Toronto City Council
The full agenda, as filed
All 76 items in the clerk’s order. Each carries the city’s own words: the staff recommendation, what the body decided, and its status. Nothing below is written by us.
Items 26 to 50 of 76Show 2550100all
MM35.7adopted
Participatory Budgeting is a system of direct democracy where residents imagine how their neighbourhood could be improved, suggest potential ideas and then vote on how funds are spent to improve their community through capital projects. 2023 was the first year Participatory Budgeting was implemented in Toronto Centre to determine how community benefits funding should be allocated. Between April 12 and November 1, 2024, my office hosted online and in-person engagements with local residents and business improvement areas to crowdsource ideas. These ideas were then vetted for cost and feasibility with City staff and presented to the local community to vote on which projects they would like to see funded. In the St. James Town, Winchester Park and Cabbagetown neighbourhoods, six projects supported by the local community fit within the allocated budget of $750,000: One of the projects, Mural at 237 Gerrard Street East, required additional review. The release of funds for these projects would allow for locally supported capital projects to move forward in a timely manner.
City Council on December 16 and 17, 2025, adopted the following: 1. City Council increase the 2025 Operating Budget for Non-Program on a one-time basis by $50,000.00 gross, $0 net, fully funded by Section 37 Community benefits obtained in the development at 500 Sherbourne Street (Source Account: XR3026-3700240), secured for public art, for the purpose of forwarding funds to STEPS (Sustainable Thinking and Expression on Public Space) Public Art for installation of a mural at 237 Gerrard Street East (Cost Centre: NP2161). 2. City Council direct that the $50,000.00 be forwarded to STEPS (Sustainable Thinking and Expression on Public Space) Public Art, subject to STEPS Public Art signing an Undertaking governing the use of the funds and the financial reporting requirements.
Staff recommendation as filed
Councillor Chris Moise, seconded by Councillor Shelley Carroll, recommends that: 1. City Council increase the 2025 Operating Budget for Non-Program on a one-time basis by $50,000.00 gross, $0 net, fully funded by Section 37 Community benefits obtained in the development at 500 Sherbourne Street (Source Account: XR3026-3700240), secured for public art, for the purpose of forwarding funds to STEPS (Sustainable Thinking and Expression on Public Space) Public Art for installation of a mural at 237 Gerrard Street East (Cost Centre: NP2161). 2. City Council directs that the $50,000.00 be forwarded to STEPS Public Art, subject to STEPS Public Art signing an Undertaking governing the use of the funds and the financial reporting requirements.
RM35.7amended
City Council will review the Order Paper.
December 16, 2025: City Council adopted the December 16, 2025, Order Paper as amended and all other items not held on consent. December 17, 2025: City Council adopted the December 17, 2025, Order Paper.
CC35.8adopted
On February 28, 2020, a Zoning By-law Amendment application ("the Application") was submitted to the City for the properties at 110-112 Adelaide Street East and 85 Lombard Street (the "Site") to permit the construction of a 42-storey mixed-use building containing 287 dwelling units, 3288 square metres of office space and 482 square metres of retail space. On April 12, 2024, the applicant submitted a revised Application to permit the construction of a 65-storey mixed-use building containing 600 dwelling units, 330 square metres of office space, and 400 square metres of retail space. On November 7, 2024, the applicant appealed City Council's neglect or failure to make a decision on its Application within the prescribed timelines in the Planning Act to the Ontario Land Tribunal. The City Solicitor requires further directions for the upcoming 9-day Ontario Land Tribunal hearing scheduled to commence from March 16 to 20 and March 23 to 26, 2026. For reasons set out in Confidential Attachment 1, this matter is urgent and cannot be deferred.
City Council on December 16 and 17, 2025, adopted the following: 1. City Council adopt the confidential instructions to staff in Confidential Attachment 1 to the report (December 2, 2025) from the City Solicitor. 2. City Council authorize the public release of the confidential instructions to staff in Confidential Attachment 1 and Confidential Appendices A and B to the report (December 2, 2025) from the City Solicitor. 3. City Council direct that the balance of Confidential Attachment 1 to the report (December 2, 2025) from the City Solicitor remain confidential at the discretion of the City Solicitor, as it contains advice that is subject to solicitor-client privilege. The confidential instructions to staff in Confidential Attachment 1 to the report (December 2, 2025) from the City Solicitor were adopted by City Council and are now public as follows: 1. City Council accept the without prejudice offer to settle dated November 26, 2025, set out in Confidential Appendix A to the report (December 2, 2025) from the City Solicitor and the revised plans dated November 18, 2025, set out in Confidential Appendix B to the report (December 2, 2025) from the City Solicitor (together the "Settlement Offer") and direct the City Solicitor to attend at the Ontario Land Tribunal in support of the settlement. 2. City Council instruct the City Solicitor to request the Ontario Land Tribunal to withhold its Order on the Zoning By-law Amendment application until the City Solicitor has advised that: a. the final form and content of the Zoning By-law Amendment is to the satisfaction of the Executive Director, Development Review and the City Solicitor, in consultation with other appropriate divisions; b. the Owner has, at its sole cost and expense: i. submitted a revised Functional Servicing Report and Stormwater Management Report, Hydrogeological Review, including the Foundation Drainage Report ("Engineering Reports") to demonstrate that the existing sewer system and watermain and any required improvements to them, have adequate capacity and supply to accommodate the development of the lands, to the satisfaction of the Director, Engineering Review, Development Review, in consultation with the General Manager, Toronto Water; ii. secured the design and provided financial securities in respect of any upgrades or required improvements to the existing municipal infrastructure identified in the accepted Engineering Reports, to support the development, all to the satisfaction of the Director, Engineering Review, Development Review and the General Manager, Toronto Water, should it be determined that improvements or upgrades are required to support the development, according to the Engineering Reports accepted by the Director, Engineering Review, Development Review, and the General Manager, Toronto Water; iii. ensured that implementation of the accepted Engineering Reports does not require changes to the proposed amending By-law or that any required changes have been made to the proposed amending By-law to the satisfaction of the Executive Director, Development Review, the Director, Engineering Review, Development Review, and the City Solicitor, including the use of a Holding ("H") By-law symbol regarding any new municipal servicing infrastructure or upgrades to existing municipal servicing infrastructure, as may be required; and iv. entered into, and registered on title to the lands, limiting distance agreements with each of the neighbouring property owners to the immediate west and east fronting on Adelaide Street East, to which the City will be a party, to the satisfaction of the Executive Director, Development Review, and the City Solicitor that ensure the respective setbacks and separation distances shown on Confidential Appendix B to the report (December 2, 2025) from the City Solicitor. 3. City Council authorize the City Solicitor to take all necessary actions to implement City Council's decision. Confidential Appendices A and B to the report (December 2, 2025) from the City Solicitor are now public and can be accessed under Background Information (City Council). The balance of Confidential Attachment 1 to the report (December 2, 2025) from the City Solicitor remains confidential at this time in accordance with the provisions of the City of Toronto Act, 2006, as it contains advice that is subject to solicitor-client privilege. The balance of Confidential Attachment 1 to the report (December 2, 2025) from the City Solicitor will be made public at the discretion of the City Solicitor.
Staff recommendation as filed
The City Solicitor recommends that: 1. City Council adopt the recommendations contained in Confidential Attachment 1 to this report from the City Solicitor. 2. City Council authorize the public release of the confidential recommendations contained in Confidential Attachment 1, and the entirety of Confidential Appendix A and Confidential Appendix B to this report from the City Solicitor, if adopted by City Council. 3. City Council direct that all other information contained in Confidential Attachment 1 to this report from the City Solicitor is to remain confidential at the discretion of the City Solicitor, as it contains advice which is subject to solicitor-client privilege.
MM35.8adopted
Street Haven has been offering services to women seeking shelter, housing, healthcare and other essential services since 1965. Their work is feminist, trauma-informed and culturally sensitive to assist Toronto's most underserved women. They have requested $50,000.00 for one of their sites, Street Haven at the Crossroads, to allow for necessary fire upgrades to their building. Street Haven at the Crossroads, located at 87 Pembroke Street, provides life-saving and essential shelter services to society's most vulnerable women. This funding would provide important fire safety system upgrades that would increase the available space for shelter accommodation, bringing the second floor to meet the latest fire code and safety requirements, including audible and visual alarms to ensure accessibility and align with Toronto Shelter Standards, Accessibility Design Guidance, and the Ontario Building Code. Funding secured from 319 to 323 Jarvis Street "to be allocated at the discretion of the Chief Planner, in consultation with the Ward Councillor, provided that the purposes are identified in the Official Plan and will benefit the community in the vicinity of the lands" would be used to fund these fire upgrades.
City Council on December 16 and 17, 2025, adopted the following: 1. City Council increase the 2025 Operating Budget for Non-Program on a one-time basis by $50,000.00 gross, $0 net, fully funded by Section 37 community benefits obtained from the development at 319, 321 and 323 Jarvis Street (Source Account: XR3026-3701209) for fire safety upgrades at 87 Pembroke Street (Cost Centre: NP2161). 2. City Council direct that the $50,000.00 be forwarded to Street Haven at the Crossroads upon the signing of an Undertaking by Street Haven at the Crossroads to govern the use of the funds and the financial reporting requirements.
Staff recommendation as filed
Councillor Chris Moise, seconded by Deputy Mayor Ausma Malik, recommends that: 1. City Council increase the 2025 Operating Budget for Non-Program on a one-time basis by $50,000.00 gross, $0 net, fully funded by Section 37 community benefits obtained from the development at 319, 321 and 323 Jarvis Street (Source Account: XR3026-3701209) for fire safety upgrades at 87 Pembroke Street (Cost Centre: NP2161). 2. City Council direct that the $50,000.00 be forwarded to Street Haven at the Crossroads upon the signing of an Undertaking by Street Haven at the Crossroads to govern the use of the funds and the financial reporting requirements.
CC35.9adopted
4875 Dundas Street West - Ontario Land Tribunal Hearing - Request for Directions
On May 7, 2024, Zoning By-law Amendment, and Official Plan Amendment applications (the "Applications") were submitted to the City for the property at 4875 Dundas Street West (the "Site") to permit the construction of a 45-storey mixed-use building containing 488 residential units, of which 56 are rental replacement units, and 461 square metres of at-grade retail uses. On January 13, 2025, the applicant appealed City Council's decision to refuse the Applications to the Ontario Land Tribunal. On November 28, 2025, the City Solicitor received a "with prejudice", not confidential, settlement offer, consisting of the correspondence attached to this report as Public Appendix A and the architectural plans and drawings attached to this report as Public Appendix B (the "Settlement Offer"), which propose to modify the Applications. The City Solicitor requires further directions for the upcoming Ontario Land Tribunal hearing scheduled for April 13 to 24, 2026. The Settlement Offer is open until the end of the City Council meeting commencing on December 16, 2025, at which point it will be withdrawn. Given the deadline for the Settlement Offer, this matter is urgent and cannot be deferred.
