North York Community Council
The full agenda, as filed
All 37 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.
NY28.1amended
Maxome Avenue - Traffic Calming (Speed Humps) - Reopened from NY22.17
This staff report is about a matter that Community Council has delegated authority from City Council to make a final decision. Transportation Services is recommending the installation of speed humps on Maxome Avenue, between Steeles Avenue East and Finch Avenue East. Staff's assessment indicates the criteria as set out in the updated Traffic Calming Policy has been satisfied. Therefore, speed humps should be installed on Maxome Avenue.
North York Community Council: 1. Authorized the installation of traffic calming (11 speed humps) on Maxome Avenue, between Steeles Avenue East and Finch Avenue East, generally as shown on Attachment 1, Drawing TC-459, TC-460, TC-461, TC-462, and TC-463 dated "September 2025" attached to the Motion from Councillor Lily Cheng. 2. Reduced the speed limit from 40 kilometres per hour to 30 kilometres per hour on Maxome Avenue, between Steeles Avenue East and Finch Avenue East, in conjunction with the installation of speed humps. 3. Subject to the approval of Part 3 above, authorized the amendment of Schedule XLV (Part 1) to City of Toronto Municipal Code Chapter 950, Traffic and Parking, to remove Maxome Avenue, between Steeles Avenue East and Finch Avenue East, from being excluded from the Designated Area such that this portion of highway will then be included within the corresponding designated area in Column 1 in Schedule XLV (Part 1). 4. In order to facilitate the installation of In-Road Flexible Speed Limit Signs on Maxome Avenue: a. Prohibited stopping at all times on both sides of Maxome Avenue between a point 28 metres south of Wedgewood Drive / Ruth Avenue and a point 22 metres further south b. Prohibited stopping at all times on both sides of Maxome Avenue between a point 23 metres north of Wedgewood Drive / Ruth Avenue and a point 20 metres further north. c. Prohibited stopping at all times on the west side of Maxome Avenue between a point 22 metres south of Newton Drive and a point 20 metres further south. d. Prohibited stopping at all times on the east side of Maxome Avenue between a point 25 metres south of Newton Drive and a point 20 metres further south.
Staff recommendation as filed
The Director, Traffic Management, Transportation Services recommends that: 1. North York Community Council authorize the installation of speed humps on Maxome Avenue, between Steeles Avenue East and Finch Avenue East. 2. North York Community Council direct the City Solicitor to prepare a by-law to alter the roadway for the installation of twenty speed humps on Maxome Avenue, between Steeles Avenue East and Finch Avenue East, generally as shown on Attachment 2, Drawing TC-459, TC-460, TC-461, TC-462, and TC-463 dated February 2025, attached to the report entitled "Traffic Calming (Speed Humps) - Maxome Avenue" from the Director, Traffic Management, Transportation Services. 3. North York Community Council reduce the speed limit from 40 kilometres per hour to 30 kilometres per hour on Maxome Avenue, between Steeles Avenue East and Finch Avenue East, in conjunction with the installation of speed humps. 4. Subject to North York Community Council approval of Recommendation 3 above, North York Community Council authorize the amendment of Schedule XLV (Part 1) to City of Toronto Municipal Code Chapter 950, Traffic and Parking, to remove Maxome Avenue, between Steeles Avenue East and Finch Avenue East, from being excluded from the Designated Area such that this portion of highway will then be included within the corresponding designated area in Column 1 in Schedule XLV (Part 1).
NY28.2amended
35 Wilket Road - Application for Fence Exemption
The Applicant for 35 Wilket Road has requested North York Community Council to exempt their property from the following by-law requirements: City of Toronto Municipal Code Chapter 447-1.2B(1) and Chapter 447-1.2C(1): B. Fence height. 1. No fence described in the following Table shall, when measured at any point along its length from the average grade level measured perpendicular to and one meter away on either side of the fence, exceed the height set out in the Table for the fence. Item Description of Fence Fence on Single or Multiple residential property Fence on non-residential property Hedge, shrub, or other vegetation that acts as fence 1 Fence in a front yard; and within 2.4 metres of a lot line abutting a public highway (public highway does not include a public lane) 1.2 metres 1.2 metres 1.2 metres C. Open-fence construction required. 1. Any fence within 2.4 metres of any driveway shall be an open mesh chain-link fence or of an equivalent open-fence construction for at least 2.4 metres from the lot line at which the driveway begins so as not to obstruct the view of the Boulevard or highway The Applicant for 35 Wilket Road is requesting an exemption for: - Existing wrought iron double swing gates and fence with precast concrete columns. - Existing young cedar hedges, in early stages of growth, that acts as a fence. - Consistent height measurements: - Wrought iron fence = 1.65 to 1.78 metres - Cedar hedges = 1.65 metres - Double swing gates = 2.22 metres - Precast concrete columns = 1.86 metres - Maximum height permitted is 1.2 metres - Precast concrete columns and cedar hedges are obstructing view of boulevard from the driveway.
North York Community Council: 1. Approved the exemption to Chapter 447, Fences, to the property owner of 35 Wilket Road, for the existing fence described in the Summary of the report (August 20, 2025) from the South District Manager, Municipal Licensing and Standards, on the condition that any hedges or shrubs along the fence line are maintained to a height no greater than 1.2 metres.
Staff recommendation as filed
The South District Manager, Municipal Licensing and Standards, recommends that North York Community Council pursuant to City of Toronto Municipal Code Fences Chapter 447-1.5 B: 1. Refuse to grant an exemption to Chapter 447, Fences, to the property owner of 35 Wilket Road, for the existing fence described in the Summary of this report.
NY28.3amended
Changes to Business Improvement Area Boards of Management
North York Community Council has delegated authority to appoint and remove directors from the boards of Business Improvement Areas that fall within its geographic boundaries. The purpose of this report is to make changes to the MarkeTo District Business Improvement Area Board of Management, in accordance with the requirement of City of Toronto Municipal Code Chapter 19, Business Improvement Areas.
North York Community Council: 1. Removed the following directors from the Business Improvement Area Boards of Management set out below: MarkeTo District: Mancini, Luana Moran, Sr. Margaret 2. Requested the General Manager, Economic Development and Culture to report back to North York Community Council by the end of the first quarter 2026 with an update on the status of the MarkeTo District Business Improvement Area.
Staff recommendation as filed
The General Manager, Economic Development and Culture recommends that: 1. North York Community Council remove the following directors from the Business Improvement Area Boards of Management set out below: MarkeTo District: Mancini, Luana Moran, Sr. Margaret
NY28.4adopted
This Report recommends refusal of the application to amend the Zoning By-law to permit a 25-storey (82.5 metres, plus 6.6 metre mechanical penthouse for a total of 89.1 metres) residential building with 16,303 square metres of residential gross floor area representing 256 units, and 177 square metres of ground floor retail fronting onto Eglinton Avenue East. The development as proposed has a floor space index of 11.96 and a total gross floor area of 19,801 square metres. Further, this report also recommends refusal of the application to amend the Official Plan to remove the requirement for a proposed laneway at the rear of the site, as shown within the Yonge-Eglinton Secondary Plan. This report recommends refusal of the application as it would result in a development proposal that does not align with the site organization, built form, height and level of intensification envisioned in the Secondary Plan. A related Rental Housing Demolition application has also been submitted as the proposal includes the demolition of six residential dwelling units, five of which are rental.
