TCHC) revitalization projects are central to advancing the City’s HousingTO 2020-2030 Action Plan, supporting both the preservation of existing social housing and the creation of new affordable rental homes. These projects take a comprehensive, end‑to‑end approach, spanning pre-development, design, construction, community engagement, and resident relocation. Through its 10-year development plan, delivered in partnership with the City, TCHC aims to create more than 10,000 new homes across Toronto by 2035.

As TCHC's largest community, Lawrence Heights is a cornerstone of this development plan, originally built in the late 1950s. Located in North York, the 45-hectare site includes 1,208 rental homes across a mix of detached and semi-detached houses, townhomes, and walk-up apartment buildings. The Lawrence Heights revitalization is a four-phase transformation that will modernize the area into a vibrant, mixed-use, mixed-income neighbourhood.

Phases 2, 3, and 4 of the revitalization have been designated as Toronto Builds sites. Under this framework, capital funding for community amenities, public facilities, and required city-building and civil infrastructure is incorporated into relevant City divisional budgets and brought forward to City Council for approval through the annual budget process.

Phase 2 is scheduled to begin site works in Q4 2026 and will include new and reconfigured public streets, parks, community spaces, and residential buildings ranging from 6 to 28 storeys. This phase will replace 277 existing social housing units and is anticipated to deliver approximately 194 new TCHC affordable homes, and approximately 960 new market units. Phase 3 is planned to commence in 2030 and is planned to include the replacement of 385 social housing units, the creation of approximately 385 new TCHC affordable units, and approximately 2,127 new market units.

This report seeks approval of updated cost estimates for public infrastructure to enable their inclusion in the 2027-2036 Capital Budget and Plan Submissions for Toronto Water and Transportation Services and the reimbursement by the City to TCHC of eligible infrastructure costs incurred by TCHC. When City Council approved the Lawrence Heights Infrastructure Development Plan (IDP) in October 2020, the full financial implications were not incorporated. More detailed and refined cost estimates for Phases 2 and 3 will be developed as design advances, with updates brought forward to Council for consideration through future site phasing approvals.

This report also requests Council authorization for Toronto Water and Transportation Services to reimburse eligible infrastructure costs incurred by TCHC in 2026 for the Lawrence Heights revitalization project, from the approved 2026-2035 Capital Budget and Plans of Toronto Water and Transportation Services.

The Planning and Housing Committee:

1. Received the report (July 2, 2026) from the Executive Director, Housing Development Office for information.

The Executive Director, Housing Development Office, will submit a report to the Planning and Housing Committee in advance of its July 16, 2026 meeting, seeking approval of updated cost estimates for public infrastructure associated with the Lawrence Heights Phases 2 and 3 Revitalization Project. Approval is required to enable the inclusion of these costs in the 2027-2036 Capital Budget and Plan Submissions for Toronto Water and Transportation Services, and to authorize reimbursement by the City to Toronto Community Housing Corporation (TCHC) for eligible infrastructure costs incurred by TCHC. The report will also seek authorization for Toronto Water and Transportation Services to reimburse TCHC for eligible project-related infrastructure costs incurred in 2026.

The Planning and Housing Committee recommends that:

1. City Council affirm its decision to state its intention to designate the property at 180 Queens Drive under Part IV, Section 29 of the Ontario Heritage Act as set out in Council Decision CC.41.16 on May 20 and 21, 2026. 

2. 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 Council affirm its decision of May 20 and 21, 2026 (CC41.16) stating its intention to designate the property at 180 Queens Drive under Part IV, Section 29 of the Ontario Heritage Act. The City has received an objection on behalf of the property owner to the Notice of Intention to Designate within the statutory timeline. The Notice of Objection dated June 23, 2026, is included as Attachment 1 to this report. 

The property at 180 Queens Drive, located on the northeast corner of Queens Drive and Pine Street in the Weston neighbourhood, features the Oliver Master House, a substantial, three-storey house constructed in the Shingle style in 1911. The red-brick house is distinguished by its multiple, shingle-clad gables, broad verandah, and stone corner tower and was commissioned for Oliver Master, a prominent insurance broker, Weston village councillor (1912-13) and civic leader.

Staff have reviewed the objections raised by the owner and are of the opinion that despite these objections, the property meets Ontario Regulation 9/06, the criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act, under three of nine possible criteria for its design/physical, historical/associative, and contextual values. 

City Council has until September 22, 2026, 90 days from the date of the end of the objection period, or 120 days from the issuance of the Notice of Intention to Designate (which occurred May 25, 2026) to make a decision on this objection as per the timeline under the Ontario Heritage Act.  

Designation enables Council to review proposed alterations for the property, enforce heritage property standards and maintenance and refuse demolition.

The Planning and Housing Committee recommends that:

1. City Council state its intention to designate the property at 18 Great Oak Drive under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 18 Great Oak Drive (Reasons for Designation) attached as Attachment 1 to the report (June 15, 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 18 Great Oak Drive under Part IV, Section 29 of the Ontario Heritage Act ("the 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 18 Great Oak Drive, known historically as the Moore Farmhouse, is located on the north side of Great Oak Drive, west of Islington Avenue and south of Rathburn Road, within the Islington Heights neighbourhood of Etobicoke.