City Council on December 16 and 17, 2025, adopted the following: 1. City Council adopt the confidential instructions to staff in Confidential Attachment 1 to the report (December 2, 2025) from the City Solicitor. 2. City Council authorize the public release of the confidential instructions to staff in Confidential Attachment 1 to the report (December 2, 2025) from the City Solicitor. 3. City Council direct that the balance of Confidential Attachment 1 to the report (December 2, 2025) from the City Solicitor remain confidential at the discretion of the City Solicitor, as it contains advice that is subject to solicitor-client privilege. The confidential instructions to staff in Confidential Attachment 1 to the report (December 2, 2025) from the City Solicitor were adopted by City Council and are now public as follows: 1. City Council accept the with prejudice settlement offer dated November 28, 2025, set out in Public Appendices A and B to the report (December 2, 2025) from the City Solicitor (the architectural plans and drawings) (together the "Settlement Offer"), and direct the City Solicitor to attend at the Ontario Land Tribunal in support of the settlement. 2. City Council instruct the City Solicitor to request the Ontario Land Tribunal to withhold its Order on the Zoning By-law Amendment and the Official Plan Amendment applications until the City Solicitor has advised that: a. the final form and content of the Zoning By-law Amendment and the Official Plan Amendment are satisfactory to the Executive Director, Development Review and the City Solicitor, in consultation with other appropriate divisions; b. the Owner has, at its sole cost and expense: i. submitted a revised Transportation Impact Study, inclusive of a vehicle maneuvering diagram, acceptable to, and to the satisfaction of the General Manager, Transportation Services; ii. provided a revised Public Utility Plan, including Quality Level A data, to determine and confirm the location of utilities and tree planting to the satisfaction of the Chief Planner and Executive Director, City Planning and the Executive Director, Environment, Climate and Forestry; iii. provided a Soil Volume Plan, a Landscape Plan, showing street trees, and section drawings to the satisfaction of the Chief Planner and Executive Director, City Planning and the Executive Director, Environment, Climate and Forestry; iv. addressed all outstanding issues raised by the Executive Director, Environment, Climate and Forestry, in their memorandum dated September 5, 2024, as they relate to the application, including submitting an application to Injure or Remove Trees, and as it relates to tree planting, to the satisfaction of the Executive Director, Environment, Climate and Forestry; v. submitted a revised Functional Servicing and Stormwater Management Report to demonstrate that the existing sanitary sewer system and watermain and any required improvements to them, have adequate capacity and supply to accommodate the development of the lands to the satisfaction of the Director, Engineering Review, Development Review, in consultation with the Chief Engineer and Executive Director, Engineering and Construction Services; 1. if the accepted Functional Servicing and Stormwater Management Report requires any new municipal infrastructure or upgrades to the existing municipal infrastructure to support the development, then either: a. the owner has secured the design, construction, and provision of financial securities for any new municipal infrastructure, or any upgrades or required improvements to the existing municipal infrastructure identified in the accepted Functional Servicing and Stormwater Management Report, to support the development, in a financial secured agreement, all to the satisfaction of the Director, Engineering Review, Development Review; or b. the required new municipal infrastructure or upgrades to existing municipal infrastructure to support the development in the accepted and satisfactory Functional Servicing and Stormwater Management Report are constructed and operational, all to the satisfaction to the Director, Engineering Review, Development Review. vi. addressed all outstanding issues raised by Development Engineering in the memorandum, dated September 17, 2024, and revised on October 29, 2024, to the satisfaction of the Director, Engineering Review, Development Review; vii. submitted a revised Pedestrian Level Wind Study, including a Wind Tunnel Study, that identifies any required mitigation measures to be implemented and secured through the zoning by-law and/or site plan control process to resolve wind safety exceedances and to improve pedestrian comfort, all to the satisfaction of the Executive Director, Development Review and the Chief Planner and Executive Director, City Planning; and viii. provided a revised Compatibility and Mitigation Study, Air Quality, Dust, Odour, Noise and Vibration study to the satisfaction of the Executive Director, Development Review. c. City Council has approved the Rental Housing Demolition Application (24 143880 WET 03 RH) in accordance with Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006, to permit the demolition of the 56 existing rental dwelling units on the lands, and the owner has entered into, and registered on title to the lands, one or more agreements with the City, to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor, securing all rental housing-related matters necessary to implement City Council's decision, including: i. replacement of the existing 56 rental housing units, including the same number of units, bedroom type and size and with similar rents; and ii. an acceptable Tenant Assistance Plan addressing the right for existing and former tenants to return to a replacement rental unit. 3. City Council authorize the City Solicitor to take all necessary actions to implement City Council's decision. The balance of Confidential Attachment 1 to the report (December 2, 2025) from the City Solicitor remains confidential at this time in accordance with the provisions of the City of Toronto Act, 2006, as it contains advice that is subject to solicitor-client privilege. The balance of Confidential Attachment 1 to the report (December 2, 2025) from the City Solicitor will be made public at the discretion of the City Solicitor.
Staff recommendation as filed
The City Solicitor recommends that: 1. City Council adopt the recommendations contained in Confidential Attachment 1 to this report from the City Solicitor. 2. City Council authorize the public release of the confidential recommendations contained in Confidential Attachment 1 to this report from the City Solicitor, if adopted by City Council. 3. City Council direct that all other information contained in Confidential Attachment 1 to this report from the City Solicitor is to remain confidential at the discretion of the City Solicitor, as it contains advice which is subject to solicitor-client privilege.
MM35.9adopted
The City received a naming application from the Joseph J. Piccininni Community Recreation Centre Advisory Council (JJP Advisory Council) to name a pathway within Earlscourt Park, located near Davenport Road and Lansdowne Avenue, to "Claude Bergeron Pathway" in recognition of his years of community service. Claude Bergeron was actively engaged in community advocacy from the early 2000s until 2023. During this time, he provided input to the City on numerous improvements to Earlscourt Park, including enhancements to the southeast corner entrance, replacement of the decorative pool fence, and frontage improvements along St. Clair Avenue West. Bergeron also served as a long-standing member of the Joseph J. Piccininni Community Recreation Centre Advisory Council. In this role, he advised City staff for 17 years to ensure completion of the walking path now proposed to bear his name. After relocating to Toronto in the early 2000s, Bergeron became deeply involved in his community, engaging at both municipal and provincial levels to promote city planning initiatives and architectural preservation aimed at improving the livability of the St. Clair West, Davenport, and Carleton Village neighbourhoods. Beyond his local advocacy, Bergeron's professional and academic career in architectural history significantly contributed to Canadian culture. He served as a Professor at Université Laval for 30 years, teaching architectural history, and published extensively on Canadian architecture. His scholarly work includes 35 articles in international encyclopedias, dictionaries, and journals. Bergeron advanced the study and preservation of Canadian architecture as co-founder of the Society for the Study of Architecture in Canada (1974) and RACAR, Revue d'art canadienne/Canadian Art Review (1974). A formal property naming application was submitted to the City's Strategic Partnerships Office, and staff have confirmed that the proposed naming aligns with the City of Toronto's Guiding Principles for Commemoration. The application included an autobiography, letters of support highlighting Bergeron's record of community service, and documentation demonstrating community endorsement of the proposal. Additionally, Councillor Alejandra Bravo hosted an online survey and canvassed local streets nearby Earlscourt Park to share the naming proposal with the community. Naming a pathway to honour Claude Bergeron's contributions, both locally as a community advocate and nationally as a leader in the field of architectural history, is a fitting recognition of his efforts to preserve and enhance Toronto's urban landscape. Staff from Parks and Recreation have confirmed that the costs associated with producing and installing the new park sign will be covered within the 2025 Approved Operating Budget for Parks and Recreation.
City Council on December 16 and 17, 2025, adopted the following: 1. City Council approve the naming of the pathway located in Earlscourt Park to "Claude Bergeron Pathway", despite the provisions of the City of Toronto Property Naming Policy.
Staff recommendation as filed
Councillor Alejandra Bravo, seconded by Councillor Paula Fletcher, recommends that: 1. City Council approve the naming of the pathway located in Earlscourt Park to "Claude Bergeron Pathway", despite the provisions of the City of Toronto Property Naming Policy.
CC35.10adopted
On February 2, 2022, City Council authorized the expropriation of the property municipally known as 81 Bloor Street East and 40-42 Hayden Street (the "Property"). The Property is required for the purposes of constructing a new alternative station entrance, emergency exit, and electrical substation facility as a part of the Toronto Transit Commission's Bloor-Yonge Station Capacity Improvement Project (the "Project"). The Property is located east of the Yonge Street and Bloor Street intersection with frontage on Bloor Street East and Hayden Street. The Property was owned by 81 Bloor Inc. (the "Claimant"). The City served an offer of compensation in accordance with the requirements of the Expropriations Act on the Claimant. The Claimant has subsequently served a claim for compensation on the City pursuant to the Expropriations Act, alleging insufficient payment of market value compensation, disturbance damages, the payment of statutory interest, and reimbursement of its reasonable costs. A four-week hearing at the Ontario Land Tribunal has been scheduled to commence on June 15, 2025. This report deals with litigation that affects the City and contains advice or communications that are subject to solicitor-client privilege. The purpose of this report is to seek further direction regarding the litigation and any potential resolution of the subject claim for compensation and the information in this regard are being provided as confidential material.
City Council on December 16 and 17, 2025, adopted the following: 1. City Council adopt the confidential instructions to staff in Confidential Attachment 1 to the report (December 2, 2025) from the City Solicitor. 2. City Council direct that Confidential Attachment 1 to the report (December 2, 2025) from the City Solicitor remain confidential at the discretion of the City Solicitor, as it contains advice and information that is subject to solicitor-client privilege. Confidential Attachment 1 to the report (December 2, 2025) from the City Solicitor remains confidential at this time in accordance with the provisions of the City of Toronto Act, 2006, as it contains advice and information that is subject to solicitor-client privilege. Confidential Attachment 1 to the report (December 2, 2025) from the City Solicitor will made public at the discretion of the City Solicitor.
Staff recommendation as filed
The City Solicitor recommends that: 1. City Council adopt the recommendations contained in Confidential Attachment 1 to this report. 2. City Council direct that all information contained in Confidential Attachment 1 including the confidential recommendations is to remain confidential at the discretion of the City Solicitor as it contains advice and information which is subject to solicitor-client privilege.
MM35.10adopted
We must seize this once-in-a-generation opportunity to reimagine North York's stretch of Yonge Street and ensure provincial policies do not stall the long-overdue addition of safe, protected bike lanes. In December 2020, City Council adopted the REimagining Yonge Municipal Class Environmental Assessment Study, outlining road-safety improvements, cycle tracks, and public-realm upgrades between Sheppard Avenue and Finch Avenue, a vision years in the making that must now be realized. Yonge Street between Sheppard and Finch is the backbone of North York's downtown, home to the highest concentration of office towers outside Toronto's core and a critical route for drivers, pedestrians, transit riders, businesses, cyclists, and micromobility users. Transform Yonge represents one of North York's most significant public-realm upgrades. Delaying it now would jeopardize community health and safety. This reconstruction offers a rare chance to widen sidewalks, add greenery and amenities, improve crossings, and deliver protected bike lanes that meet the needs of a modern urban centre. While the 2020 plan proposed removing a lane in each direction, since then the Province of Ontario has amended the Highway Traffic Act to prohibit the reduction in the number of vehicular lanes for the purpose of a bicycle lane, except as permitted by regulation. To move forward, cycling and pedestrian upgrades must be delivered while keeping all current vehicle lanes. The need is urgent. E-bikes, scooters, and other micromobility devices are pushing riders onto sidewalks, creating dangerous conditions for pedestrians, particularly seniors and other vulnerable populations, including those with disabilities. Timely reconstruction is also critical for the Highway 401 interchange redesign, which depends on Transform Yonge's completion, and delays could have regional impacts. Future growth adds to the urgency: the proposed North York at the Centre Secondary Plan anticipates roughly 100,000 new residents. This intensification requires a safer, more walkable, and multimodal Yonge Street that can support residents, workers, visitors, and tourists alike. An updated feasibility study is essential, one that preserves all vehicle lanes while expanding sidewalks and adding protected bike lanes. This approach ensures Transform Yonge can proceed in a timely manner, comply with new provincial requirements, improve safety today, and deliver the vibrant, accessible, and revitalized urban heart that North York deserves.