North York Community Council recommends that: 1. City Council refuse the application for Official Plan Amendment and Zoning By-law Amendment (Application Number 25 198600 NNY 15 OZ) for the lands municipally known as 544, 546, 548, 550, 552 Eglinton Avenue East and 12 and 14 Bruce Park Avenue for the reasons identified in the report (November 17, 2025) from the Director, Community Planning, North York District. 2. City Council authorize the City Solicitor, together with appropriate City Staff, to appear before the Ontario Land Tribunal in support of City Council's decision to refuse the application, in the event that the decision is appealed to the Ontario Land Tribunal. 3. City Council authorize the City Solicitor and other appropriate City Staff to take any necessary steps to implement City Council's decision, including requesting any conditions of approval that would be in the City's interest, in the event an appeal of Council's decision is allowed by the Ontario Land Tribunal, in whole or in part.
Staff recommendation as filed
The Director, Community Planning North York District recommends that: 1. City Council refuse the application for Official Plan Amendment and Zoning By-law Amendment (Application No. 25 198600 NNY 15 OZ) for the lands municipally known as 544, 546, 548, 550, 552 Eglinton Avenue East and 12 and 14 Bruce Park Avenue for the reasons identified in this Report. 2. City Council authorize the City Solicitor, together with appropriate City Staff, to appear before the Ontario Land Tribunal in support of City Council's decision to refuse the application, in the event that the decision is appealed to the Ontario Land Tribunal. 3. City Council authorize the City Solicitor and other appropriate City Staff to take any necessary steps to implement City Council's decision, including requesting any conditions of approval that would be in the City's interest, in the event an appeal of Council's decision is allowed by the Ontario Land Tribunal, in whole or in part.
NY28.5adopted
This report recommends approval of the application to amend Official Plan Amendment 614 (By-law Number 1083-2022) and Site-Specific By-law 891-2022 to permit a 36-storey (108.1 metres, plus 6.0 metre mechanical penthouse) residential building. The proposal includes a total of 385 residential dwelling units, 29 of which will be rental replacement units. The proposal includes a five-level underground parking garage with 197 parking spaces, including 21 visitor parking spaces. Three short-term parking spaces are dedicated to pick-up and drop-off at grade. The proposed development is consistent with the Provincial Planning Statement (2024). The proposal also conforms with the general intent of the City's Official Plan and has appropriate regard for the Council-adopted Renew Sheppard East Secondary Plan (OPA 777).
North York Community Council recommends that: 1. City Council amend Official Plan Amendment 614 (By-law Number 1083-2022) for the lands municipally known as 71 Talara Drive substantially in accordance with the draft Official Plan Amendment included as Attachment 5 to the report (November 19, 2025) from the Director, Community Planning, North York District. 2. City Council amend Site-Specific By-law 891-2022 for the lands municipally known as 71 Talara Drive substantially in accordance with the draft Zoning By-law Amendment included as Attachment 6 to the report (November 19, 2025) from the Director, Community Planning, North York District. 3. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment and draft Zoning By-law Amendment, as may be required. 4. City Council direct that before introducing the necessary Bills to City Council for enactment, the Owner be required to: a. Enter into an amending Agreement pursuant to Section 37 of the Planning Act to secure an additional cash contribution of $600,000.00 for a total of $2,850,000.00 with the allocation of funds and all other conditions remaining the same. 1. The financial contribution pursuant to Recommendation 4.a. above shall be indexed upwardly in accordance with the Statistics Canada Non-Residential Building Construction Price Index for Toronto, calculated from the date City Council adopts the zoning by-law amendment(s) to the date of payment. 2. In the event the cash contribution referred to in Recommendation 4.a. above has not been used for the intended purpose within three (3) years of this By-law coming into full force and effect, the cash contribution may be redirected for another purpose, at the discretion of the Executive Director, Development Review, in consultation with the local Councillor, provided that the purpose is identified in the Toronto Official Plan and will benefit the community in the vicinity of the lands. b. Enter into, and register on title to the lands at 71 Talara Drive, one or more agreement(s) to secure the conditions outlined in Parts 6.a. through 6.l. of the approval report for the Rental Housing Demolition application (NY34.4) as approved by Council on July 19, 20, 21, and 22, 2022, including an agreement pursuant to Section 111 of the City of Toronto Act, 2006, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning. c. Withdraw its appeal of the Renew Sheppard East Secondary Plan (Official Plan Amendment 777) (By-law 4037-2024) to the Ontario Land Tribunal within Ontario Land Tribunal Case: OLT-25-000068.
Staff recommendation as filed
The Director, Community Planning North York District recommends that: 1. City Council amend Official Plan Amendment 614 (By-law Number 1083-2022) for the lands municipally known as 71 Talara Drive substantially in accordance with the draft Official Plan Amendment included as Attachment 5 to this Report. 2. City Council amend Site-Specific By-law 891-2022 for the lands municipally known as 71 Talara Drive substantially in accordance with the draft Zoning By-law Amendment included as Attachment 6 to this Report. 3. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment and draft Zoning By-law Amendment, as may be required. 4. City Council direct that before introducing the necessary Bills to City Council for enactment, the Owner be required to: a. Enter into an amending Agreement pursuant to Section 37 of the Planning Act to secure an additional cash contribution of $600,000.00 for a total of $2,850,000.00 with the allocation of funds and all other conditions remaining the same. 1. The financial contribution pursuant to Recommendation 4.a. above shall be indexed upwardly in accordance with the Statistics Canada Non-Residential Building Construction Price Index for Toronto, calculated from the date City Council adopts the zoning by-law amendment(s) to the date of payment. 2. In the event the cash contribution referred to in Recommendation 4.a. above has not been used for the intended purpose within three (3) years of this By-law coming into full force and effect, the cash contribution may be redirected for another purpose, at the discretion of the Executive Director, Development Review, in consultation with the local Councillor, provided that the purpose is identified in the Toronto Official Plan and will benefit the community in the vicinity of the lands. b. Enter into, and register on title to the lands at 71 Talara Drive, one or more agreement(s) to secure the conditions outlined in Parts 6.a. through 6.l. of the approval report for the Rental Housing Demolition application (NY34.4) as approved by Council on July 19, 20, 21, and 22, 2022, including an agreement pursuant to Section 111 of the City of Toronto Act, 2006, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning. c. Withdraw its appeal of the Renew Sheppard East Secondary Plan (Official Plan Amendment 777) (By-law 4037-2024) to the Ontario Land Tribunal within Ontario Land Tribunal Case: OLT-25-000068.