A location map and current photograph of the heritage property are included in Attachment 2.

The property contains a detached one-and-a-half storey brick farmhouse constructed between 1842 and 1851, with a later rear addition. The property was originally part of Lot 11, Concession A (Clergy Block), and was historically associated with the Moore family, early agricultural settlers in Etobicoke Township. The subject property is associated with the architect William Tyrrell, a significant figure in Etobicoke and Weston who designed numerous institutional, industrial and residential buildings, including St. George’s Anglican Church-on-the-Hill, of which the Moore family were founding members. As a surviving farmhouse from the mid-19th century, the subject property contributes to the understanding of the evolution of Etobicoke from a rural landscape to a planned suburban community and remains a distinct and highly visible connection, within a neighbourhood characterized by post-war and contemporary residential development, to its agricultural past.

The subject property at 18 Great Oak Drive was listed on the City of Toronto's Heritage Register on September 27, 2006.

This property is one of eighteen pre-1870 listed properties citywide that have been identified as candidates for designation through the City's implementation of Bill 23 amendments to the Act and its ongoing prioritization strategy for listed properties that must be designated or removed from the Heritage Register by January 1, 2027.

Part of the strategy for the review of listed properties on the Heritage Register includes the procurement of qualified heritage consultants to research, evaluate, and prepare heritage evaluation reports for a subset of listed properties prioritized for designation. City Planning retained the services of Alex Corey Heritage Consulting ("the Consultant") to research and evaluate a citywide group of eighteen pre-1870 listed properties which includes the subject property at 18 Great Oak Drive. The Consultant evaluated the subject property and determined that it meets the provincial criteria.

The Consultant's research on the subject property is included in Attachment 3 of this report. The research, analysis, and evaluation contained within Attachment 3 reflect the Consultant's professional expertise and opinion. Staff have independently reviewed the Consultant's research and heritage evaluation and concur with the determination that the property at 18 Great Oak Drive has cultural heritage value and meets four 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.

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

At its meeting on July 6, 2026 the Toronto Preservation Board considered Item PB46.1 and made recommendations to City Council.

Summary from the report (June 15, 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 18 Great Oak Drive under Part IV, Section 29 of the Ontario Heritage Act ("the 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 18 Great Oak Drive, known historically as the Moore Farmhouse, is located on the north side of Great Oak Drive, west of Islington Avenue and south of Rathburn Road, within the Islington Heights neighbourhood of Etobicoke.

A location map and current photograph of the heritage property are included in Attachment 2.

The property contains a detached one-and-a-half storey brick farmhouse constructed between 1842 and 1851, with a later rear addition. The property was originally part of Lot 11, Concession A (Clergy Block), and was historically associated with the Moore family, early agricultural settlers in Etobicoke Township. The subject property is associated with the architect William Tyrrell, a significant figure in Etobicoke and Weston who designed numerous institutional, industrial and residential buildings, including St. George’s Anglican Church-on-the-Hill, of which the Moore family were founding members. As a surviving farmhouse from the mid-19th century, the subject property contributes to the understanding of the evolution of Etobicoke from a rural landscape to a planned suburban community and remains a distinct and highly visible connection, within a neighbourhood characterized by post-war and contemporary residential development, to its agricultural past.

The subject property at 18 Great Oak Drive was listed on the City of Toronto's Heritage Register on September 27, 2006.

This property is one of eighteen pre-1870 listed properties citywide that have been identified as candidates for designation through the City's implementation of Bill 23 amendments to the Act and its ongoing prioritization strategy for listed properties that must be designated or removed from the Heritage Register by January 1, 2027.

Part of the strategy for the review of listed properties on the Heritage Register includes the procurement of qualified heritage consultants to research, evaluate, and prepare heritage evaluation reports for a subset of listed properties prioritized for designation. City Planning retained the services of Alex Corey Heritage Consulting ("the Consultant") to research and evaluate a citywide group of eighteen pre-1870 listed properties which includes the subject property at 18 Great Oak Drive. The Consultant evaluated the subject property and determined that it meets the provincial criteria.

The Consultant's research on the subject property is included in Attachment 3 of this report. The research, analysis, and evaluation contained within Attachment 3 reflect the Consultant's professional expertise and opinion. Staff have independently reviewed the Consultant's research and heritage evaluation and concur with the determination that the property at 18 Great Oak Drive has cultural heritage value and meets four 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.

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

The Planning and Housing Committee recommends that:

1. City Council state its intention to designate the property at 2 Hedgewood Road under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 2 Hedgewood Road - Hamilton Residence (Reasons for Designation) attached as Attachment 1 to the report (June 18, 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 2 Hedgewood Road 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 2 Hedgewood Road is located in the Bridlepath-Sunnybrook-York Mills neighbourhood, southeast of the intersection of Yonge Street and York Mills Road, on the west side of Hedgewood Road where it terminates at the edge of the West Don River Valley. It contains a High Tech Style, flat-roof, two-storey house and flat-roof one-storey garage separated by a courtyard. A location map and current photograph of the heritage property are found in Attachment 2.