City Council on December 16 and 17, 2025, adopted the following: 1. City Council direct the General Manager, Transportation Services, to: a. explore the feasibility of modifying the recommended "Transform Yonge" design to maintain public-realm and cycling improvements without eliminating vehicular lanes; and b. explore the feasibility of extending the plan north to Steeles Avenue to align with the Yonge Street North Secondary Plan. 2. City Council direct the General Manager, Transportation Services to provide a report back to the appropriate committee in the first quarter of 2027.
Staff recommendation as filed
Councillor Lily Cheng, seconded by Mayor Olivia Chow, recommends that: 1. City Council direct the General Manager, Transportation Services, to: a. explore the feasibility of modifying the recommended "Transform Yonge" design to maintain public-realm and cycling improvements without eliminating vehicular lanes; and b. explore the feasibility of extending the plan north to Steeles Avenue to align with the Yonge Street North Secondary Plan. 2. City Council provide a report back to the appropriate committee in the first quarter of 2027.
CC35.11amended
The purpose of this report is to request instructions in respect of the proceedings before the Ontario Land Tribunal ("Tribunal"). The applicant appealed the proposed Official Plan Amendment and Zoning By-law Amendment Applications for 234 Sheppard Avenue West and 223 Harlandale Avenue as a result of Council's failure to make a decision on the applications within the time prescribed by the Planning Act.
City Council on December 16 and 17, 2025, adopted the following: 1. City Council adopt the confidential instructions to staff in Confidential Attachment 1 to the report (December 2, 2025) from the City Solicitor, as amended by motion 1 by Councillor Lily Cheng. 2. City Council authorize the public release of the confidential instructions to staff in Confidential Attachment 1 to the report (December 2, 2025) from the City Solicitor, as amended by motion 1 by Councillor Lily Cheng, and Confidential Appendices A, B and C to the report (December 2, 2025) from the City Solicitor, at the discretion of the City Solicitor. 3. City Council direct that the balance of Confidential Attachment 1 to the report (December 2, 2025) from the City Solicitor remain confidential at the discretion of the City Solicitor, as it is about litigation before the Ontario Land Tribunal and contains advice or communications that are subject to solicitor-client privilege. December 22, 2025 The confidential instructions to staff in Confidential Attachment 1 to the report (December 2, 2025) from the City Solicitor, as amended by motion 1 by Councillor Lily Cheng, were adopted by City Council and are now public, the City Solicitor having exercised the City Solicitor's discretion to make them public, as follows: 1. City Council accept the without prejudice settlement offer set out in Confidential Appendix A to the report (December 2, 2025) from the City Solicitor and support a revised proposal that is substantially in accordance with the plans and drawings in Confidential Appendix B to the report (December 2, 2025) from the City Solicitor for the lands municipally known as 234 Sheppard Avenue West and 223 Harlandale Avenue (together the "Settlement Offer") and subject to the Parts below. 2. City Council authorize the City Solicitor and appropriate City Staff to attend the Ontario Land Tribunal (the "Tribunal") hearing on this matter in support of the Settlement Offer for the lands municipally known as 234 Sheppard Avenue West and 223 Harlandale Avenue (the "Development Site"). 3. City Council instruct the City Solicitor to request the Ontario Land Tribunal to withhold its Order on the Official Plan Amendment and Zoning By-law Amendment until such time as the Tribunal has been advised by the City Solicitor that: a. the final form and content of the draft Official Plan Amendment substantially in accordance with Confidential Appendix C to the report (December 2, 2025) from the City Solicitor, is satisfactory to the Executive Director, Development Review and the City Solicitor; b. the final form and content of the draft Zoning By-law Amendment is satisfactory to the Executive Director, Development Review and the City Solicitor; c. the owner has, at its sole expense: i. submitted a revised Servicing Report and Stormwater Management Report, Hydrogeological Review, including the Foundation Drainage Report ("Engineering Reports") to the satisfaction of the Director, Engineering Review; ii. secured the design and provided financial securities in respect of any upgrades or required improvements to the existing municipal infrastructure identified in the accepted Engineering Reports, to support the development, all to the satisfaction of the Director, Engineering Review, should it be determined that improvements or upgrades are required to support the development, according to the Engineering Reports accepted by the Director, Engineering Review; iii. ensured that implementation of the accepted Engineering Reports does not require changes to the proposed amending By-law or that any required changes have been made to the proposed amending By-law to the satisfaction of the Executive Director, Development Review, including the use of a Holding ("H") By-law symbol regarding any new municipal servicing infrastructure or upgrades to existing municipal servicing infrastructure, as may be required; iv. submitted an updated Transportation Impact Study or Addendum, and updated Parking and Loading Study or Addendum, to reflect revisions to site circulation, loading, parking and access for the development, to the satisfaction of the General Manager, Transportation Services; and v. submitted a revised Travel Demand Management Plan acceptable to, and to the satisfaction of the Chief Planner and Executive Director, City Planning and the General Manager, Transportation Services, and that matters arising from such study be satisfactorily addressed, and secured if required. 4. City Council request the Executive Director, Development Review, in consultation with the local Ward Councillor and other relevant staff, to work with the landowner to explore the feasibility of an in-kind community benefit package pursuant to Section 37(6) of the Planning Act, that may include the provision of public realm improvements, including public art, and/or park improvements, and to report back to City Council for further instruction on any offer of in-kind community benefits made by the Owner. 5. City Council request the Executive Director, Development Review, in consultation with the General Manager, Solid Waste Management Services, as part of Site Plan Control, to consider the location of waste storage bin pick up/staging areas in locations other than Sheppard Avenue West. 6. City Council authorize the City Solicitor and appropriate City staff to take any necessary steps to implement City Council's decision. Confidential Appendices A, B and C to the report (December 2, 2025) from the City Solicitor are now public, the City Solicitor having exercised the City Solicitor's discretion to make them public, and can be accessed under Background Information (City Council). The balance of Confidential Attachment 1 to the report (December 2, 2025) from the City Solicitor remains confidential at this time in accordance with the provisions of the City of Toronto Act, 2006, as they pertain to litigation before the Ontario Land Tribunal and contains advice or communications that are subject to solicitor-client privilege. The balance of Confidential Attachment 1 to the report (December 2, 2025) from the City Solicitor will be made public at the discretion of the City Solicitor.
Staff recommendation as filed
The City Solicitor recommends that: 1. City Council adopt the confidential instructions to staff contained in Confidential Attachment 1 to this report from the City Solicitor. 2. City Council authorize the public release of the confidential instructions to staff contained in Confidential Attachment 1, along with the entirety of Confidential Appendix A, Confidential Appendix B and Confidential Appendix C to this report from the City Solicitor, if adopted by City Council, at the discretion of the City Solicitor. 3. City Council direct that the information contained in Confidential Attachment 1 to this report from the City Solicitor is to remain confidential at the discretion of the City Solicitor, as it is about litigation before the Ontario Land Tribunal and contains advice or communications that are subject to solicitor-client privilege.
MM35.11adopted
Toronto is at a critical economic juncture. The City's unemployment is approaching 9 percent and a concerning trend of out-migration saw more than 70,000 residents leave Toronto in the last year. Council must take aggressive action to grow our economy, secure high-quality jobs, and ensure our long-term prosperity. Canada and other anchor nations have partnered to establish the Defence, Security and Resilience Bank, a new multilateral initiative designed to finance critical infrastructure, secure supply chains, and strengthen cyber resilience. The Defence, Security and Resilience Bank is in the process of selecting where its new headquarters will be located - a decision that could create more than 3500 high-quality jobs, strengthen its host city's position as a hub of finance and innovation, and provide a significant boost to gross domestic product. Other cities such as Ottawa have publicly declared their interest in hosting this new institution. Toronto must advocate strongly for choosing our city as the ideal location for the Defence, Security and Resilience Bank headquarters. Locating its headquarters in Toronto would set up the Defence, Security and Resilience Bank for global success and strengthen our city's economic future. Toronto is the engine of the Canadian economy, producing roughly one-fifth of the national gross domestic productand anchoring the country's financial system. The city is uniquely positioned to support the Bank with its unparalleled density of institutional investors and pension plans, as well as a world-leading artificial intelligence and advanced analytics ecosystem. Headquartering the Bank here will drive immediate and long-term job creation. It will allow the Defence, Security and Resilience Bank to tap into Toronto's diverse, globally connected workforce. This includes the capital markets professionals, engineers, and data scientists it needs to recruit and grow. By securing this institution, we place Toronto at the global centre for defence, security and resilience financing, ensuring that the economic spinoffs and stability generated by the Bank directly benefit Toronto residents and businesses.
City Council on December 16 and 17, 2025, adopted the following: 1. City Council express its support for the Defence, Security and Resilience Bank to be headquartered in Toronto, in alignment with the Quality Jobs and Global Competitiveness priority in "Sidewalks to Skylines: A 10-Year Action Plan for Toronto's Economy", to grow and strengthen our economy and secure thousands of good jobs in Toronto. 2. City Council forward this item to the Prime Minister of Canada, the Minister of Defence, the Minister of Intergovernmental Affairs, the Minister of Industry, Members of Parliament, the Premier of Ontario, and the Minister of Economic Development, Job Creation and Trade.
Staff recommendation as filed
Councillor Brad Bradford, seconded by Councillor James Pasternak, recommends that: 1. City Council express its support for the Defence, Security and Resilience Bank to be headquartered in Toronto, in alignment with the Quality Jobs and Global Competitiveness priority in "Sidewalks to Skylines: A 10-Year Action Plan for Toronto's Economy", to grow and strengthen our economy and secure thousands of good jobs in Toronto. 2. City Council forward this item to the Prime Minister of Canada, the Minister of Defence, the Minister of Intergovernmental Affairs, the Minister of Industry, Members of Parliament, the Premier of Ontario, and the Minister of Economic Development, Job Creation and Trade.
CC35.12adopted
Ookwemin Minising - Ontario Land Tribunal Hearing - Request for Direction
The City of Toronto, together with CreateTO and Waterfront Toronto, are advancing a significant revitalization project for the Port Lands, including Ookwemin Minising (formerly known as Villiers Island). At its meeting on June 26, 2024, City Council adopted amendments to the Official Plan Amendment 409, Toronto Zoning By-law 569-2013 (By-law 702-2024) and the Precinct Plan for Ookwemin Minising. These amendments advance the redevelopment, and update the planning framework for the island in response to Toronto's Housing Action Plan, to permit a dense, inclusive, sustainable and walkable urban community. On July 29, 2024, the Toronto Port Authority (operating as "Ports Toronto") appealed Official Plan Amendment 409 and By-law 702-2024 to the Ontario Land Tribunal. At its meeting on July 23 and 24, 2025, City Council provided the City Solicitor with instructions in respect of the appeals. After the July 2025 City Council meeting, the Ontario Land Tribunal hearing scheduled to commence October 2, 2025 was adjourned, to allow the City to continue resolution discussions with Ports Toronto. The City Solicitor requires further instructions. While no hearing dates are currently scheduled, the City Solicitor requires these instructions to take further steps in this matter. Accordingly, this matter is urgent and should not be deferred.