NY28.6forwarded without recommendation
This Report recommends approval of the application to amend the Official Plan Amendment and Zoning By-law Amendment to permit a proposal consisting of 3 buildings at 567 Sheppard Avenue East. The proposal includes two residential towers each at 48 storeys, with a residential gross floor area of 70,468 square metres located at the southern portion of the site. A new YMCA facility that is up to three storeys in height with a non-residential gross floor area of 6,671 square metres is proposed on the northern portion of the site on Sheppard Avenue East. The total site gross floor area is 77,139 square metres. The proposed development is consistent with the Provincial Planning Statement, 2024 (PPS, 2024). The proposal is also consistent with the general intent of the City's Official Plan, including the Council-adopted Renew Sheppard East Secondary Plan (OPA 777).
North York Community Council: 1. Forwarded the item to City Council without recommendations.
Staff recommendation as filed
The Director, Community Planning North York District recommends that: 1. City Council amend the Official Plan for the lands municipally known as 567 Sheppard Avenue East substantially in accordance with the draft Official Plan Amendment included as Attachment 5 to this Report. 2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 567 Sheppard Avenue East substantially in accordance with the draft Zoning By-law Amendment included as Attachment 6 to this Report. 3. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment and draft Zoning By-law Amendment as may be required. 4. City Council approve that in accordance with Section 42 of the Planning Act prior to the issuance of the first above grade building permit for the first residential building, the Owner shall convey to the City an on-site parkland dedication that expands Kenaston Gardens Parkette, having a minimum size of 200 square metres, to the satisfaction of the General Manager, Parks and Recreation and the City Solicitor. 5. City Council approve the acceptance of on-site parkland dedication, subject to the owner transferring the parkland to the City free and clear, above and below grade, of all easements, encumbrances, and encroachments, in an acceptable environmental condition; the owner may propose the exception of encumbrances of tiebacks, where such an encumbrance is deemed acceptable by the General Manager, Parks and Recreation, in consultation with the City Solicitor; and such an encumbrance will be subject to the payment of compensation to the City, in an amount determined by the General Manager, Parks and Recreation and the Executive Director, Corporate Real Estate Management. 6. City Council approve a development charge credit against the Parks and Recreation component of the Development Charges for the design and construction by the Owner of the Above Base Park Improvements to the satisfaction of the General Manager, Parks and Recreation. The development charge credit shall be in an amount that is the lesser of the cost to the Owner of designing and constructing the Above Base Park Improvements, as approved by the General Manager, Parks and Recreation, and the Parks and Recreation component of development charges payable for the development in accordance with the City's Development Charges By-law, as may be amended from time to time. 7. In addition to the on-site Parkland Dedication set out in Recommendation 5 above, City Council request that the owner make reasonable commercial efforts to convey off-site parkland to the City, in fulfilment of the balance of its parkland dedication requirements pursuant to Section 42 of the Planning Act, with the off-site parkland dedication to be acceptable to the General Manager, Parks and Recreation and free and clear of any above or below grade encumbrances, to be conveyed prior to the issuance of the first above grade building permit for the first residential building and; a. in the event that the off-site parkland dedication, including the purchase price, less reasonable real estate commissions of up to 5 percent, land transfer tax, and typical closing adjustments incurred, is less than the value of the parks levy calculated upon the submission of an application for the first above-grade building permit for the first residential building, the difference will be paid as cash in lieu to the City, prior to the issuance of the first above grade building permit for the first residential building; b. in the event that the owner is unable to provide an acceptable off-site parkland dedication to the City, the owner will be required to satisfy the remaining shortfall of the parkland dedication requirement through the payment of cash-in-lieu; and c. the value of the cash-in-lieu of parkland dedication will be appraised through Real Estate Services and payment will be required prior to the issuance of the first above grade building permit for the first residential building. 8. City Council direct that before introducing the necessary Bills to City Council for enactment, the applicant be required to: a. Withdraw its appeal of the Renew Sheppard East Secondary Plan (OPA 777) (By-law 1437-2024) to the Ontario Land Tribunal (OLT Case OLT-000068).
NY28.7adopted
The proposed Official Plan Amendment and Zoning By-law Amendment applications seek to permit an increase in building height for Building A from the approved 35 storeys (105.5 metres) to 43 storeys (129.5 metres), along with a corresponding increase in overall density. The applications also propose to amend the percentage of dwelling unit types and an increase in the total number of dwelling units. These amendments would further amend the existing Official Plan Amendment Number 695 and Zoning By-law Amendment Number 405-2024. The subject property is municipally known as 15 Smooth Rose Court and is located within the Parkside Square lands. The proposal includes a total gross floor area "GFA" of 31,519.8 square metres containing 463 dwelling units, while maintaining the remaining elements of the approved building envelope, including tower floorplate and resulting mix of dwelling unit types and sizes. Vehicular access to the site is proposed via a private street known as Red Knot Heights on the north side of the subject site. A total of 296 parking spaces are proposed for the overall development of Building A, including 250 residential and 46 visitor parking spaces and 354 bicycle parking spaces. A total of 12 accessible parking spaces, which satisfies the minimum accessible parking requirement. The proposal will also result in a density increase across the entire Parkside Square lands from 5.0 to 5.3 Floor Space Index (FSI). The Official Plan Amendment and Zoning By-law Amendment applications will also apply to the lands at 2135 Sheppard Avenue East, 325 Yorkland Boulevard, 125 Consumers Road, and 55 Smooth Rose Court.