Dramatically perched on the edge of the West Don River Valley, the property is a unique High Tech Style property designed in 1970 by award-winning Toronto architect Peter Hamilton for his parents, John and Dorothy Hamilton. Completed in 1972, the house and garage are organized around a central courtyard and feature exposed interior and exterior structural and infrastructural elements including steel support beams and columns, ceilings, electrical conduits, chimneys and duct work. The recipient of the Canadian Housing Design Council Award in 1974, the Hamilton Residence was also featured in numerous publications including Maclean's Magazine, Global Architecture, and Stelco Trend.

Staff have determined that the property at 2 Hedgewood Road, containing the Hamilton Residence, has cultural heritage value and meets 4 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 of Toronto's Heritage Register on October 6, 1997.

Bill 23 amendments to the Ontario Heritage Act require that properties listed on the City's Heritage Register prior to January 1, 2023 will be deemed removed from the Heritage Register unless they are designated by January 1, 2027.

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

At its meeting on July 6, 2026 the Toronto Preservation Board considered Item PB46.6 and made recommendations to City Council.

Summary from the report (June 15, 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 2 Hedgewood Road 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 2 Hedgewood Road is located in the Bridlepath-Sunnybrook-York Mills neighbourhood, southeast of the intersection of Yonge Street and York Mills Road, on the west side of Hedgewood Road where it terminates at the edge of the West Don River Valley. It contains a High Tech Style, flat-roof, two-storey house and flat-roof one-storey garage separated by a courtyard. A location map and current photograph of the heritage property are found in Attachment 2.

Dramatically perched on the edge of the West Don River Valley, the property is a unique High Tech Style property designed in 1970 by award-winning Toronto architect Peter Hamilton for his parents, John and Dorothy Hamilton. Completed in 1972, the house and garage are organized around a central courtyard and feature exposed interior and exterior structural and infrastructural elements including steel support beams and columns, ceilings, electrical conduits, chimneys and duct work. The recipient of the Canadian Housing Design Council Award in 1974, the Hamilton Residence was also featured in numerous publications including Maclean's Magazine, Global Architecture, and Stelco Trend.

Staff have determined that the property at 2 Hedgewood Road, containing the Hamilton Residence, has cultural heritage value and meets 4 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 of Toronto's Heritage Register on October 6, 1997. Bill 23 amendments to the Ontario Heritage Act require that properties listed on the City's Heritage Register prior to January 1, 2023 will be deemed removed from the Heritage Register unless they are designated by January 1, 2027.

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

The Planning and Housing Committee recommends that:

1. City Council state its intention to designate the property at 32 Bright Street under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 32 Bright Street (Reasons for Designation) attached as Attachment 1 to the report (June 15, 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 32 Bright Street 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 32 Bright Street, known as Costigan Cottage, is located on the west side of Bright Street, between King Street East and Queen Street East, within the Corktown neighbourhood of Toronto. It contains a detached, single-storey wood-frame worker's cottage constructed c. 1862. The property was home to the Costigan family from its earliest period of occupation until c.1928 and is among the oldest residential properties on Bright Street and within the Corktown neighbourhood. The house is a rare surviving example of the modest worker's cottage typology, predating the two-storey bay-and-gable rowhouses that were constructed on Bright Street in the 1870s and 1880s. It forms part of the historic streetscape of Bright Street, comprised primarily of residential house form buildings constructed in the mid- to late 19th century. Costigan Cottage serves as a physical reminder of Corktown's working class history.

A location map and current photograph of the heritage property are included in Attachment 2.

The subject property at 32 Bright Street was listed on the City of Toronto’s Heritage Register following its identification through a Cultural Heritage Resources Assessment as part of the King-Parliament Secondary Plan review on December 16, 17, and 18, 2020.

This property is one of eighteen pre-1870 listed properties citywide which have been identified as candidates for designation through the City's implementation of the Bill 23 amendments to the Ontario Heritage Act and its ongoing prioritization strategy for listed properties that must be designated or removed from the Heritage Register by January 1, 2027.

Part of the strategy for the review of listed properties on the Heritage Register includes the procurement of qualified heritage consultants to research, evaluate, and prepare heritage evaluation reports for a subset of listed properties prioritized for designation. City Planning retained the services of Alex Corey Heritage Consulting ("the Consultant") to research and evaluate a citywide group of eighteen pre-1870 listed properties which includes the subject property at 32 Bright Street. The Consultant evaluated the subject property and determined that it meets the provincial criteria.

The Consultant's research on the subject property is included in Attachment 3 of this report. The research, analysis, and evaluation contained within Attachment 3 reflect the Consultant's professional expertise and opinion. Staff have independently reviewed the Consultant's research and heritage evaluation and concur with the determination that the property at 32 Bright Street has cultural heritage value and meets four 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.

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

At its meeting on July 6, 2026 the Toronto Preservation Board considered Item PB46.5 and made recommendations to City Council.