City Council on December 16 and 17, 2025, adopted the following: 1. City Council adopt the confidential instructions to staff in Confidential Attachment 1 to the report (December 2, 2025) from the City Solicitor. 2. City Council authorize the public release of the confidential instructions to staff in Confidential Attachment 1 and Confidential Appendix A to the report (December 2, 2025) from the City Solicitor. 3. City Council direct that the balance of Confidential Attachment 1 to the report (December 2, 2025) from the City Solicitor remain confidential at the discretion of the City Solicitor, as it contains advice that is subject to solicitor-client privilege. The confidential instructions to staff in Confidential Attachment 1 to the report (December 2, 2025) from the City Solicitor were adopted by City Council and are now public as follows: 1. City Council endorse the Revised Ports Toronto Settlement Proposal set out in Confidential Appendix A to Confidential Attachment 1 to the report (December 2, 2025) from the City Solicitor. 2. City Council authorize the City Solicitor and any other necessary City staff to support the Ports Toronto Modifications contained in Confidential Appendix A to Confidential Attachment 1 to the report (December 2, 2025) from the City Solicitor. 3. City Council authorize the City Solicitor to execute Minutes of Settlement in accordance with the draft Minutes of Settlement set out in Confidential Appendix A to Confidential Attachment 1 to the report (December 2, 2025) from the City Solicitor. 4. City Council request the Board of Directors of City of Toronto Economic Development Corporation, carrying on business as Toronto Port Lands Company to authorize any actions or approvals necessary, including execution of Minutes of Settlement in accordance with the draft Minutes of Settlement set out in Confidential Appendix A to Confidential Attachment 1 to the report (December 2, 2025) from the City Solicitor. 5. City Council authorize the City Solicitor to request the Ontario Land Tribunal to make any necessary technical and stylistic changes to Official Plan Amendment 409 and Zoning By-law 702-2024, and to take all other necessary actions to implement City Council's decision. Confidential Appendix A to the report (December 2, 2025) from the City Solicitor is now public and can be accessed under Background Information (City Council). The balance of Confidential Attachment 1 to the report (December 2, 2025) from the City Solicitor remains confidential at this time in accordance with the provisions of the City of Toronto Act, 2006, as it contains advice that is subject to solicitor-client privilege. The balance of Confidential Attachment 1 to the report (December 2, 2025) from the City Solicitor will be made public at the discretion of the City Solicitor.
Staff recommendation as filed
The City Solicitor recommends that: 1. City Council adopt the recommendations contained in Confidential Attachment 1 to this report from the City Solicitor. 2. City Council authorize the public release of the confidential recommendations contained in Confidential Attachment 1, along with the entirety of Confidential Appendix A to this report from the City Solicitor, if adopted by City Council. 3. City Council direct that all other information contained in Confidential Attachment 1 to this report from the City Solicitor is to remain confidential at the discretion of the City Solicitor, as it contains advice which is subject to solicitor-client privilege.
MM35.12referred
On June 26, 2024, City Council approved Official Plan and Zoning By-law amendments for the properties known municipally as 191-199 College Street and 74-76 Henry Street ( Item 2024.TE13.2 ), approving the re-development of the subject property (the "development approval"). Meanwhile, the Little Italy Business Improvement Association, in consultation with community stakeholders, has developed a visionary Master Plan for upgrading the College Street streetscape with improved lighting, trees, benches and other facilities for pedestrians. Although the project has strong local support, it has to date been largely unfunded. The applicant has begun demolition in preparation for construction and its community benefit charge is an appropriate source of funding for the College Street streetscape improvements proposed by the Little Italy Business Improvement Association.
City Council on December 16 and 17, 2025, referred Motion MM35.12 to the Toronto and East York Community Council for consideration.
Staff recommendation as filed
Councillor Dianne Saxe, seconded by Councillor Jamaal Myers, recommends that: 1. City Council request the Mayor to direct the Community Benefits Charge from the redevelopment of 191-199 College Street and 74-76 Henry Street to Transportation Services, in consultation with the Little Italy Business Improvement Association to implement, as far as practicable, the College Street streetscape improvements described in the Little Italy Business Improvement Association Streetscape Master Plan.
CC35.13adopted
On December 16, 2016, the City received a Zoning By-law Amendment application for 3019 Dufferin Street (the "Site") to permit the construction of an eight-storey, mixed use building. The then applicant appealed City Council's neglect or failure to make a decision on its application for the Zoning By-law Amendment to the then Local Planning Appeal Tribunal (the "LPAT", now the Ontario Land Tribunal) on November 28, 2017. The applicant revised the proposal on March 2, 2018, with the building remaining an eight-storey mixed-use building. City Council adopted a Request for Directions Report at its meeting of January 30 and 31, 2019, authorizing the City Solicitor to attend at the Local Planning Appeal Tribunal in support of the revised proposal. The Local Planning Appeal Tribunal issued an Order on September 6, 2019 allowing the development in principle, subject to a number of conditions. A Final Order was never issued on the appeal. The applicant submitted a revised proposal for the Site for a 29-storey mixed use building prior to an Ontario Land Tribunal Case Management Conference on March 20, 2025. City Council adopted a Request for Directions Report at its meeting of July 23 and 24, 2025, directing the City Solicitor to oppose the revised proposal at the Ontario Land Tribunal, and authorizing the City Solicitor and Staff to continue discussions with the applicant to address outstanding issues. The City Solicitor requires further directions for the upcoming Ontario Land Tribunal hearing scheduled to commence on March 16, 2026. This matter is urgent and cannot be deferred.
City Council on December 16 and 17, 2025, adopted the following: 1. City Council adopt the confidential instructions to staff in Confidential Attachment 1 to the report (December 3, 2025) from the City Solicitor. 2. City Council authorize the public release of the confidential instructions to staff in Confidential Attachment 1 and Confidential Appendix A to the report (December 3, 2025) from the City Solicitor. 3. City Council direct that the balance of Confidential Attachment 1 to the report (December 3, 2025) from the City Solicitor remain confidential at the discretion of the City Solicitor, as it contains advice that is subject to solicitor-client privilege. The confidential instructions to staff in Confidential Attachment 1 to the report (December 3, 2025) from the City Solicitor were adopted by City Council and are now public as follows: 1. City Council accept the without prejudice offer to settle dated December 1, 2025 set out in Confidential Appendix A to the report (December 3, 2025) from the City Solicitor and direct the City Solicitor to attend at the Ontario Land Tribunal in support of the settlement. 2. City Council instruct the City Solicitor to request the Ontario Land Tribunal to withhold its Order until the City Solicitor has advised that: a. the final form and content of the Zoning By-law Amendment is satisfactory to the Executive Director, Development Review Division, the Chief Planner and Executive Director, City Planning Division, and the City Solicitor; b. the owner has submitted a revised Functional Servicing Report, Stormwater Management Report, and Hydrogeological Review, and the Foundation Drainage Report or addendums ("Engineering Reports"), to the satisfaction of the Director, Engineering Review, Development Review; c. the owner has secured the design and provision of financial securities for any upgrades or required improvements to the existing municipal infrastructure identified in the accepted Engineering Reports, to support the development, all to the satisfaction of the Director, Engineering Review, Development Review, should it be determined that improvements or upgrades are required to support the development, according to the accepted Engineering Reports, accepted by the Director, Engineering Review, Development Review; d. the owner has submitted an updated Pedestrian Level Wind Tunnel Study, to the satisfaction of the Chief Planner and Executive Director, City Planning; e. the Owner has submitted an updated complete Toronto Green Standards Checklist and Statistics Template, to the satisfaction of the Chief Planner and Executive Director, City Planning; f. the Owner has addressed all outstanding issues raised by Urban Forestry, Tree Protection and Plan Review and a soil volume plan and tree planting plan has been accepted by the Supervisor, Urban Forestry, Tree Protection and Plan Review; and g. the owner has submitted a revised Transportation Impact Study, including Vehicle Maneuvering Diagrams and a functional road plan, to the satisfaction of the Director, Engineering Review, Development Review. 3. City Council authorize the City Solicitor to take all necessary actions to implement City Council's decision. Confidential Appendix A to the report (December 3, 2025) from the City Solicitor is now public and can be accessed under Background Information (City Council). The balance of Confidential Attachment 1 to the report (December 3, 2025) from the City Solicitor remains confidential at this time in accordance with the provisions of the City of Toronto Act, 2006, as it contains advice that is subject to solicitor-client privilege. The balance of Confidential Attachment 1 to the report (December 3, 2025) from the City Solicitor will be made public at the discretion of the City Solicitor.
Staff recommendation as filed
The City Solicitor recommends that: 1. City Council adopt the recommendations contained in Confidential Attachment 1 to this report from the City Solicitor. 2. City Council authorize the public release of the confidential recommendations contained in Confidential Attachment 1, along with the entirety of Confidential Appendix A to this report from the City Solicitor, if adopted by City Council. 3. City Council direct that all other information contained in Confidential Attachment 1 to this report from the City Solicitor is to remain confidential at the discretion of the City Solicitor, as it contains advice which is subject to solicitor-client privilege.
MM35.13withdrawn
On the evening of March 16, 1988, a horrific poisonous gas attack took place on the people of Halabja - for five hours a chemical attack was launched against the Kurdish people by Saddam Hussein. During the attack, more than 5,000 people lost their lives and more than 7,000 were injured and many more suffered lasting effects from birth defects, cancers and post-traumatic stress disorder. This attack was officially defined, in 2010, by the Supreme Iraqi Criminal Tribunal as a genocidal massacre against Kurdish people in Iraq and was the largest chemical weapons attack directed against a civilian-populated area in history. During Saddam Hussein's Anfal campaign (which included the gas attack against the City of Halabja), where mostly Kurdish people were targeted, it is estimated that 182,000 people were killed but the number could be much higher. In Canada, Kurdish immigration is largely the result of the constant wars and suppression of Kurds and Shiites by the Iraqi Government and many have come to Toronto to live a more peaceful life. The Kurdish community is increasing in number and has become a vibrant part of Toronto's multicultural makeup. Toronto is one of the most diverse and multicultural rich cities in the world and it is because of this inclusivity that people around the work immigrate here. Toronto has become a model where all cultures, faiths and beliefs are respected and accepted. We strive to support, celebrate and acknowledge our diverse communities, which is why this Motion is important to show that Toronto City Council, together with the Kurdish Community, acknowledge these horrific events. By raising the Kurdish flag, we are remembering those who were killed, wounded or maimed during the Anfal campaign and stand together to ensure that these types of crimes against humanity never happen again.
Member Motion MM35.13 was withdrawn at City Council on December 16 and 17, 2025.
Staff recommendation as filed
Councillor Nick Mantas, seconded by Councillor Lily Cheng, recommends that: 1. City Council, despite the provisions of the City of Toronto Flag Raising Policy, allow the Kurdish Flag to be raised every year in March, close to the commemoration day of the Halabja chemical attack, at any courtesy flag pole in the City of Toronto, to remember the 5,000 killed, the 10,000 injured during this horrific attack and the 182,000 plus killed during the Anfal campaign and to bring awareness so that these crimes against humanity never happen again.
CC35.14adopted
3377 Bayview Avenue - Request to Review Ontario Land Tribunal Decision - Request for Directions
On March 29, 30 and 31, 2023, City Council considered and accepted a settlement offer from the owner of 3377 Bayview Avenue. The Ontario Land Tribunal issued a decision on August 11, 2023 approving the proposed development as set out in the settlement offer. The applicant has requested that the Ontario Land Tribunal review its decision. The City Solicitor requires instructions in response to this review request.