North York Community Council recommends that: 1. City Council amend the Official Plan for the lands municipally known as 2135 Sheppard Avenue East, 325 Yorkland Boulevard, 125 Consumers Road, 15 Smooth Rose Court, and 55 Smooth Rose Court substantially in accordance with the draft Official Plan Amendment included as Attachment 5 to the report (November 17, 2025) from the Director, Community Planning, North York District. 2. City Council amend Zoning By-law 7625 for the lands municipally known as 2135 Sheppard Avenue East, 325 Yorkland Boulevard, 125 Consumers Road, 15 Smooth Rose Court, and 55 Smooth Rose Court substantially in accordance with the draft Zoning By-law Amendment included as Attachment 6 to the report (November 17, 2025) from the Director, Community Planning, North York District. 3. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan and Zoning By-law Amendments as may be required and to take any necessary steps to implement City Council's decision including execution of the Section 37 Agreement as referenced in Recommendation 4, and any other necessary agreement(s). 4. Before introducing the necessary Bills to City Council for enactment, City Council require the owner to enter into an amending Agreement pursuant Section 37 of the Planning Act, as it read the day before the date section 1 of Schedule 17 of the COVID-19 Economic Recovery Act, 2020 came into force, to secure the following community benefits: a. A cash contribution in the amount of $350,000.00 dollars (Three Hundred Fifty Thousand) be provided towards community improvement of the Toronto Public Library within the vicinity of the land, to the satisfaction of the Executive Director, Development Review to be paid prior to the issuance of the first above grade building permit for Building "A" on the lands municipally known in 2022 as 15 Smooth Rose Court, and 55 Smooth Rose; b. The cash contribution in Part 4.a. above shall be indexed upwardly in accordance with the Statistics Canada Non-Residential, as the case may be, Building Construction Price Index for the Toronto Census Metropolitan Area, reported quarterly by Statistics Canada in Building Construction Price Indexes Table 18-10-0135-01 or its successor, calculated from the date of the Agreement to the date of payment; and, c. in the event the cash contribution referred to in Part 4.a. above has not been used for the intended purpose within three (3) years of this By-law coming into full force and effect, the cash contribution may be redirected for another purpose, at the discretion of the Executive Director, Development Review in consultation with the local Councillor, provided that the purpose(s) is identified in the Toronto Official Plan and will benefit the community in the vicinity of the land.
Staff recommendation as filed
The Director, Community Planning North York District recommends that: 1. City Council amend the Official Plan for the lands municipally known as 2135 Sheppard Avenue East, 325 Yorkland Boulevard, 125 Consumers Road, 15 Smooth Rose Court, and 55 Smooth Rose Court substantially in accordance with the draft Official Plan Amendment included as Attachment 5 to this Report. 2. City Council amend Zoning By-law 7625 for the lands municipally known as 2135 Sheppard Avenue East, 325 Yorkland Boulevard, 125 Consumers Road, 15 Smooth Rose Court, and 55 Smooth Rose Court substantially in accordance with the draft Zoning By-law Amendment included as Attachment 6 to this Report. 3. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan and Zoning By-law Amendments as may be required and to take any necessary steps to implement City Council's decision including execution of the Section 37 Agreement as referenced in Recommendation 4, and any other necessary agreement(s). 4. Before introducing the necessary Bills to City Council for enactment, City Council require the owner to enter into an amending Agreement pursuant Section 37 of the Planning Act, as it read the day before the date section 1 of Schedule 17 of the COVID-19 Economic Recovery Act, 2020 came into force, to secure the following community benefits: a. A cash contribution in the amount of $350,000.00 dollars (Three Hundred Fifty Thousand) be provided towards community improvement of the Toronto Public Library within the vicinity of the land, to the satisfaction of the Executive Director, Development Review to be paid prior to the issuance of the first above grade building permit for Building "A" on the lands municipally known in 2022 as 15 Smooth Rose Court, and 55 Smooth Rose; b. The cash contribution in Part 4.a. above shall be indexed upwardly in accordance with the Statistics Canada Non-Residential, as the case may be, Building Construction Price Index for the Toronto Census Metropolitan Area, reported quarterly by Statistics Canada in Building Construction Price Indexes Table 18-10-0135-01 or its successor, calculated from the date of the Agreement to the date of payment; and, c. in the event the cash contribution referred to in Part 4.a. above has not been used for the intended purpose within three (3) years of this By-law coming into full force and effect, the cash contribution may be redirected for another purpose, at the discretion of the Executive Director, Development Review in consultation with the local Councillor, provided that the purpose(s) is identified in the Toronto Official Plan and will benefit the community in the vicinity of the land.
NY28.8adopted
This report reviews and recommends refusal of the application to amend the Official Plan and Zoning By-law to permit a mixed-use development consisting of 52 and 48-storey residential towers on a shared 6-storey podium, a privately owned publicly accessible space at the southeast corner of the site and landscaped mid-block connection connecting Sheppard Avenue East to Singer Court. The proposal includes a total of 1,238 residential units, with 78,265.24 square metres of gross floor area, including 2,881.8 square metres of non-residential gross floor area for a maximum Floor Space Index ("FSI") of 11.50 times the lot area. The application does not conform with the Official Plan and the Sheppard Subway Corridor Secondary Plan. The proposal is in its current form does not appropriately respond to the Council-adopted Renew Sheppard East Secondary Plan.
North York Community Council recommends that: 1. City Council refuse the application for the Official Plan Amendment and Zoning By-law Amendment (Application Number 24 128320 NNY 17 OZ) for the lands municipally known as 1125 Sheppard Avenue East. 2. In the event the applications are appealed to the Ontario Land Tribunal, City Council, pursuant to subsections 22(8.1) and 34(11.0.0.1) of the Planning Act, use mediation, conciliation or other dispute resolution techniques in an attempt to resolve the Official Plan Amendment and Zoning By-law Amendment applications, to the satisfaction of the Executive Director, Development Review and the City Solicitor. 3. City Council direct the City Clerk, should an appeal be filed, to notify all persons or public bodies who may have filed an appeal to this decision of City Council's intention to rely on subsections 22(8.1) and 34(11.0.0.1) of the Planning Act and the City Clerk shall provide notice to all prescribed persons or public bodies under subsections 22(8.2) and 34(11.0.0.2) of the Planning Act. 4. City Council direct the City Clerk, should an appeal be filed, to notify the Ontario Land Tribunal of City Council's intention pursuant to subsections 22(8.1) and 34(11.0.0.1) of the Planning Act, and that the Ontario Land Tribunal shall receive the record, the notice of appeal and other prescribed documents and materials seventy-five (75) days after the last day for filing a notice of appeal for these matters 5. Should the Official Plan Amendment and Zoning By-law Amendment application be resolved, and there is no appeal to the Ontario Land Tribunal or the appeal to the Ontario Land Tribunal has been withdrawn, City Council direct the Director, North York District, Community Planning to bring forward an Approval Report to North York Community Council for a statutory public meeting as required under the Planning Act. 6. City Council authorize the City Solicitor and other appropriate City Staff to take any necessary steps to implement City Council's decision, including requesting any conditions of approval that would be in the City's interest, in the event an appeal of Council's decision is allowed by the Ontario Land Tribunal, in whole or in part.