Summary from the report (June 15, 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 32 Bright Street 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 32 Bright Street, known as Costigan Cottage, is located on the west side of Bright Street, between King Street East and Queen Street East, within the Corktown neighbourhood of Toronto. It contains a detached, single-storey wood-frame worker's cottage constructed c. 1862. The property was home to the Costigan family from its earliest period of occupation until c.1928 and is among the oldest residential properties on Bright Street and within the Corktown neighbourhood. The house is a rare surviving example of the modest worker's cottage typology, predating the two-storey bay-and-gable rowhouses that were constructed on Bright Street in the 1870s and 1880s. It forms part of the historic streetscape of Bright Street, comprised primarily of residential house form buildings constructed in the mid- to late 19th century. Costigan Cottage serves as a physical reminder of Corktown's working class history.

A location map and current photograph of the heritage property are included in Attachment 2.

The subject property at 32 Bright Street was listed on the City of Toronto’s Heritage Register following its identification through a Cultural Heritage Resources Assessment as part of the King-Parliament Secondary Plan review on December 16, 17, and 18, 2020.

This property is one of eighteen pre-1870 listed properties citywide which have been identified as candidates for designation through the City's implementation of the Bill 23 amendments to the Ontario Heritage Act and its ongoing prioritization strategy for listed properties that must be designated or removed from the Heritage Register by January 1, 2027.

Part of the strategy for the review of listed properties on the Heritage Register includes the procurement of qualified heritage consultants to research, evaluate, and prepare heritage evaluation reports for a subset of listed properties prioritized for designation. City Planning retained the services of Alex Corey Heritage Consulting ("the Consultant") to research and evaluate a citywide group of eighteen pre-1870 listed properties which includes the subject property at 32 Bright Street. The Consultant evaluated the subject property and determined that it meets the provincial criteria.

The Consultant's research on the subject property is included in Attachment 3 of this report. The research, analysis, and evaluation contained within Attachment 3 reflect the Consultant's professional expertise and opinion. Staff have independently reviewed the Consultant's research and heritage evaluation and concur with the determination that the property at 32 Bright Street has cultural heritage value and meets four 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.

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

The Planning and Housing Committee recommends that:

1. City Council state its intention to designate the property at 39 Wynford Drive under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 39 Wynford Drive (entrance address 41 Wynford Drive) (Reasons for Designation) attached as Attachment 1 to the report (June 15, 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 39 Wynford Drive under Part IV, Section 29 of the Ontario Heritage Act for its cultural heritage value according to the Statement of Significance which includes a description of heritage attributes found in Attachment 1.

The property at 39 Wynford Drive is located on the southeast corner of Wynford Drive and Gervais Drive one block northeast of Eglinton Avenue East and Don Mills Road in the Flemingdon Park neighbourhood.  It contains a 4-storey commercial office building. A location map and current photograph of the heritage property are found in Attachment 2.

The property at 39 Wynford Drive was constructed in in 1962 for the A.C. Nielson Company of Canada Limited. Designed in the International Style by Peter Dickinson Associates in 1961, it was one of the earliest properties built in the Flemingdon Park Industrial Area. Following Dickinson's death in 1961, it was completed by his former associates, Webb, Zerafa, Menkes Architects (WZMH Architects). In 1967, Webb, Zerafa, Menkes Architects designed a complementary 2-storey addition on top of the structure to accommodate additional office space. With its Modernist design and prominent location at the broad curve in Wynford Drive in the Flemingdon Park Industrial Area, the property contributes to the Modernist design context of the area.

Staff have determined that the property at 39 Wynford Drive has cultural heritage value and meets 6 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 identified as a potential heritage resource in the 2019 Don Mills Crossing Cultural Heritage Resource Assessment as part of the Don Mills Crossing Secondary Plan.

The property at 39 Wynford Drive was included on the heritage register on December 16, 2025. Staff had originally recommended designation to Council in response to the owner submitting a demolition application. Following the voluntary revocation of the demolition permit, staff agreed to bring forward the designation later in the planning process.

On April 29, 2026, the City received an Official Plan Amendment related to the proposed redevelopment of the subject property at 39 Wynford Drive with a mixed-use development with four buildings with heights of 52, 41, 29, and 12 storeys. The proposed development will integrate part of the historic structure into the podium of one of the new buildings.

Since the above noted development application has been made to the City, a Prescribed Event under the Ontario Heritage Act will be triggered if the City Clerk issues a notice of complete application. Designation enables City Council to review proposed alterations or demolitions to the property and enforce heritage property standards and maintenance.

The Planning and Housing Committee recommends that:

1. City Council state its intention to designate the property at 55 Elm Street (entrance address at 650 Bay Street) under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 55 Elm Street (entrance address at 650 Bay Street) (Reasons for Designation) attached as Attachment 1 to the report (July 6, 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 55 Elm Street (entrance address at 650 Bay Street) 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.

Anchoring the southwest corner of Bay and Elm streets, the subject property contains a three-storey commercial building designed in the Renaissance Revival style and completed in 1891 for the Canadian Temperance League in the city's historic St. John's Ward ("The Ward") neighbourhood. The subject property is valued as part of a broader collection of 26 heritage buildings located along three contiguous blocks of Elm Street that comprises the most intact, surviving grouping of Ward-era built fabric in a range of typologies and historic uses that provide an understanding of the city's first immigrant neighbourhood, including housing, local institutions and charitable organizations that supported its working class residents. A location map and current photographs of the subject property are found in Attachment 2.