City Council on December 16 and 17, 2025, adopted the following: 1. City Council adopt the confidential instructions to staff in Confidential Attachment 1 to the report (December 3, 2025) from the City Solicitor. 2. City Council authorize the public release of the confidential instructions to staff in Confidential Attachment 1 to the report (December 3, 2025) from the City Solicitor. 3. City Council direct that the balance of Confidential Attachment 1 to the report (December 3, 2025) from the City Solicitor remain confidential at the discretion of the City Solicitor, as it contains advice that is subject to solicitor-client privilege. The confidential instructions to staff in Confidential Attachment 1 to the report (December 3, 2025) from the City Solicitor were adopted by City Council and are now public as follows: 1. City Council direct that, if the Ontario Land Tribunal allows the request of the owner of 3377 Bayview Avenue to review its August 11, 2023 decision, the City Solicitor should support the owner's revised proposal. 2. City Council authorize the City Solicitor to take all necessary actions to implement City Council's decision. The balance of Confidential Attachment 1 to the report (December 3, 2025) from the City Solicitor remains confidential at this time in accordance with the provisions of the City of Toronto Act, 2006, as it contains advice that is subject to solicitor-client privilege. The balance of Confidential Attachment 1 to the report (December 3, 2025) from the City Solicitor will be made public at the discretion of the City Solicitor.
Staff recommendation as filed
The City Solicitor recommends that: 1. City Council adopt the recommendations contained in Confidential Attachment 1 to this report from the City Solicitor. 2. City Council authorize the public release of the confidential recommendations contained in Confidential Attachment 1 to this report from the City Solicitor, if adopted by City Council. 3. City Council direct that all other information contained in Confidential Attachment 1 to this report from the City Solicitor is to remain confidential at the discretion of the City Solicitor, as it contains advice which is subject to solicitor-client privilege.
MM35.14adopted
Since the Appeal Report (July 10, 2024), from the City Solicitor for 200 University Avenue was adopted by Council on July 24 and 25, 2024 (Item 2024.CC20.24), the applicant has worked with the City to advance the design of the development including finalizing the amount and layout of the affordable rental housing units provided in lieu of office replacement, resulting in an increase in the number of affordable rental housing units from 20 to 24 units. The June 20, 2024 settlement required a minimum of 15 percent of the converted office floor space and no less than 2,020 square metres of floor area to be provided for affordable rental housing units. Within this floor area, the settlement required a minimum of 20 affordable housing units with a 40 year affordability period, and a consideration for additional affordable housing units subject to final design. The affordable rental housing units were proposed to be located on levels 2 and 3 of the existing building. Through the more detailed design process, it was determined that 24, rather than 20, affordable rental housing units are required to meet the minimum of 15 percent of the converted office floor space. As well, the location of the affordable housing units is proposed to be relocated from levels 2 and 3, to levels 3 and 4, of the existing building. The settlement provided that the affordable units were to be eligible for an exemption of fees for planning application, building permit, parkland dedication and development charges exemptions, unless already paid or exempted by provincial legislation, and exempt from taxation for municipal and school purposes for the 40 year affordability period. As the number of affordable rental housing units has been increased in accordance with the office replacement requirements of the settlement, it is appropriate that the four additional affordable rental housing units be secured consistent with the 20 affordable rental housing units and be eligible for City incentives, for the 40 year affordability period. On July 24 and 25, 2024, City Council authorized staff to enter into and execute agreements under section 4.1 of the Development Charges Act, to provide affordable residential units with statutory exemptions from development charges, community benefits charge and parkland dedication pursuant to the Provincial Bill 23, More Homes Built Faster Act, 2022 (Bill 23) (Item 2024.MM20.28). The value of the statutory exemptions for the 24 affordable housing units will be secured in an agreement registered on title to the land.
City Council on December 16 and 17, 2025, adopted the following: 1. City Council amend it previous decision on Item 2024.CC20.24 by: a. deleting Part 3 of the instructions to staff and replacing it with the following: City Council authorize the Affordable Rental Housing Units as described in Table 1 below, to be eligible for waivers for planning application, building permit, parkland dedication and development charges exemptions, unless already paid or exempted by provincial legislation. Table 1: Incentives and Exemption of Municipal and School Taxation for 200 University Avenue Affordable Rental Housing Units Affordability Period* (years) Estimated Development and Parkland Charges Estimated Planning and Permit Fees Waiver Estimated Net Present Value of Property Tax Exemption** 24 40 Statutory exemption $162,223.00 $1,213,036.00 *The 40-year affordability period is expected to begin in the estimated year of occupancy. **The estimated NPV of property tax exemption reflects an updated forecasting model implemented in 2025. b. deleting Part 4 of the instructions to staff and replacing it with the following: City Council authorize an exemption from taxation for municipal and school purposes for the Affordable Rental Housing Units for the period of time described in Table 1 in Part 1 a. above. c. deleting Part 6 of the instructions to staff and replacing it with the following: City Council authorize the Executive Director, Housing Secretariat, to negotiate and execute, on behalf of the City, a municipal housing facility agreement (the City's Contribution Agreement), or amendments to existing Contribution Agreements, where applicable, with the owner and/or related legal entities for the development listed in Table 1 in Part 1.a above, to secure the financial assistance and to set out the terms of the development and operation of the new affordable rental housing units, on terms and conditions satisfactory to the Executive Director, Housing Secretariat, in consultation with the Chief Financial Officer and Treasurer, and in a form approved by the City Solicitor. d. deleting Part 7 of the instructions to staff and replacing it with the following: City Council authorize the Executive Director, Housing Secretariat, on behalf of the City, to execute any security or financing documents, or any other documents required to facilitate the development, including any documents required by the owner and/or related legal entities for the development described in Table 1 in Part 1 a. above, to complete pre-development activities, construction and secure conventional financing, where required, including any postponement, confirmation of status, discharge or consent documents where and when required during the term of the municipal housing facility agreement, as required by normal business practices, and provided that such documents do not give rise to financial obligations on the part of the City that have not been previously approved by City Council.
Staff recommendation as filed
Deputy Mayor Ausma Malik, seconded by Councillor Gord Perks, recommends that: 1. City Council amend it previous decision on Item 2024.CC20.24 by: a. deleting Part 3 of the instructions to staff and replacing it with the following: City Council authorize the Affordable Rental Housing Units as described in Table 1 below, to be eligible for waivers for planning application, building permit, parkland dedication and development charges exemptions, unless already paid or exempted by provincial legislation. Table 1: Incentives and Exemption of Municipal and School Taxation for 200 University Avenue Affordable Rental Housing Units Affordability Period* (years) Estimated Development and Parkland Charges Estimated Planning and Permit Fees Waiver Estimated Net Present Value of Property Tax Exemption** 24 40 Statutory exemption $162,223.00 $1,213,036.00 *The 40-year affordability period is expected to begin in the estimated year of occupancy. **The estimated NPV of property tax exemption reflects an updated forecasting model implemented in 2025. b. deleting Part 4 of the instructions to staff and replacing it with the following: City Council authorize an exemption from taxation for municipal and school purposes for the Affordable Rental Housing Units for the period of time described in Table 1 in Part 1 a. above. c. deleting Part 6 of the instructions to staff and replacing it with the following: City Council authorize the Executive Director, Housing Secretariat, to negotiate and execute, on behalf of the City, a municipal housing facility agreement (the City's Contribution Agreement), or amendments to existing Contribution Agreements, where applicable, with the owner and/or related legal entities for the development listed in Table 1 in Part 1.a above, to secure the financial assistance and to set out the terms of the development and operation of the new affordable rental housing units, on terms and conditions satisfactory to the Executive Director, Housing Secretariat, in consultation with the Chief Financial Officer and Treasurer, and in a form approved by the City Solicitor. d. deleting Part 7 of the instructions to staff and replacing it with the following: City Council authorize the Executive Director, Housing Secretariat, on behalf of the City, to execute any security or financing documents, or any other documents required to facilitate the development, including any documents required by the owner and/or related legal entities for the development described in Table 1 in Part 1 a. above, to complete pre-development activities, construction and secure conventional financing, where required, including any postponement, confirmation of status, discharge or consent documents where and when required during the term of the municipal housing facility agreement, as required by normal business practices, and provided that such documents do not give rise to financial obligations on the part of the City that have not been previously approved by City Council.
CC35.15amended
On December 16, 2024, the City received a Zoning By-law Amendment application for 3386 to 3398 Bayview Avenue and 32 Brenham Crescent (the "Site") to permit the construction of two rows of fifty (50) 4-storey townhouses, with twenty-five (25) townhouses in each row. The applicant appealed City Council's neglect or failure to make a decision on its application for the Zoning By-law Amendment (the "Appeal"), to the Ontario Land Tribunal on April 11, 2025. The City Solicitor requires further directions for the upcoming eight-day Ontario Land Tribunal hearing commencing on January 20, 2026. The City Council meeting commencing on December 16, 2025 is the last opportunity for the City Solicitor to receive instructions prior to the commencement of the hearing. This matter is urgent and cannot be deferred.
City Council on December 16 and 17, 2025, adopted the following: 1. City Council adopt the confidential instructions to staff in Confidential Attachment 1 to the report (December 2, 2025) from the City Solicitor, as amended by motion 1 by Councillor Lily Cheng. 2. City Council authorize the public release of the confidential instructions to staff in Confidential Attachment 1 to the report (December 2, 2025) from the City Solicitor, as amended by motion 1 by Councillor Lily Cheng, and Confidential Appendices A and B to the report (December 2, 2025) from the City Solicitor, and Confidential Appendix A to motion 1 by Councillor Lily Cheng. 3. City Council direct that the balance of Confidential Attachment 1 to the report (December 2, 2025) from the City Solicitor remain confidential at the discretion of the City Solicitor, as it contains advice that is subject to solicitor-client privilege. The confidential instructions to staff in Confidential Attachment 1 to the report (December 2, 2025) from the City Solicitor, as amended by motion 1 by Councillor Lily Cheng, were adopted by City Council and are now public as follows: 1. City Council accept the without prejudice offer to settle dated November 28, 2025, set out in Confidential Appendices A and B to the report (December 2, 2025) from the City Solicitor, as amended by the updated without prejudice offer letter dated December 16, 2025 attached as Confidential Appendix A to motion 1 by Councillor Lily Cheng, and direct the City Solicitor to attend at the Ontario Land Tribunal in support of the settlement. 2. Should the Ontario Land Tribunal grant the Appeal in whole or in part, City Council authorize the City Solicitor to request the Ontario Land Tribunal to withhold the issuance of its final Order on the Appeals pursuant to the following conditions: a. the final form and content of the draft Zoning By-law Amendment is to the satisfaction of the City Solicitor and the Executive Director, Development Review; b. the owner has submitted a revised Functional Servicing Report and Stormwater Management Report, Hydrogeological Review, including the Foundation Drainage Report ("Engineering Reports") to demonstrate that the existing sanitary sewer system and watermain and any required improvements to them, have adequate capacity and supply to accommodate the development of the lands and addressed outstanding issues in the Development Engineering memo dated January 24, 2025, to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services, in consultation with the General Manager, Toronto Water and the Director, Engineering Review; c. if the Engineering Reports are accepted and are satisfactory and should they identify any new municipal infrastructure or upgrades to existing municipal infrastructure to support the development, then either: i. the owner or applicant has secured the design, construction, and provision of financial securities for any new municipal infrastructure, or any upgrades or required improvements to the existing municipal infrastructure identified in the accepted Engineering Reports, to support the development, in a financial secured agreement, all to the satisfaction of the Director, Engineering Review in consultation with the Chief Engineer and Executive Director, Engineering and Construction Services; or ii. the required new municipal infrastructure or upgrades to existing municipal infrastructure to support the development in the accepted and satisfactory Engineering Reports in (i) above are constructed and operational, all to the satisfaction to the Director, Engineering Review in consultation with the Chief Engineer and Executive Director, Engineering and Construction Services; d. ensure that implementation of the accepted Engineering Reports does not require changes to the proposed amending By-law or that any required changes have been made to the proposed amending By-law to the satisfaction of the Executive Director, Development Review, and the City Solicitor, including the use of a Holding ("H") By-law symbol regarding any new municipal servicing infrastructure or upgrades to existing municipal servicing infrastructure, as may be required; e. the Chief Planner and Executive Director, City Planning has approved a Rental Housing Demolition Application to permit the demolition of the existing rental housing and the owner has entered into and registered on title one or more agreements to secure an acceptable tenant assistance plan, all to the satisfaction on the Chief Planner and Executive Director, City Planning; f. the City has agreed to expedite its review of the Rental Housing Demolition Application and agreements to be entered into as contemplated in paragraph (e) above; and g. the owner has submitted a scoped Transportation Impact Study Addendum, including an assessment of the impacts of the newly proposed Bayview access on a major arterial road and approximately 30 metres from a new intersection proposed by the site across the street (3377 Bayview Avenue Tyndale); the assessment shall include an analysis of the queues and operation safety to confirm whether a right-in-right-out driveway is required all to the satisfaction of Executive Director, Development Review and the General Manager, Transportation Services. 3. City Council authorize the City Solicitor to take all necessary actions to implement City Council's decision. Confidential Appendices A and B to the report (December 2, 2025) from the City Solicitor and Confidential Appendix A to motion 1 by Councillor Lily Cheng are now public and can be accessed under Background Information (City Council). The balance of Confidential Attachment 1 to the report (December 2, 2025) from the City Solicitor remains confidential at this time in accordance with the provisions of the City of Toronto Act, 2006, as it contains advice that is subject to solicitor-client privilege. The balance of Confidential Attachment 1 to the report (December 2, 2025) from the City Solicitor will be made public at the discretion of the City Solicitor.