Staff recommendation as filed
The Director, Community Planning North York District recommends that: 1. City Council refuse the application for the Official Plan Amendment and Zoning By-law Amendment (Application Number 24 128320 NNY 17 OZ) for the lands municipally known as 1125 Sheppard Avenue East. 2. In the event the applications are appealed to the Ontario Land Tribunal, City Council, pursuant to subsections 22(8.1) and 34(11.0.0.1) of the Planning Act, use mediation, conciliation or other dispute resolution techniques in an attempt to resolve the Official Plan Amendment and Zoning By-law Amendment applications, to the satisfaction of the Executive Director, Development Review and the City Solicitor. 3. City Council direct the City Clerk, should an appeal be filed, to notify all persons or public bodies who may have filed an appeal to this decision of City Council's intention to rely on subsections 22(8.1) and 34(11.0.0.1) of the Planning Act and the City Clerk shall provide notice to all prescribed persons or public bodies under subsections 22(8.2) and 34(11.0.0.2) of the Planning Act. 4. City Council direct the City Clerk, should an appeal be filed, to notify the Ontario Land Tribunal of City Council's intention pursuant to subsections 22(8.1) and 34(11.0.0.1) of the Planning Act, and that the Ontario Land Tribunal shall receive the record, the notice of appeal and other prescribed documents and materials seventy-five (75) days after the last day for filing a notice of appeal for these matters 5. Should the Official Plan Amendment and Zoning By-law Amendment application be resolved, and there is no appeal to the Ontario Land Tribunal or the appeal to the Ontario Land Tribunal has been withdrawn, City Council direct the Director, North York District, Community Planning to bring forward an Approval Report to North York Community Council for a statutory public meeting as required under the Planning Act. 6. City Council authorize the City Solicitor and other appropriate City Staff to take any necessary steps to implement City Council's decision, including requesting any conditions of approval that would be in the City's interest, in the event an appeal of Council's decision is allowed by the Ontario Land Tribunal, in whole or in part.
NY28.9amended
This report recommends approval of the application to amend the ConsumersNext Secondary Plan and the Zoning By-law to redevelop the easterly portion of the subject site for a 34-storey (110 metre) residential building while retaining the existing 2-storey (7 metre) office building on the westerly portion of the subject site, subject to a modification of the applicant's proposed Official Plan Amendment. The proposed development contains 343 residential units with a total gross floor area of 29,484 square metres resulting in a density of 4.54 times the area of the lot and a 524 square metre privately-owned publicly-accessible open space. The applicant's Official Plan Amendment seeks revisions to Chapter 6, Section 38 of the ConsumersNext Secondary plan, Site and Area specific policy Number 1. by reducing the affordable housing obligation and years of affordability. Six (6) affordable rental units are proposed at an affordability term of 25 years. Also, the amendment reduces the required employment gross floor area from 3,342 square metres to 2,227 square metres. Staff support the reduction in required employment gross floor area, but recommend that the affordable housing terms remain unchanged. The amendment is approved as it applies to the reduction in employment gross floor area and no change is made to the affordable housing clauses. The proposed Official Plan amendment and Zoning By-law amendment application are consistent with the Provincial Planning Statement (2024) and conforms to the City's Official Plan.
The North York Community Council recommends that: 1. City Council amend the ConsumersNext Secondary Plan for the lands municipally known as 1 Herons Hill Way substantially in accordance with the Draft Official Plan Amendment attached as Attachment 1 to the Motion from Councillor Shelley Carroll. 2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 1 Herons Hill Way substantially in accordance with the draft Zoning By-law Amendment attached as Attachment Number 9 to the Report (November 24, 2025) from the Director, Community Planning, North York District. 3. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment and / or the draft Zoning By-law Amendment as may be required.
Staff recommendation as filed
The Director, Community Planning North York District recommends that: 1. City Council amend the ConsumersNext Secondary Plan for the lands municipally known as 1 Herons Hill Way substantially in accordance with the draft Official Plan Amendment attached as Attachment 8 to this Report. 2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 1 Herons Hill Way substantially in accordance with the draft Zoning By-law Amendment attached as Attachment Number 9 to this Report. 3. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment and / or the draft Zoning By-law Amendment as may be required.
NY28.10adopted
This report recommends City assumption of the municipal services installed under the terms of the Subdivision Agreement, dated July 31, 2018, between Stafford / Goldman Downsview Ltd., and the City of Toronto relating to the registered Plan of Subdivision 66M-2520.
North York Community Council recommends that: 1. City Council assume the municipal services relating to Plan of Subdivision 66M-2520. 2. City Council authorize the Director, Engineering Review, Development Review to release the performance guarantee held with respect to the municipal services in accordance with the Subdivision Agreement, dated July 31, 2018, between Stafford / Goldman Downsview Ltd., and the City of Toronto. 3. City Council authorize and direct the City Solicitor to prepare an assumption By-law to assume the public highway within Plan of Subdivision 66M-2520 and to bring it forward for enactment. 4. City Council authorize the appropriate City Officials to take the necessary action to give effect to City Council's decision. 5. City Council authorize the appropriate City Officials to transfer ownership of the street lighting system constructed within Plan of Subdivision 66M-2520 to Toronto Hydro Energy Services Inc.
Staff recommendation as filed
The Acting Director, Engineering Review, Development Review recommends that: 1. City Council assume the municipal services relating to Plan of Subdivision 66M-2520. 2. City Council authorize the Director, Engineering Review, Development Review to release the performance guarantee held with respect to the municipal services in accordance with the Subdivision Agreement, dated July 31, 2018, between Stafford / Goldman Downsview Ltd., and the City of Toronto. 3. City Council authorize and direct the City Solicitor to prepare an assumption By-law to assume the public highway within Plan of Subdivision 66M-2520 and to bring it forward for enactment. 4. City Council authorize the appropriate City Officials to take the necessary action to give effect to City Council's decision. 5. City Council authorize the appropriate City Officials to transfer ownership of the street lighting system constructed within Plan of Subdivision 66M-2520 to Toronto Hydro Energy Services Inc.
NY28.11adopted
32 - 50 Forest Manor Road, North York - Assumption of Services, Registered Plan 66M-2515
This report recommends City assumption of the that the municipal services installed under the terms of the Subdivision Agreement, dated November 18, 2013 between Emerald City Development IV Inc., Emerald City developments V Inc., Ontario 2347862 Ontario Inc. and the City of Toronto relating to registered plan of Subdivision 66M-2515.
North York Community Council recommends that: 1. City Council assume the municipal services relating to Plan of Subdivision 66M-2515. 2. City Council authorize the Director, Engineering Review, Development Review to release the performance guarantee held with respect to the municipal services in accordance with the Subdivision Agreement, dated November 18, 2013 between Emerald City Development IV Inc., Emerald City developments V Inc., Ontario 2347862 Ontario Inc. and the City of Toronto. 3. City Council authorize and direct the City Solicitor to prepare an assumption By-law to assume the public highway within Plan of Subdivision 66M-2515 and to bring it forward for enactment. 4. City Council authorize the appropriate City Officials to take the necessary action to give effect to City Council's decision. 5. City Council authorize the appropriate City Officials to transfer ownership of the street lighting system constructed with Plan of Subdivision 66M-2515 to Toronto Hydro Energy Services Inc.