The subject property was included on the City of Toronto's Heritage Register in March 2021.

Staff have determined that the property at 55 Elm Street (entrance address at 650 Bay Street) 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 2 or more of the 9 criteria.

As of July 1, 2021, Section 29(1.2) of the Ontario Heritage Act restricts City Council's ability to give notice of its intention to designate a property under the Act to within 90 days of a "Prescribed Event".

The subject property is subject to a Prescribed Event. On January 12, 2026, the City received an Official Plan and Zoning By-law Amendment application to construct an 18-storey building containing 234 hotel suites and retail space (#26101832STE11OZ). The application proposes partial retention of the property at 55 Elm Street and full demolition of the properties at 57-67 Elm Street.

The City Clerk issued a Notice of Complete Application on May 8, 2026. In order to meet prescribed timelines under the Ontario Heritage Act, Council must make a decision at its July 29-31, 2026 meeting to provide sufficient time for the City Clerk to issue a Notice of Intention to Designate.

A Cultural Heritage Assessment Report (CHER) and a Heritage Impact Assessment (HIA), both authored by ERA Architects Inc. and dated November 7, 2025, were submitted in support of the development application on the site of the subject property. The CHER and HIA conclude that the subject property has cultural heritage value. 

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

At its meeting on July 6, 2026 the Toronto Preservation Board considered Item PB46.4 and made recommendations to City Council.

Summary from the report (June 15, 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 55 Elm Street (entrance address at 650 Bay Street) 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.

Anchoring the southwest corner of Bay and Elm streets, the subject property contains a three-storey commercial building designed in the Renaissance Revival style and completed in 1891 for the Canadian Temperance League in the city's historic St. John's Ward ("The Ward") neighbourhood. The subject property is valued as part of a broader collection of 26 heritage buildings located along three contiguous blocks of Elm Street that comprises the most intact, surviving grouping of Ward-era built fabric in a range of typologies and historic uses that provide an understanding of the city's first immigrant neighbourhood, including housing, local institutions and charitable organizations that supported its working class residents. A location map and current photographs of the subject property are found in Attachment 2.

The subject property was included on the City of Toronto's Heritage Register in March 2021.

Staff have determined that the property at 55 Elm Street (entrance address at 650 Bay Street) 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 2 or more of the 9 criteria.

As of July 1, 2021, Section 29(1.2) of the Ontario Heritage Act restricts City Council's ability to give notice of its intention to designate a property under the Act to within 90 days of a "Prescribed Event".

The subject property is subject to a Prescribed Event. On January 12, 2026, the City received an Official Plan and Zoning By-law Amendment application to construct an 18-storey building containing 234 hotel suites and retail space (#26101832STE11OZ). The application proposes partial retention of the property at 55 Elm Street and full demolition of the properties at 57-67 Elm Street.

The City Clerk issued a Notice of Complete Application on May 8, 2026. In order to meet prescribed timelines under the Ontario Heritage Act, Council must make a decision at its July 29-31, 2026 meeting to provide sufficient time for the City Clerk to issue a Notice of Intention to Designate.

A Cultural Heritage Assessment Report (CHER) and a Heritage Impact Assessment (HIA), both authored by ERA Architects Inc. and dated November 7, 2025, were submitted in support of the development application on the site of the subject property. The CHER and HIA conclude that the subject property has cultural heritage value.

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

The Planning and Housing Committee recommends that:

1. City Council state its intention to designate the property at 55 Sudbury Street under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 55 Sudbury Street (Reasons for Designation) attached as Attachment 1 to the report (June 18, 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 55 Sudbury Street under Part IV, Section 29 of the Ontario Heritage Act for its cultural heritage value according to the Statement of Significance and description of heritage attributes found in Attachment 1.

The subject property is located in the Little Portugal neighbourhood at the southernmost tip of Ward 9. The property at 55 Sudbury Street is located at the junction of Sudbury Street and Dovercourt Road, along the north side of the main railway corridor through Toronto. A location map and current photograph of the heritage property are found in Attachment 2.

The property at 55 Sudbury Street comprises the former Diamond (later Dominion) Glass Company office building, constructed in 1899-1900. The two-storey building is Romanesque Revival style with Italianate influences and is finished in red brick and rough-dressed stone. The building features a distinctive main entrance arch and Italianate-style window hoods.

The property at 55 Sudbury Street was listed on the City's Heritage Register on August 28, 2014.

Staff have determined that the property at 55 Sudbury Street has cultural heritage value and meets five 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.

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

At its meeting on July 6, 2026 the Toronto Preservation Board considered Item PB46.3 and made recommendations to City Council.

Summary from the report (June 15, 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 55 Sudbury Street under Part IV, Section 29 of the Ontario Heritage Act for its cultural heritage value according to the Statement of Significance and description of heritage attributes found in Attachment 1.

The subject property is located in the Little Portugal neighbourhood at the southernmost tip of Ward 9. The property at 55 Sudbury Street is located at the junction of Sudbury Street and Dovercourt Road, along the north side of the main railway corridor through Toronto. A location map and current photograph of the heritage property are found in Attachment 2.