Staff recommendation as filed
The City Solicitor recommends that: 1. City Council adopt the recommendations contained in Confidential Attachment 1 to this report from the City Solicitor. 2. City Council authorize the public release of the confidential recommendations contained in Confidential Attachment 1, and the entirety of Confidential Appendix A and Confidential Appendix B to this report from the City Solicitor, if adopted by City Council. 3. City Council direct that all other information contained in Confidential Attachment 1 to this report from the City Solicitor is to remain confidential at the discretion of the City Solicitor, as it contains advice which is subject to solicitor-client privilege.
MM35.15adopted
On December 7, on a cold morning before the sunrise, hundreds of eager transit aficionados and riders gathered to launch Line 6, the Finch West Light Rail Transit. Opening a new, long-awaited transit line is a big moment for our City. We must ensure the new Finch West Light Rail Transit lives up to the promise of getting our City moving. The Finch West Finch West Light Rail Transit is projected to have 51,000 riders each day, and bring 230,000 people within walking distance of rapid transit. It will move generations of people across the northwest of our City, connecting them to jobs, education, family and friends with greater ease. It will help reduce congestion on our roads and help people choose transit over driving. To succeed at the above, the Finch West Finch West Light Rail Transit has to work well. It must be fast and convenient to use. Now that the Toronto Transit Commission has full operational control of the line, the City can help play a role in speeding it up. Transit riders and experts have rightly pointed out that the Finch West Light Rail Transit does not have the active signal priority that's critical to the successful operation of surface-level rapid transit. We can fix this. We also need to be prepared for the opening of Line 5 Eglinton, early next year. Transit signal priority will be important to ensure that service meets the expectations of transit riders for whom Line 5 has been long awaited, and the City can start to get prepared now so that transit signal priority can be activated as quickly as possible. The motions below direct staff to advance implementation of a more aggressive, active signal priority for the Finch West Finch West Light Rail Transit and the Eglinton Crosstown Finch West Light Rail Transit at intersections, so they can travel more quickly and get people moving faster. It also asks staff to expedite work in the other areas of the city that need it, including across our streetcar network.
City Council on December 16 and 17, 2025, adopted the following: 1. City Council direct the City Manager, working with Metrolinx and the Chief Executive Officer, Toronto Transit Commission, to advance implementation of more aggressive, active transit signal priority at intersections along surface portions of the Line 5 Eglinton and Line 6 Finch West, subject to contractual and legal obligations, and to provide an update on progress in the first quarter of 2026. 2. City Council direct the City Manager, working with the Chief Executive Officer, Toronto Transit Commission, to report back in the first quarter of 2026 with a plan, including costs and staffing requirements, to implement further measures that improve streetcar network speed and reliability, including signal timing adjustments, a more aggressive transit signal priority policy, deploying traffic agents at key intersections to prevent blocked streetcars, and recommendations for removing on-street parking and restricting left turns during high-peak periods on key streetcar routes. 3. City Council direct the City Manager, working with the Chief Executive Officer, Toronto Transit Commission, to report back in the first quarter of 2026 with a plan, including costs and staffing requirements, to expedite transit signal priority activations at intersections on the surface transit network where the required technology is not currently installed.
Staff recommendation as filed
Mayor Olivia Chow, seconded by Councillor Jamaal Myers, recommends that: 1. City Council direct the City Manager, working with Metrolinx and the Chief Executive Officer, Toronto Transit Commission, to advance implementation of more aggressive, active transit signal priority at intersections along surface portions of the Line 5 Eglinton and Line 6 Finch West, subject to contractual and legal obligations, and to provide an update on progress in the first quarter of 2026. 2. City Council direct the City Manager, working with the Chief Executive Officer, Toronto Transit Commission, to report back in the first quarter of 2026 with a plan, including costs and staffing requirements, to implement further measures that improve streetcar network speed and reliability, including signal timing adjustments, a more aggressive transit signal priority policy, deploying traffic agents at key intersections to prevent blocked streetcars, and recommendations for removing on-street parking and restricting left turns during high-peak periods on key streetcar routes. 3. City Council direct the City Manager, working with the Chief Executive Officer, Toronto Transit Commission, to report back in the first quarter of 2026 with a plan, including costs and staffing requirements, to expedite transit signal priority activations at intersections on the surface transit network where the required technology is not currently installed.
CC35.16adopted
4466 Sheppard Avenue East - Toronto Local Appeal Body Hearing - Request for Directions
On September 27, 2024, the applicant submitted a Minor Variance application for 4466 Sheppard Avenue East (the "Site") seeking variances to the Former City of Scarborough Employment Districts Zoning By-law 24982 in order to permit interior alterations to convert the second-floor office space of the existing two-storey building into a pool and billiards hall. The variances sought to reduce the number of parking spaces, reduce the minimum distance of the pool and billiards hall from a residential zone, and to permit the pool/billiard hall fronting Sheppard Avenue East. The City appealed the Committee of Adjustment's decision to approve the application for the Minor Variance (the "Appeal"), to the Toronto Local Appeal Body on September 30, 2025. The City Solicitor requires further directions for an upcoming Toronto Local Appeal Body Hearing scheduled for February 13, 2026. The matter is urgent and cannot be deferred.
City Council on December 16 and 17, 2025, adopted the following: 1. City Council adopt the confidential instructions to staff in Confidential Attachment 1 to the report (December 3, 2025) from the City Solicitor. 2. City Council authorize the public release of the confidential instructions to staff in Confidential Attachment 1 to the report (December 3, 2025) from the City Solicitor. 3. City Council direct that the balance of Confidential Attachment 1 to the report (December 3, 2025) from the City Solicitor remain confidential at the discretion of the City Solicitor, as it contains advice that is subject to solicitor-client privilege. The confidential instructions to staff in Confidential Attachment 1 to the report (December 3, 2025) from the City Solicitor were adopted by City Council and are now public as follows: 1. City Council direct the City Solicitor to withdraw the City's appeal of the Committee of Adjustment Decision for File A0260/24SC (TLAB File 25 233464 S45 23 TLAB) regarding 4466 Sheppard Avenue East. 2. City Council authorize the City Solicitor to take all necessary actions to implement City Council's decision. The balance of Confidential Attachment 1 to the report (December 3, 2025) from the City Solicitor remains confidential at this time in accordance with the provisions of the City of Toronto Act, 2006, as it contains advice that is subject to solicitor-client privilege. The balance of Confidential Attachment 1 to the report (December 3, 2025) from the City Solicitor will be made public at the discretion of the City Solicitor.
Staff recommendation as filed
The City Solicitor recommends that: 1. City Council adopt the recommendations contained in Confidential Attachment 1 to this report from the City Solicitor. 2. City Council authorize the public release of the confidential recommendations contained in Confidential Attachment 1 to this report from the City Solicitor, if adopted by City Council. 3. City Council direct that all other information contained in Confidential Attachment 1 to this report from the City Solicitor is to remain confidential at the discretion of the City Solicitor, as it contains advice which is subject to solicitor-client privilege.
MM35.16adopted
Provincial legislative and policy changes, including Bill 23, More Homes Built Faster Act, 2022, Bill 109, More Homes for Everyone Act, 2022, Bill 17, Protect Ontario by Building Faster and Smarter Act, 2025, Bill 60, Fighting Delays, Building Faster Act, 2025, and associated regulations, are impacting the City's ability to plan for growth and investment in communities across Toronto. The City can assist community members in understanding how provincial decisions and legislative changes are impacting local municipal planning by providing clear, accessible, and easy-to-understand educational materials. This printed, multilingual resource should be reviewed annually and updated as provincial legislative and associated regulations come into effect. This new resource is in addition to City Planning and Development Review's recent work updating the community consultation meeting presentation template with updated planning framework information on Major Transit Station Areas and Inclusionary Zoning. The template also includes a general overview of the updated planning framework.
City Council on December 16 and 17, 2025, adopted the following: 1. City Council request the Chief Planner and Executive Director, City Planning and the Executive Director, Development Review, to: a. develop plain-language, multilingual and accessible educational resources, with input from interested Councillors, for the public that explain how different provincial legislative and regulatory changes impact the City's ability to shape growth and plan for investment in communities across Toronto and the ability of residents to participate in this process; b. make these resources available for Councillors' offices by the second quarter of 2026 to print and distribute at City-led community consultations on development applications and planning matters, and make available on the City of Toronto website; and c. review and update the educational resources annually and when significant changes to provincial legislation or policy occur that affect municipal planning authority or growth-related funding tools.
Staff recommendation as filed
Councillor Lily Cheng, seconded by Councillor Mike Colle, recommends that: 1. City Council request the Chief Planner and Executive Director, City Planning and the Executive Director, Development Review, to: a. develop plain-language, multilingual and accessible educational resources, with input from interested Councillors, for the public that explain how different provincial legislative and regulatory changes impact the City's ability to shape growth and plan for investment in communities across Toronto and the ability of residents to participate in this process; b. make these resources available for Councillors' offices by the second quarter of 2026 to print and distribute at City-led community consultations on development applications and planning matters, and make available on the City of Toronto website; and c. review and update the educational resources annually and when significant changes to provincial legislation or policy occur that affect municipal planning authority or growth-related funding tools.