Staff recommendation as filed
The Acting Director, Engineering Review, Development Review recommends that: 1. City Council assume the municipal services relating to Plan of Subdivision 66M-2515. 2. City Council authorize the Director, Engineering Review, Development Review to release the performance guarantee held with respect to the municipal services in accordance with the Subdivision Agreement, dated November 18, 2013 between Emerald City Development IV Inc., Emerald City developments V Inc., Ontario 2347862 Ontario Inc. and the City of Toronto. 3. City Council authorize and direct the City Solicitor to prepare an assumption By-law to assume the public highway within Plan of Subdivision 66M-2515 and to bring it forward for enactment. 4. City Council authorize the appropriate City Officials to take the necessary action to give effect to City Council's decision. 5. City Council authorize the appropriate City Officials to transfer ownership of the street lighting system constructed with Plan of Subdivision 66M-2515 to Toronto Hydro Energy Services Inc.
NY28.12adopted
241-243 Finch Avenue East - Part Lot Control Exemption Application - Decision Report - Approval
This report recommends approval of the application to exempt the lands from the Part Lot Control provisions of the Planning Act at 241-243 Finch Avenue East to permit the creation of conveyable lots for eight townhouse units which would ultimately be held under freehold ownership and become the Parcels of Tied Land (POTLs) to the Common Elements Condominium. A related Common Elements Condominium application has been submitted to establish eight (8) residential dwelling units with shared common elements such as a private access driveway and site servicing under File Number 25 134479 NNY 18 CD. The lifting of Part Lot Control is appropriate for the orderly development of these lands and represents an appropriate level of intensification along Finch Avenue East as contemplated by the Central Finch Area Secondary Plan, while providing a transition to the existing lower scaled residential neighbourhood to the south.
North York Community Council recommends that: 1. City Council enact a Part Lot Control Exemption By-law for the lands municipally known as 241-243 Finch Avenue West substantially in accordance with the draft Part Lot Control Exemption By-law included as Attachment 5 to the report (November 10, 2025) from the Director, Community Planning, North York District, and as generally illustrated on the Part Lot Control Exemption Plan on Attachment Number 4 to the report (November 10, 2025) from the Director, Community Planning, North York District, to be prepared to the satisfaction of the City Solicitor and to expire two (2) years following enactment by City Council. 2. Prior to the introduction of the Part Lot Control Exemption By-law, City Council require the owner to: a. provide proof of payment of all current property taxes for the subject lands to the satisfaction of the City Solicitor; and b. register, to the satisfaction of the City Solicitor, a Section 118 Restriction under the Land Titles Act agreeing not to transfer or charge any part of the subject lands described in Schedule "A" to the report (November 10, 2025) from the Director, Community Planning, North York District, without prior written consent of the Executive Director, Development Review or their designate to the satisfaction of the City Solicitor. 3. City Council authorize the City Solicitor to take the necessary steps to release the Section 118 Restriction from all or any portion of the lands in the City Solicitor's sole discretion after consulting with the Executive Director, Development Review at such time as confirmation is received that a plan of condominium has been registered or upon expiry or repeal of the Part Lot Control Exemption By-law. 4. City Council authorize and direct the City Solicitor to register the Part Lot Control Exemption By-law on title. 5. City Council authorize the City Solicitor to repeal or amend the Part Lot Control Exemption By-law to delete part of the lands described in the bylaw, if the City Solicitor determines, in their sole discretion after consulting with the Executive Director, Development Review, that it is necessary prior to releasing or partially releasing the Section 118 Restriction from title. 6. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Part Lot Control Exemption By-law as may be required.
Staff recommendation as filed
The Director, Community Planning North York District recommends that: 1. City Council enact a Part Lot Control Exemption By-law for the lands municipally known as 241-243 Finch Avenue West substantially in accordance with the draft Part Lot Control Exemption By-law included as Attachment Number 5, and as generally illustrated on the Part Lot Control Exemption Plan on Attachment Number 4, to be prepared to the satisfaction of the City Solicitor and to expire two (2) years following enactment by City Council. 2. Prior to the introduction of the Part Lot Control Exemption By-law, City Council require the owner to: a. provide proof of payment of all current property taxes for the subject lands to the satisfaction of the City Solicitor; and b. register, to the satisfaction of the City Solicitor, a Section 118 Restriction under the Land Titles Act agreeing not to transfer or charge any part of the subject lands described in Schedule "A" to this Report, without prior written consent of the Executive Director, Development Review or their designate to the satisfaction of the City Solicitor. 3. City Council authorize the City Solicitor to take the necessary steps to release the Section 118 Restriction from all or any portion of the lands in the City Solicitor's sole discretion after consulting with the Executive Director, Development Review at such time as confirmation is received that a plan of condominium has been registered or upon expiry or repeal of the Part Lot Control Exemption By-law. 4. City Council authorize and direct the City Solicitor to register the Part Lot Control Exemption By-law on title. 5. City Council authorize the City Solicitor to repeal or amend the Part Lot Control Exemption By-law to delete part of the lands described in the bylaw, if the City Solicitor determines, in their sole discretion after consulting with the Executive Director, Development Review, that it is necessary prior to releasing or partially releasing the Section 118 Restriction from title. 6. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Part Lot Control Exemption By-law as may be required.
NY28.13adopted
This report recommends approval of a Rental Housing Demolition application which proposes to demolish a three-storey apartment building containing 17 rental dwelling units located at 11 Churchill Avenue. The 17 rental units are proposed to be replaced as part of the new development on the site. The proposal includes a Tenant Assistance Plan that addresses the right of existing tenants to return to replacement rental units at similar rents and provides financial compensation to mitigate hardship. The properties at 5318-5324 Yonge Street and 11 Churchill Avenue are the subject of a Zoning By-law Amendment application (22 193284 NNY 18 OZ), which was appealed to the Ontario Land Tribunal (OLT). The Ontario Land Tribunal issued a written decision on September 25, 2024, approving a Council-endorsed settlement on the Zoning Bylaw Amendment for a 45- and 33-storey mixed-used building with 963 dwelling units, with the final Order being withheld until all outstanding matters, including the necessary agreements with the City and rental housing matters, are secured. This report also recommends approval of the Residential Demolition Permit under Chapter 363 of the Toronto Municipal Code, subject to conditions.