The property at 55 Sudbury Street comprises the former Diamond (later Dominion) Glass Company office building, constructed in 1899-1900. The two-storey building is Romanesque Revival style with Italianate influences and is finished in red brick and rough-dressed stone. The building features a distinctive main entrance arch and Italianate-style window hoods.

The property at 55 Sudbury Street was listed on the City's Heritage Register on August 28, 2014.

Staff have determined that the property at 55 Sudbury Street has cultural heritage value and meets five 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.

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

The Planning and Housing Committee recommends that:

1. City Council state its intention to designate the property at 6278 Kingston Road under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 6278 Kingston Road (Reasons for Designation) attached as Attachment 1 to the report (June 15, 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 6278 Kingston Road 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 6278 Kingston Road, known historically as the John Morrish House, is located on the north side of Kingston Road west of Meadowvale Road in the Highland Creek neighbourhood of Scarborough. It contains a 1-storey detached house form building fronting onto Kingston Road. A location map and current photograph of the heritage property are included in Attachment 2.

The property contains a single-storey vernacular Ontario Cottage style house, with a front porch featuring a gable dormer added in 2002. Built c. 1850, the subject property has served as a single-family residence from its construction to the present day and was home to the Morrish family from 1855 until 1984. Since their arrival into the region in 1855, the Morrish family have set deep roots in Scarborough, being the namesake for Morrish Road, which includes the W.D. Morrish Store at 215 Morrish Road (listed), as well as the family's historic connection to a small but significant collection of listed and Part IV designated properties within Scarborough. Standing adjacent to the Part IV designated W.J. Morrish General Store at 6282 Kingston Road, the subject property stands as historical reminder of Highland Creek and Scarborough's agricultural past.

The subject property at 6278 Kingston Road was listed on the City of Toronto's Heritage Register on September 27, 2006.

This property is one of eighteen pre-1870 listed properties citywide that have been identified as candidates for designation through the City's implementation of Bill 23 amendments to the Ontario Heritage Act and its ongoing prioritization strategy for listed properties. Properties listed on the City's Heritage Register prior to January 1, 2023 will be deemed removed from the Heritage Register unless they are designated by January 1, 2027.

Part of the City's strategy for the review of listed properties on the Heritage Register includes the procurement of qualified heritage consultants to research, evaluate, and prepare heritage evaluation reports for a subset of listed properties prioritized for designation. City Planning retained the services of Alex Corey Heritage Consulting ("the Consultant") to research and evaluate a citywide group of eighteen pre-1870 listed properties which includes the subject property at 6278 Kingston Road. The Consultant evaluated the subject property and determined that it meets the provincial criteria.

The Consultant's research on the subject property is included in Attachment 3 of this report. The research, analysis, and evaluation contained within Attachment 3 reflect the Consultant's professional expertise and opinion. Staff have independently reviewed the Consultant's research and heritage evaluation and concur with the determination that the property at 6278 Kingston Road has cultural heritage value and meets three of the Ontario Regulation 9/06 criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act. A property may be designated under Part IV, Section 29 of the Ontario Heritage Act, if it meets two or more of the nine criteria.

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

At its meeting on July 6, 2026 the Toronto Preservation Board considered Item PB46.7 and made recommendations to City Council.

Summary from the report (June 15, 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 6278 Kingston Road 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 6278 Kingston Road, known historically as the John Morrish House, is located on the north side of Kingston Road west of Meadowvale Road in the Highland Creek neighbourhood of Scarborough. It contains a 1-storey detached house form building fronting onto Kingston Road. A location map and current photograph of the heritage property are included in Attachment 2.

The property contains a single-storey vernacular Ontario Cottage style house, with a front porch featuring a gable dormer added in 2002. Built c. 1850, the subject property has served as a single-family residence from its construction to the present day and was home to the Morrish family from 1855 until 1984. Since their arrival into the region in 1855, the Morrish family have set deep roots in Scarborough, being the namesake for Morrish Road, which includes the W.D. Morrish Store at 215 Morrish Road (listed), as well as the family's historic connection to a small but significant collection of listed and Part IV designated properties within Scarborough. Standing adjacent to the Part IV designated W.J. Morrish General Store at 6282 Kingston Road, the subject property stands as historical reminder of Highland Creek and Scarborough's agricultural past.

The subject property at 6278 Kingston Road was listed on the City of Toronto's Heritage Register on September 27, 2006.

This property is one of eighteen pre-1870 listed properties citywide that have been identified as candidates for designation through the City's implementation of Bill 23 amendments to the Ontario Heritage Act and its ongoing prioritization strategy for listed properties. Properties listed on the City's Heritage Register prior to January 1, 2023 will be deemed removed from the Heritage Register unless they are designated by January 1, 2027.

Part of the City's strategy for the review of listed properties on the Heritage Register includes the procurement of qualified heritage consultants to research, evaluate, and prepare heritage evaluation reports for a subset of listed properties prioritized for designation. City Planning retained the services of Alex Corey Heritage Consulting ("the Consultant") to research and evaluate a citywide group of eighteen pre-1870 listed properties which includes the subject property at 6278 Kingston Road. The Consultant evaluated the subject property and determined that it meets the provincial criteria.