CC35.17adopted
Official Plan Amendment 231 - Ontario Land Tribunal Hearing - Request for Directions
Following the Five-Year Official Plan and Municipal Comprehensive Review regarding employment lands, City Council adopted Official Plan Amendment 231 on December 18, 2013. In July 2014, the Minister of Municipal Affairs and Housing approved the majority of Official Plan Amendment 231 with some modifications. The Ontario Land Tribunal received a total of 178 appeals to Official Plan Amendment 231. Official Plan Amendment 231 includes City-wide policy and mapping regarding employment lands, land use designations and economic policies. Official Plan Amendment 231 introduced office policies to Chapter 3 of the Official Plan, including Policy 3.5.1.9 which requires office replacement in the Downtown and Central Waterfront, Centres, and within 500 metres of an existing or an approved and funded subway, light rapid transit or GO train station. In these areas, any development that includes residential units on a property with at least 1,000 square metres of existing non-residential gross floor area used for offices is required to increase the non-residential gross floor area used for office purposes. Policy 3.5.1.9 was appealed by a number of appellants, has not been adjudicated by the Ontario Land Tribunal and is not in effect. The Ontario Land Tribunal has not yet scheduled a hearing respecting this policy. However, similar policies have subsequently come into force through separate amendments to the Official Plan, but only in certain parts of Downtown and Midtown Toronto. In May 2018, Toronto City Council adopted the Downtown Official Plan Amendment (Official Plan Amendment 406) pursuant to Section 26 of the Planning Act. In July 2018, Toronto City Council adopted the Midtown Official Plan Amendment (Official Plan Amendment 405), also pursuant to Section 26 of the Planning Act. Official Plan Amendments 405 and 406 were submitted to the Ministry of Municipal Affairs and Housing for review and approval. The Minister issued a decision approving the Official Plan Amendments with modifications in June 2019. The Official Plan Amendments were not subject to appeal and are now in force. The Downtown Plan contains numerous policies that emphasize the importance of Downtown as an economic driver for the city, region and province, with the protection and promotion of non-residential uses in the Financial District, the Health Sciences District, the King-Spadina and King-Parliament Secondary Plan Areas and the Bloor-Bay Office Corridor. The policies required 100 percent replacement for all office GFA, but allowed for replacement to be provided at another nearby site. The Yonge Eglinton Secondary Plan requires that in Mixed Use Areas A and B, tall buildings and large redevelopment sites capable of accommodating multiple buildings will provide 100 percent replacement of any existing office gross floor area located on the site. All or a portion of the office replacement may be transferred to a receiving site within the Yonge Eglinton Secondary Plan area, subject to certain requirements. In 2023 and 2024, the City of Toronto's Planning and Housing Committee and Executive Committee, respectively, requested City Planning and Economic Development and Culture staff study the potential conversion of office space across the City into housing, consider what zoning and other regulatory or policy relief may be required to enable economically viable office conversions and evaluate the feasibility of requiring the provision of affordable housing in lieu of the replacement of office space. The Office Space Needs Study was initiated in the forth quarter of 2023 to analyze current office market conditions, understand the benefits and risks of converting office space to alternative uses, and explore policy options that would balance office needs in the short-term and long-term, while ensuring the City's economic role remains competitive and resilient. The City retained a land economics and planning consultant ("Parcel Economics") to prepare an in-depth analysis and report respecting office needs to inform any revised policy proposal. In June 2024, the Planning and Housing Committee endorsed a proposed policy direction through Item PH14.9, which asked staff to bring forward a new replacement policy that: - directs staff to revisit the policy framework every four (4) years or until, in Council's opinion, the supply and availability of office in the City has returned to a healthy state, putting in place a temporary office replacement policy framework that is responsive to market conditions and Council priorities. - varies on location within the city, with a focus on the geographies corresponding to existing replacement policies of Chapter 3 (3.5.1.9), Downtown Plan and Yonge-Eglinton Secondary Plan. - reduces office replacement from 100 percent to a minimum of 25 percent of existing office space and that such replacement may be replaced with other identified alternative uses. - allows the replacement of office space with any other non-residential use and a combination of affordable and/or supportive housing. - is based on the above and includes wording that allows the temporary policy framework to prevail over existing Secondary Plans contained in Chapter Six of the Official Plan in the case of a conflict. The consultant's background report was made public in July 2024 as part of PH14.9 and included analysis of market and economic trends, the policy framework, a jurisdictional scan and the results of stakeholder interviews. Staff conducted further consultation. The consultant's final report was made public in November 2024 as part of a report to Planning and Housing Committee (PH17.13). Based on the findings of the consultant's report, staff recommended that any replacement policy apply only to four key areas of the Downtown Plan and Yonge-Eglinton Secondary Plan with in-force office replacement policies. The four key areas are: Financial District, Bay-Bloor Corridor, Health Sciences District; and Yonge-Eglinton Mixed Use Areas A and B. The consultant's report acknowledged that the feasibility of new office development is challenging in the near term but noted that consideration should be given to balancing current development pressures that predominantly focus on residential uses with longer-term goals relating to growth in office and other forms of employment and recommended that any revised policy or policies be monitored in response to market conditions and other factors. Based on the direction from Planning and Housing Committee through PH14.19 and PH17.9, City staff pursued implementation of the modified policy through the existing Official Plan Amendment 231 appeal process, including that the modified policy would delete office replacement requirements of Policy 3.5.1.9 outside of the Downtown and Midtown and override the in-force policies of the Downtown Plan and Yonge-Eglinton Secondary Plan, such that office replacement requirements, as amended, would be reduced for sites currently subject to the Downtown Plan and Yonge-Eglinton Secondary Plan, which currently require 100 percent replacement. The City approached Official Plan Amendment 231 appellants who had identified Policy 3.5.1.9 in their notices of appeal to canvass interest in mediation. The City also issued public notice of its intent to consider modifications to the policy and wrote to owners of office buildings in Downtown and Yonge-Eglinton Secondary Plan Areas inviting them to express an interest in participating in further discussions regarding revised policies regardless of whether they were an appellant or party in Official Plan Amendment 231 litigation at the Ontario Land Tribunal. Approximately 26 parties engaged in mediation represented by over 15 legal counsel. Three days of mediation were held in October 2025, with the expanded appellant group. Through adoption of PH17.13, Planning and Housing Committee requested the City Solicitor to report back on implementation through Official Plan Amendment 231. The City Solicitor requires further directions on the outcome of mediation.
City Council on December 16 and 17, 2025, adopted the following: 1. City Council adopt the confidential instructions to staff in Confidential Attachment 1 to the report (December 3, 2025) from the City Solicitor. 2. City Council authorize the public release of the confidential instructions to staff in Confidential Attachment 1 to the report (December 3, 2025) from the City Solicitor. 3. City Council direct that the balance of Confidential Attachment 1 and the entirety of Confidential Appendix A to the report (December 3, 2025) from the City Solicitor remain confidential at the discretion of the City Solicitor, as it contains advice that is subject to solicitor-client privilege. The confidential instructions to staff in Confidential Attachment 1 to the report (December 3, 2025) from the City Solicitor were adopted by City Council and are now public as follows: 1. City Council authorize the City Solicitor and appropriate City staff to work with applicants to negotiate office replacement on a site-by-site basis using the proposed policy direction endorsed by Planning and Housing Committee through PH14.9 and PH17.13, given that mediation through Official Plan Amendment 231 has been paused. 2. City Council authorize the City Solicitor to take all necessary actions to implement City Council's decision. The balance of Confidential Attachment 1 to the report (December 3, 2025) from the City Solicitor remains confidential at this time in accordance with the provisions of the City of Toronto Act, 2006, as it contains advice that is subject to solicitor-client privilege. The balance of Confidential Attachment 1 to the report (December 3, 2025) from the City Solicitor will be made public at the discretion of the City Solicitor.
Staff recommendation as filed
The City Solicitor recommends that: 1. City Council adopt the recommendations contained in the Confidential Attachment 1 to this report from the City Solicitor. 2. City Council authorize the public release of the confidential recommendations contained in the Confidential Attachment 1 to this report from the City Solicitor, if adopted by City Council. 3. City Council direct that all other information contained in Confidential Attachment 1 and the entirety of Confidential Appendix A to this report from the City Solicitor is to remain confidential at the discretion of the City Solicitor, as it contains advice which is subject to solicitor-client privilege.
MM35.17amended
In Toronto, transit users are accustomed to delays and unreliable service extending the length of their trip. Many customers budget an extra 20 or 30 minutes on their trip to allow for these regular disruptions. This kind of service performance is unacceptable. Riders are willing to pay for good service, but they should not be expected to bear the costs of arriving late to work, appointments and important events. Implementing a refund system would demonstrate that both the Toronto Transit Commission and City Council respect customers' time and money. This accountability is critically needed now, as evidenced by the delays and slow service on the new Line 6 Finch West LRT. To encourage transit use, the system must be fast, convenient, and reliable, not slower than the alternatives. By adopting a money-back refund model that is successfully used in London, Singapore, Washington D.C., and here in Ontario by GO Transit, the City can win back riders by demonstrating that it values their time and money. This approach would incentivize the Toronto Transit Commission to improve performance standards and ensure transit becomes a fast, reliable alternative that is the preferred option for more Torontonians.
City Council on December 16 and 17, 2025, adopted the following: 1. City Council request the Toronto Transit Commission board to evaluate and consider, as part of the development of the new Ridership Growth Strategy, the feasibility of implementing a money-back guarantee to issue refunds for any customer who experiences a delay on their trip of fifteen (15) minutes or more from expected on-time performance.
Staff recommendation as filed
Councillor Brad Bradford, seconded by Councillor Vincent Crisanti, recommends that: 1. City Council request the Toronto Transit Commission board to implement a money-back guarantee to issue refunds for any customer who experiences a delay on their trip of fifteen (15) minutes or more from expected on-time performance.
CC35.18adopted
On November 14, 2024, City Council adopted By-law 1260-2024, which amended City-wide Zoning By-law 569-2013 to provide as-of-right permissions for mid-rise buildings along certain streets designated as Avenues. On December 18, 2024, one landowner appealed the Zoning By-law Amendment to the Ontario Land Tribunal. The Ontario Land Tribunal held Case Management Conferences on May 1, 2025 and October 23, 2025. On October 24, 2025, the Ontario Land Tribunal issued an order confirming that Zoning By-law 1260-2024 shall be deemed to have come into force on November 14, 2024, for all areas of the City set out in sections 34 and 35 of the by-law save and except for the lands municipally known as 2850 Kingston Road. The City Solicitor requires further directions for proceedings before the Ontario Land Tribunal. This matter is urgent and cannot be deferred.
City Council on December 16 and 17, 2025, adopted the following: 1. City Council adopt the confidential instructions to staff in Confidential Attachment 1 to the report (December 5, 2025) from the City Solicitor. 2. City Council authorize the public release of the confidential instructions to staff in Confidential Attachment 1 and Confidential Appendix A to the report (December 5, 2025) from the City Solicitor. 3. City Council direct that the balance of in Confidential Attachment 1 to the report (December 5, 2025) from the City Solicitor remain confidential at the discretion of the City Solicitor, as it contains advice that is subject to solicitor-client privilege. The confidential instructions to staff in Confidential Attachment 1 to the report (December 5, 2025) from the City Solicitor were adopted by City Council and are now public as follows: 1. City Council accept the without prejudice offer to settle dated December 2, 2025, set out in Confidential Appendix A to the report (December 5, 2025) from the City Solicitor and direct the City Solicitor to attend at the Ontario Land Tribunal in support of the settlement. 2. City Council authorize the City Solicitor to take all necessary actions to implement City Council's decision. Confidential Appendix A to the report (December 5, 2025) from the City Solicitor is now public and can be accessed under Background Information (City Council). The balance of Confidential Attachment 1 to the report (December 5, 2025) from the City Solicitor remains confidential at this time in accordance with the provisions of the City of Toronto Act, 2006, as it contains advice that is subject to solicitor-client privilege. The balance of Confidential Attachment 1 to the report (December 5, 2025) from the City Solicitor will be made public at the discretion of the City Solicitor.