North York Community Council recommends that: 1. City Council approve the Rental Housing Demolition application File Number 22 193302 NNY 18 RH in accordance with Chapter 667 of the Toronto Municipal Code and pursuant to Section 111 of the City of Toronto Act, 2006 to permit the demolition of 17 existing rental dwelling units located at 11 Churchill Avenue, subject to the following conditions: a. The owner shall provide and maintain 17 replacement rental dwelling units on the subject site for a period of at least 20 years beginning from the date that each replacement rental dwelling unit is first occupied and, during which time, no application may be submitted to the City for condominium registration, or for any other conversion to a non-rental housing purpose, or for demolition without providing for replacement; b. The replacement rental dwelling units required by Recommendation 1.a. above shall collectively have a total gross floor area of at least 897 square metres and be comprised of 15 one-bedroom units and 2 two-bedroom units, as generally illustrated in the plans submitted to the City Planning Division dated August 21, 2025. Any revision to these plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning; c. The owner shall, as part of the 17 replacement rental dwelling units required in Recommendation 1.a above, provide at least 1 two-bedroom unit at affordable rents, 8 one-bedroom units at mid-range (affordable) rents, and 7 one-bedroom units and 1 two-bedroom unit at mid-range (moderate) rents, as currently defined in the City's Official Plan, all for a period of at least 10 years beginning from the date of first occupancy of each unit; d. The owner shall provide a Tenant Assistance Plan for tenants of the 17 existing rental dwelling units proposed to be demolished to the satisfaction of the Chief Planner and Executive Director, City Planning; e. The owner shall provide tenants of all 17 replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed 45 and 33-storey building at no extra charge. Access to, and use of, these amenities shall be on the same terms and conditions as any other resident of the building without the need to pre-book or pay a fee, unless specifically required as a customary practice for private bookings; f. The owner shall provide ensuite laundry and central air conditioning in each replacement rental dwelling unit at no extra charge; g. The owner shall provide and make available for rent at least 5 vehicle parking spaces to tenants of the replacement rental dwelling units. Such parking spaces shall be made available firstly to returning tenants who previously rented a vehicle parking space, and at similar monthly parking charges that such tenants previously paid. The remaining vehicle parking spaces shall be made available to tenants of the replacement rental units to the satisfaction of the Chief Planner and Executive Director, City Planning; h. The owner shall provide tenants of all replacement rental dwelling units with access to bicycle and visitor parking on the same terms and conditions as any other resident of the proposed development; i. The replacement rental dwelling units required in Recommendation 1.a. above shall be made ready and available for occupancy no later than the date by which 70 percent of the new dwelling units in the proposed development, exclusive of the replacement rental dwelling units, are made available and ready for occupancy, subject to any revisions to the satisfaction of the Chief Planner and Executive Director, City Planning; and j. The owner shall enter into, and register on title to the lands, an agreement pursuant to Section 111 of the City of Toronto Act, 2006 to secure the conditions outlined in Recommendations 1.a. through 1.i. above all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning. 2. City Council authorize the Chief Planner and Executive Director, City Planning, to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006 for the demolition of the 17 existing rental dwelling units located at 11 Churchill Avenue after all the following have occurred: a. All conditions in Recommendation 1 above have been fully secured; b. Zoning By-law Amendment(s) for application 22 193284 NNY 18 OZ have come into full force and effect; c. The issuance of the Notice of Approval Conditions for site plan approval by the Executive Director, Development Review or their designate, pursuant to Section 114 of the City of Toronto Act, 2006, or as otherwise determined by the Chief Planner and Executive Director, City Planning; d. The issuance of excavation and shoring permits (conditional or full permit) for the approved development on the site; and e. The owner has confirmed, in writing, that all existing rental dwelling units proposed to be demolished are vacant. 3. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code after the Chief Planner and Executive Director, City Planning, or their designate, has given Preliminary Approval referred to in Recommendation 2 above. 4. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Residential Demolition Permit under Section 33 of the Planning Act and Chapter 363 of the Toronto Municipal Code for 11 Churchill Avenue after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 2 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to section 6.2 of Chapter 363, on condition that: a. The owner removes all debris and rubble from the site immediately after demolition; b. The owner erects solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building; c. The owner erects the proposed building on the site no later than three (3) years from the date that the demolition of the existing rental dwelling units commences, subject to the timeframe being extended at the discretion of the Chief Planner and Executive Director, City Planning; and d. Should the owner fail to complete the proposed building within the time specified in Recommendation 4.c. above, the City Clerk shall be entitled to enter on the collector's roll, as with municipal property taxes, an amount equal to the sum of twenty thousand dollars ($20,000.00) per dwelling unit for which a demolition permit is issued, and that such amount shall, until payment, be a lien or charge upon the land for which the Residential Demolition Permit is issued. 5. City Council authorize the appropriate City officials to take such actions as are necessary to implement City Council's decision, including execution of the Section 111 Agreement and any other related agreements
Staff recommendation as filed
The Director, Strategic Initiatives, Policy and Analysis recommends that: 1. City Council approve the Rental Housing Demolition application File Number 22 193302 NNY 18 RH in accordance with Chapter 667 of the Toronto Municipal Code and pursuant to Section 111 of the City of Toronto Act, 2006 to permit the demolition of 17 existing rental dwelling units located at 11 Churchill Avenue, subject to the following conditions: a. The owner shall provide and maintain 17 replacement rental dwelling units on the subject site for a period of at least 20 years beginning from the date that each replacement rental dwelling unit is first occupied and, during which time, no application may be submitted to the City for condominium registration, or for any other conversion to a non-rental housing purpose, or for demolition without providing for replacement; b. The replacement rental dwelling units required by Recommendation 1.a. above shall collectively have a total gross floor area of at least 897 square metres and be comprised of 15 one-bedroom units and 2 two-bedroom units, as generally illustrated in the plans submitted to the City Planning Division dated August 21, 2025. Any revision to these plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning; c. The owner shall, as part of the 17 replacement rental dwelling units required in Recommendation 1.a above, provide at least 1 two-bedroom unit at affordable rents, 8 one-bedroom units at mid-range (affordable) rents, and 7 one-bedroom units and 1 two-bedroom unit at mid-range (moderate) rents, as currently defined in the City's Official Plan, all for a period of at least 10 years beginning from the date of first occupancy of each unit; d. The owner shall provide a Tenant Assistance Plan for tenants of the 17 existing rental dwelling units proposed to be demolished to the satisfaction of the Chief Planner and Executive Director, City Planning; e. The owner shall provide tenants of all 17 replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed 45 and 33-storey building at no extra charge. Access to, and use of, these amenities shall be on the same terms and conditions as any other resident of the building without the need to pre-book or pay a fee, unless specifically required as a customary practice for private bookings; f. The owner shall provide ensuite laundry and central air conditioning in each replacement rental dwelling unit at no extra charge; g. The owner shall provide and make available for rent at least 5 vehicle parking spaces to tenants of the replacement rental dwelling units. Such parking spaces shall be made available firstly to returning tenants who previously rented a vehicle parking space, and at similar monthly parking charges that such tenants previously paid. The remaining vehicle parking spaces shall be made available to tenants of the replacement rental units to the satisfaction of the Chief Planner and