The Consultant's research on the subject property is included in Attachment 3 of this report. The research, analysis, and evaluation contained within Attachment 3 reflect the Consultant's professional expertise and opinion. Staff have independently reviewed the Consultant's research and heritage evaluation and concur with the determination that the property at 6278 Kingston Road has cultural heritage value and meets three of the Ontario Regulation 9/06 criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act. A property may be designated under Part IV, Section 29 of the Ontario Heritage Act, if it meets two or more of the nine criteria.

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

The Planning and Housing Committee: 

1. Deferred consideration of the item to the first regular Planning and Housing Committee meeting of the 2026-2030 Council Term.

This report recommends that City Council state its intention to designate the property at 7 Meadowcrest Road 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 7 Meadowcrest Road, known historically as Spring Bank Cottage, is located on the south side of Meadowcrest Road, west of Royal York Road, within the Sunnylea neighbourhood of Etobicoke.

A location map and current photograph of the heritage property are included in Attachment 2.

Constructed c.1861, the property contains a detached two-storey brick house form building with a contemporary two-storey rear addition. The property was originally part of Concession II Meridian, Lot 14, and was historically associated with the Thompson family, United Empire Loyalists and among the earliest settlers in south Etobicoke. The property was subsequently home to John and Minnie Parkin and their sons, including John B. Parkin (1911–1975), architect and pioneer of Canadian Modernism who received his first major commission while residing here. As a surviving pre-Confederation farmhouse associated with one of the area’s earliest settler families, Spring Bank Cottage documents the trajectory from United Empire Loyalist land grants, through agricultural occupation and market gardening, to residential subdivision, charting the broader evolution of the south Etobicoke from a rural, agricultural landscape to the mid-20th century suburban residential Sunnylea neighbourhood.

The subject property at 7 Meadowcrest Road was listed on the City of Toronto's Heritage Register on September 27, 2006.

This property is one of eighteen pre-1870 listed properties citywide which have been identified as candidates for designation through the City's implementation of Bill 23 amendments to the Ontario Heritage Act and its ongoing prioritization strategy for listed properties that must be designated or removed from the Heritage Register by January 1, 2027.

Part of the strategy for the review of listed properties on the Heritage Register includes the procurement of qualified heritage consultants to research, evaluate, and prepare heritage evaluation reports for a subset of listed properties prioritized for designation. City Planning retained the services of Alex Corey Heritage Consulting ("the Consultant") to research and evaluate a citywide group of eighteen pre-1870 listed properties which includes the subject property at 7 Meadowcrest Road. The Consultant evaluated the subject property and determined that it meets the provincial criteria.

The Consultant's research on the subject property is included in Attachment 3 of this report. The research, analysis, and evaluation contained within Attachment 3 reflect the Consultant's professional expertise and opinion. Staff have independently reviewed the Consultant's research and heritage evaluation and concur with the determination that the property at 7 Meadowcrest Road has cultural heritage value and meets five 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.

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

At its meeting on July 6, 2026 the Toronto Preservation Board considered Item PB46.2 and made recommendations to City Council.

Summary from the report (June 15, 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 7 Meadowcrest Road 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 7 Meadowcrest Road, known historically as Spring Bank Cottage, is located on the south side of Meadowcrest Road, west of Royal York Road, within the Sunnylea neighbourhood of Etobicoke.

A location map and current photograph of the heritage property are included in Attachment 2.

Constructed c.1861, the property contains a detached two-storey brick house form building with a contemporary two-storey rear addition. The property was originally part of Concession II Meridian, Lot 14, and was historically associated with the Thompson family, United Empire Loyalists and among the earliest settlers in south Etobicoke. The property was subsequently home to John and Minnie Parkin and their sons, including John B. Parkin (1911–1975), architect and pioneer of Canadian Modernism who received his first major commission while residing here. As a surviving pre-Confederation farmhouse associated with one of the area’s earliest settler families, Spring Bank Cottage documents the trajectory from United Empire Loyalist land grants, through agricultural occupation and market gardening, to residential subdivision, charting the broader evolution of the south Etobicoke from a rural, agricultural landscape to the mid-20th century suburban residential Sunnylea neighbourhood.

The subject property at 7 Meadowcrest Road was listed on the City of Toronto's Heritage Register on September 27, 2006.

This property is one of eighteen pre-1870 listed properties citywide which have been identified as candidates for designation through the City's implementation of Bill 23 amendments to the Ontario Heritage Act and its ongoing prioritization strategy for listed properties that must be designated or removed from the Heritage Register by January 1, 2027.

Part of the strategy for the review of listed properties on the Heritage Register includes the procurement of qualified heritage consultants to research, evaluate, and prepare heritage evaluation reports for a subset of listed properties prioritized for designation. City Planning retained the services of Alex Corey Heritage Consulting ("the Consultant") to research and evaluate a citywide group of eighteen pre-1870 listed properties which includes the subject property at 7 Meadowcrest Road. The Consultant evaluated the subject property and determined that it meets the provincial criteria.