Staff recommendation as filed
The City Solicitor recommends that: 1. City Council adopt the recommendations contained in Confidential Attachment 1 to this report from the City Solicitor. 2. City Council authorize the public release of the confidential recommendations contained in Confidential Attachment 1, and the entirety of Confidential Appendix A to this report from the City Solicitor, if adopted by City Council. 3. City Council direct that all other information contained in Confidential Attachment 1 to this report from the City Solicitor is to remain confidential at the discretion of the City Solicitor, as it contains advice which is subject to solicitor-client privilege.
MM35.18adopted
On December 5, 2025, the City of Toronto hosted the Ontario Big City Mayors meeting at Toronto City Hall, where I was honoured to represent Mayor Olivia Chow. The agenda focused on some of the most pressing issues facing Ontario's largest municipalities, including mental health and homelessness, infrastructure, and updates from the Federation of Canadian Municipalities and the Association of Municipalities of Ontario. I emphasized the importance of collaborative dialogue and clear policy direction on these issues, particularly regarding infrastructure and the work of the new PULSE panel, which will help shape the future of Ontario's largest cities. "Collaboration is essential to tackling the complex challenges facing Ontario's largest cities. By working together on issues like mental health, homelessness, and infrastructure, we can create sustainable solutions that improve the quality of life for all residents." I also reiterated Toronto's commitment to addressing homelessness and mental health challenges through both immediate relief and long-term strategies, including: - opening warming centres as part of the City's Winter Services Plan and expanding winter-response shelter capacity; - developing the 2025-2030 Strategic Plan to Address Homelessness, focusing on prevention and shelter diversion; - investing in programs like Eviction Prevention in the Community and the Toronto Rent Bank; - executing the Community Encampment Response Plan, backed by $25M in funding, to transition people from encampments into housing; and - increasing supportive housing capacity by adding up to 450 new permanent shelter spaces over the next 2 to 5 years. Despite these efforts, municipalities cannot solve this crisis alone. We continue to call for urgent action from other orders of government through the Solve the Crisis campaign. Key items addressed during the meeting included: a presentation and discussion on Solve the Crisis 2.0 focused on mental health and homelessness; an examination of infrastructure and utilities, particularly the impacts of the federal budget on municipal programs and planning; advocacy updates from the Federation of Canadian Municipalities and the Association of Municipalities of Ontario regarding housing and infrastructure priorities; and considerations related to education property taxes and safety concerns. The Ontario Big City Mayors have Requested Other Orders of Government to: Expand Housing Supply, Expand Supportive Housing, Expand Mental Health and Addictions Supports and scale Up the Canada-Ontario Housing Benefit. Learn more on the working being conduct at: Home - Ontario Big City Mayors
City Council on December 16 and 17, 2025, adopted the following: 1. City Council receive the Ontario Big Mayors December 5, 2025, meeting update for information.
Staff recommendation as filed
Councillor Paul Ainslie, seconded by Mayor Olivia Chow, recommends that: 1. City Council receive the Ontario Big Mayors December 5, 2025, meeting update for information.
CC35.19adopted
On October 21, 2021, the City received an Official Plan and Zoning By-law Amendment application for 0, 119-124, 160 and 200 Benny Stark Street to permit the redesignation of the lands from Core Employment Areas to Mixed Use Areas and Parks and Natural Areas and to develop the lands with three-storey townhouses, three mid-rise buildings with heights ranging between eight and 10 storeys, four tall buildings, with heights of 22, 24, 38 and 46 storeys, new public roads and a City park. A Draft Plan of Subdivision application was also submitted. On January 27, 2025, the applicant appealed the Official Plan and Zoning By-law Amendment application to the Ontario Land Tribunal due to Council not making a decision within the timeframe prescribed by the Planning Act. The Draft Plan of Subdivision application was not included in the appeal. On January 27, 2025, the applicant appealed City Council's neglect or failure to make a decision on the application. The Ontario Land Tribunal held the first Case Management Conference on April 9, 2025. A ten-day hearing was scheduled on July 8, 2025 to commence on February 2, 2026. The City Solicitor requires further directions for the upcoming ten-day Ontario Land Tribunal hearing scheduled to commence on February 2, 2026.
City Council on December 16 and 17, 2025, adopted the following: 1. City Council adopt the confidential instructions in Confidential Attachment 1 to the report (December 8, 2025) from the City Solicitor. 2. City Council authorize the public release of the confidential instructions to staff in Confidential Attachment 1 and Confidential Appendices A and B to the report (December 8, 2025) from the City Solicitor. 3. City Council direct that the balance of Confidential Attachment 1 to the report (December 8, 2025) from the City Solicitor remain confidential at the discretion of the City Solicitor, as it contains advice that is subject to solicitor-client privilege. The confidential instructions to staff in Confidential Attachment 1 to the report (December 8, 2025) from the City Solicitor were adopted by City Council and are now public as follows: 1. City Council accept the without prejudice offer to settle dated December 5, 2025 ("Settlement Offer") set out in Confidential Appendices A and B to the report (December 8, 2025) from the City Solicitor and direct the City Solicitor to attend at the Ontario Land Tribunal in support of the settlement. 2. Should the Ontario Land Tribunal allow the Appeals in whole or in part, City Council authorize the City Solicitor to request the Ontario Land Tribunal to withhold the issuance of its final Order on the Appeals pursuant to the following conditions: a. the final form and content of the draft Official Plan Amendment is to the satisfaction of the Executive Director, Development Review and the City Solicitor; b. the final form and content of the draft Zoning By-law Amendment is to the satisfaction of the Executive Director, Development Review and the City Solicitor; c. the Owners have, at their sole cost and expense: i. submitted a revised Functional Servicing, Stormwater Management, and Hydrogeological Reports for review and acceptance to the satisfaction of the Director, Engineering Review, in consultation with the Chief Engineer and Executive Director, Engineering and Construction Services and the General Manager, Toronto Water; the reports will determine whether the municipal water and fire flow, sanitary and storm sewer capacity can support the proposed development, taking into account other proposed development in vicinity to the Development, and whether upgrades or improvements of the existing municipal infrastructure are required; and ii. entered into a financially secured agreement for the construction of any improvements to the municipal infrastructure, to the satisfaction of the City, should it be determined that upgrades and road improvements are required to support the Development, according to the Transportation Impact Study accepted by the Executive Director, Development Review and the Functional Servicing Report accepted by the Director, Engineering Review, in consultation with the General Manager, Toronto Water (which for greater clarity shall not include any construction, security or conveyance of any kind related to the Transportation Master Plan which contemplates the creation of a Keele Street and Gunns Road extension); d. the Owners have submitted a revised Transportation Impact Study and Transportation Demand Management Plan to the satisfaction of the Executive Director, Development Review, in consultation with the General Manager, Transportation Services; e. the Owners have submitted a revised Compatibility Mitigation, Environmental Noise Feasibility and Railway Vibration Studies including peer review to the satisfaction of the Executive Director, Development Review; f. the Owners have made revisions to meet the Toronto Green Standard requirements current as at the time of zoning application, if applicable, to the satisfaction of the Executive Director, Development Review; g. the Owners have submitted a revised Pedestrian Level Wind Study to the satisfaction of the Chief Planner, City Planning and Executive Director, Development Review; h. the Owners have submitted a revised Natural Heritage Impact Study to the satisfaction of the Chief Planner and Executive Director, City Planning; i. the Owners have submitted a stewardship plan and restoration plan informed by the Natural Heritage Impact Study, to ensure that any impact on the ravine is compensated through new planting and other mitigation on the Subject Property, to the satisfaction of the Chief Planner and Executive Director, City Planning; j. the Owners have submitted an Arborist Report, and Tree Preservation Plan to the satisfaction of the Executive Director, Environment, Climate and Forestry; k. the Owners have submitted a phasing plan to demonstrate the order in which the various phases of development would be delivered, to the satisfaction of the Executive Director, Development Review; l. the Owners and the City have entered into an agreement pursuant to Subsection 37(7.1) of the Planning Act to address the provision of the Child Care Facility to the satisfaction of the Executive Director, Development Review, the General Manager, Children's Services and the City Solicitor, with such agreement to be registered on title to the Subject Property (provided that once the facility is delivered the City will not resist an application to de-register the agreement on title to Blocks 1, 3 and 4); and m. the Owners have submitted an updated Geotechnical Study and/or Erosion Hazard Assessment to the satisfaction of the Chief Planner and Executive Director, City Planning and the Toronto and Region Conservation Authority. 3. City Council allow the owner to design, construct, finish, furnish, equip and convey to the City, at the Owner's expense, a minimum 929 square metres child care facility, with a minimum 279 square metres outdoor area, ("Child Care Facility") to the satisfaction of the Executive Director, Development Review, the Executive Director, Social Development, Finance and Administration, the Executive Director, Corporate Real Estate Management, and the City Solicitor, as part of the development, as an in-kind contribution pursuant to subsection 37(6) of the Planning Act, in accordance with the terms set out in Confidential Appendix A to the report (December 8, 2025) from the City Solicitor. 4. City Council attribute a value to the in-kind contribution, set out in Part 3 above, equal to 100 percent of four percent of the value of the land (net of any exclusions or exemptions authorized under the Community Benefits Charge By-law), as determined the day before the day a building permit is issued in respect of the development. 5. City Council approve that in accordance with Section 42 of the Planning Act, the owner shall convey to the City an on-site parkland dedication, in base park condition, having a minimum size of 5,300 square meters, comprising a minimum of 600 square metres within Block 4 ("the Block 4 Parkland") and a minimum of 4,700 square metres contiguous with the Block 4 Parkland, to the satisfaction of the General Manager, Parks and Recreation and the City Solicitor; City Council approve that the parkland dedication shall be conveyed as follows: a. as it relates to the Block 4 Parkland, prior to the issuance of the First Above Grade Building Permit for any part of the Development on Block 4; and b. as it relates to the Block 5 parkland dedication, divided into parcels 5A and 5B in the Architectural Plans: 1. prior to the issuance of the First Above Grade Building Permit for any part of the Development on Block 3, the relevant parcel shall be conveyed for Block 3; and 2. prior to the issuance of the First Above Grade Building Permit for any part of the Development on Blocks 1 or 2, the relevant parcel as determined by paragraph C shall be conveyed for Blocks 1 and 2; and c. for the purposes of paragraph B, the identification of the relevant parcel of parkland is to achieve the outcome that parcel 5A is required to be conveyed first, before parcel 5B. 6. City Council approve the acceptance of on-site parkland dedication, subject to the owner transferring the parkland to the City free and clear, above and below grade, of all easements, encumbrances, and encroachments, in an acceptable environmental condition to the satisfaction of the General Manager, Parks and Recreation and the City Solicitor. 7. City Council authorize the City Solicitor to take all necessary actions to implement City Council's decision. Confidential Appendices A and B to the report (December 8, 2025) from the City Solicitor are now public and can be accessed under Background Information (City Council). The balance of Confidential Attachment 1 to the report (December 8, 2025) from the City Solicitor remains confidential at this time in accordance with the provisions of the City of Toronto Act, 2006, as it contains advice that is subject to solicitor-client privilege. The balance of Confidential Attachment 1 to the report (December 8, 2025) from the City Solicitor will be made public at the discretion of the City Solicitor.
Staff recommendation as filed
The City Solicitor recommends that: 1. City Council adopt the recommendations contained in Confidential Attachment 1 to this report from the City Solicitor. 2. City Council authorize the public release of the confidential recommendations contained in Confidential Attachment 1, and the entirety of Confidential Appendix A and Confidential Appendix B to this report from the City Solicitor, if adopted by City Council. 3. City Council direct that all other information contained in Confidential Attachment 1 to this report from the City Solicitor is to remain confidential at the discretion of the City Solicitor, as it contains advice which is subject to solicitor-client privilege.