The Consultant's research on the subject property is included in Attachment 3 of this report. The research, analysis, and evaluation contained within Attachment 3 reflect the Consultant's professional expertise and opinion. Staff have independently reviewed the Consultant's research and heritage evaluation and concur with the determination that the property at 7 Meadowcrest Road has cultural heritage value and meets five 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.

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

The Planning and Housing Committee:

1. Directed the Executive Director, Housing Secretariat, in consultation with the City Solicitor, to review the possibility of the City collecting information and making referrals related to landlord fraud and negligence.

2. Requested the City Manager, the Executive Director, Municipal Licensing and Standards, and the Executive Director, Housing Secretariat to consult with legal aid clinics, tenant advocacy organizations, and housing rights experts on opportunities for the City to support tenants in pursuing violations of their legal rights and recommendations for the Provincial government to improve access to justice for tenants.

3. Requested a report back to the Planning and Housing Committee as part of the next update on the RentSafeTO program.

I am writing to request your support to have staff explore opportunities to leverage RentSafe officers to identify and compile evidence of criminal conduct and violations of the Residential Tenancies Act.

For too long, corporate crime has been treated as an administrative matter. This is particularly evident in how Ontario treats fraud in the residential rental sector.

When a resident faces a fraudulent eviction, the resident is left to do their own investigation, collect their own evidence, and hire their own lawyer in order to hold the landlord accountable.

The consequences of this type of fraud are significant. On top of the stress and cost of moving, the Housing Secretariat reports that as of Fall 2025, tenants forced to leave a 2-bedroom apartment will pay an additional 25.7% or $525 per month on average for a new unit.

This criminal behaviour is often systemic, repeated and done with impunity, as landlords know that they can afford to fight at the Landlord and Tenant Board when often their tenants cannot.

This is not how we treat other crimes. If someone is caught stealing from a grocery store, Loblaws can call the police; they won’t need to figure out the right forms to fill out, they won’t need to hire a lawyer, and they won’t have to pay a filing fee. They might not even need to show up in court, meanwhile a tenant might be forced to take valuable time away from work to pursue their claim.

Corporate crime is crime, and it should be treated as such. This motion seeks to identify opportunities to leverage RentSafe officers to identify and compile evidence of criminal conduct and violations of the Residential Tenancies Act, which can then be pursued by municipal or provincial law enforcement as appropriate.

The Planning and Housing Committee recommends that: 

1. City Council request the Premier and the Minister of Citizenship and Multiculturalism to make a regulation under the Ontario Heritage Act granting a further extension for three years, from January 1, 2027 to January 1, 2030 for any property listed on a municipal register to be formally designated under the Ontario Heritage Act.
 

2. City Council request the Mayor to work with other Greater Toronto Hamilton Area (GTHA) municipalities and the Association of Municipalities of Ontario (AMO) in regard to the matter on seeking an extension to the Ontario Heritage Act timeframe for the designation of properties listed on a municipal register.
 

3. City Council forward this item to the Greater Toronto Hamilton Area (GTHA) municipalities and the Association of Municipalities of Ontario (AMO) for information.

I am writing to request your support for advocating to the Provincial Government to protect heritage properties in Ontario which are at risk of expiring from municipal heritage registers at the end of the year.

The protection of listed heritage properties on municipal registers will expire on December 31, 2026.  Such properties have only limited, short-term (60 day) protection, and automatically removing listed properties from the registry would permit the demolition of valuable heritage properties across Ontario.

As part of the More Homes Built Faster Act, 2022 (Bill 23), the province mandated that any property listed on a municipal register as of December 31, 2022, must be formally designated under the Ontario Heritage Act (OHA) by January 1, 2025, or be removed. In 2024 the province passed Bill 200, the Homeowner Protection Act, 2024, which extended the timeframe for municipalities to review legacy listed properties to January 1, 2027.

Under the current two-year extension, any heritage property listed on a municipal register as of December 31, 2026 shall be removed from the register on January 1, 2027, unless that council has given notice of its intention to designate the property under the Act. Properties that lose listing status cannot be re-listed for another five years.

The upcoming deadline affects around 21,000 properties in municipalities across the province including about 4,000 currently listed heritage properties in Toronto. Forcing municipalities to designate all of their listed properties within a short period of time is both heavy-handed and unrealistic.

With the expiry date now only about six months away, municipalities are under enormous pressure to review their registers and prioritize properties for designation or other protection. The staffing and financial cost in research for designation is enormous, and there are not enough heritage staff to handle the work.

The requested extension represents a practical, administrative adjustment that helps municipalities deliver on Provincial heritage and planning objectives, prevent demolition of buildings that anchor community identity and economic activity and support adaptive re-use. The certainty of an additional three years for implementation would give municipalities the ability to complete this long overdue process while balancing competing pressures and supports the implementation and delivery of the provincial government’s priorities.

Thank you for your consideration of the accompanying recommendation.

Announcements

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

The Deputy City Manager, Development and Growth Services acknowledged Councillor Perks' retirement from politics and thanked him for his public service since 2006, and for his leadership and courage on important city files.

Chair Perks remarked on the importance of Committee Room 1, on his years of learning from the Toronto Public Service and thanked everyone for their passion in looking after each other in the City of Toronto. 

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