Executive Director, City Planning; h. The owner shall provide tenants of all replacement rental dwelling units with access to bicycle and visitor parking on the same terms and conditions as any other resident of the proposed development; i. The replacement rental dwelling units required in Recommendation 1.a. above shall be made ready and available for occupancy no later than the date by which 70 percent of the new dwelling units in the proposed development, exclusive of the replacement rental dwelling units, are made available and ready for occupancy, subject to any revisions to the satisfaction of the Chief Planner and Executive Director, City Planning; and j. The owner shall enter into, and register on title to the lands, an agreement pursuant to Section 111 of the City of Toronto Act, 2006 to secure the conditions outlined in Recommendations 1.a. through 1.i. above all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning. 2. City Council authorize the Chief Planner and Executive Director, City Planning, to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006 for the demolition of the 17 existing rental dwelling units located at 11 Churchill Avenue after all the following have occurred: a. All conditions in Recommendation 1 above have been fully secured; b. Zoning By-law Amendment(s) for application 22 193284 NNY 18 OZ have come into full force and effect; c. The issuance of the Notice of Approval Conditions for site plan approval by the Executive Director, Development Review or their designate, pursuant to Section 114 of the City of Toronto Act, 2006, or as otherwise determined by the Chief Planner and Executive Director, City Planning; d. The issuance of excavation and shoring permits (conditional or full permit) for the approved development on the site; and e. The owner has confirmed, in writing, that all existing rental dwelling units proposed to be demolished are vacant. 3. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code after the Chief Planner and Executive Director, City Planning, or their designate, has given Preliminary Approval referred to in Recommendation 2 above. 4. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Residential Demolition Permit under Section 33 of the Planning Act and Chapter 363 of the Toronto Municipal Code for 11 Churchill Avenue after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 2 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to section 6.2 of Chapter 363, on condition that: a. The owner removes all debris and rubble from the site immediately after demolition; b. The owner erects solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building; c. The owner erects the proposed building on the site no later than three (3) years from the date that the demolition of the existing rental dwelling units commences, subject to the timeframe being extended at the discretion of the Chief Planner and Executive Director, City Planning; and d. Should the owner fail to complete the proposed building within the time specified in Recommendation 4.c. above, the City Clerk shall be entitled to enter on the collector's roll, as with municipal property taxes, an amount equal to the sum of twenty thousand dollars ($20,000.00) per dwelling unit for which a demolition permit is issued, and that such amount shall, until payment, be a lien or charge upon the land for which the Residential Demolition Permit is issued. 5. City Council authorize the appropriate City officials to take such actions as are necessary to implement City Council's decision, including execution of the Section 111 Agreement and any other related agreements
NY28.14amended
This report recommends refusal of the application to amend the Official Plan and Zoning By-law to permit the construction of a 49-storey (160.15 metres, plus 6.0 metres of mechanical penthouse) residential building at 36-40 Avondale Avenue. The proposed residential building would contain 504 residential units, 61 residential parking spaces, 7 visitor spaces and 190 bicycle parking spaces. The 49-storey building would include a 5-storey podium with outdoor and indoor amenity space. It would contain a total Gross Floor Area ("GFA") of 37,731 square metres and have an overall density of 28.7 times the area of the lot. This report recommends refusal of the applications as the proposal is not consistent with the Provincial Planning Statement (2024) and does not conform to the Official Plan including the North York Centre Secondary Plan ("NYCSP"); The proposed development does not represent good planning and does not meet the intent of key performance standards recommended by the Tall Building Guidelines.
North York Community Council recommends that: 1. City Council direct the City Solicitor and appropriate City staff to attend the Ontario Land Tribunal in opposition to the current application regarding the Official Plan Amendment and Zoning By-law Amendment appeal for the lands at 36 - 40 Avondale Avenue and to continue discussions with the applicant to resolve outstanding issues for the reasons identified in the refusal report (November 19, 2025) from the Director, Community Planning, North York District. 2. In the event that the Ontario Land Tribunal allows the appeal, in whole or in part, City Council authorize the City Solicitor to request that the issuance of any Final Order be withheld until such time as the City Solicitor advises that: a. the final form and content of the draft Official Plan Amendment and Zoning Bylaw Amendment is satisfactory to the Executive Director, Development Review and the City Solicitor; b. the owner has at its sole cost and expense: 1. has submitted a revised Functional Servicing Report and Stormwater Management Report, Hydrogeological Review, including the Foundation Drainage Report ("Engineering Reports") to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services, in consultation with the General Manager, Toronto Water; 2. 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: 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 Engineering Reports, to support the development, in a financially secured agreement, all to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services 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 Chief Engineer and Executive Director; or, B. the required new municipal infrastructure or upgrades to existing municipal infrastructure to support the development in the accepted and satisfactory Engineering Reports in 2.b.2.A above are constructed and operational, all to the satisfaction to the Chief Engineer and Executive Director, Engineering and Construction Services; 3. 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 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 4. submitted an updated Transportation Impact Study or Addendum, to the satisfaction of the General Manager, Transportation Services. 3. City Council authorize the City Solicitor and City staff to take any necessary steps to implement City Council's decision, including requesting any additional conditions of approval that would be in the City's interest, in the event an appeal of Official Plan Amendment and Zoning By-law Amendment applications are allowed by the Ontario Land Tribunal, in whole or in part.
Staff recommendation as filed
The Director, Community Planning, North York District recommends that: 1. City Council refuse the application for the Official Plan Amendment and Zoning By-law Amendment (Application Number 25 153994 NNY 18 OZ) for the lands municipally known as 36-40 Avondale Avenue. 2. In the event the applications are appealed to the Ontario Land Tribunal, City Council, pursuant to subsections 22(8.1) and 34(11.0.0.1) of the Planning Act, use mediation, conciliation or other dispute resolution techniques in an attempt to resolve the Official Plan Amendment and Zoning By-law Amendment applications, to the satisfaction of the Chief Planner and Executive Director, City Planning, and the City Solicitor; 3. City Council direct the City Clerk, should an appeal be filed, to notify all persons or public bodies who may have filed an appeal to this decision of City Council's intention to rely on subsections 22(8.1) and 34(11.0.0.1) of the Planning Act and the City Clerk shall provide notice to all prescribed persons or public bodies under subsections 22(8.2) and 34(11.0.0.2) of the Planning Act. 4. City Council direct the City Clerk, should an appeal be filed, to notify the Ontario Land Tribunal of City Council's intention pursuant to subsections 22(8.1) and 34(11.0.0.1) of the Planning Act, and that the Ontario Land Tribunal shall receive the record, the notice of appeal and other prescribed documents and materials seventy-five (75) days after the last day for filing a notice of appeal for these matters. 5. Should the Official Plan Amendment and Zoning By-law Amendment applications be resolved, and there is no appeal to the Ontario Land Tribunal or the appeal to the Ontario Land Tribunal has been withdrawn, City Council direct the Director North District, Community Planning to bring forward an Approval Report to North York Community Council for a statutory public meeting as required under the Planning Act. 6. City Council authorize the City Solicitor, together with appropriate City Staff, to appear before the Ontario Land Tribunal in support of City Council's decision to refuse the applications, in the event that the decision is appealed to the Ontario Land Tribunal. 7. City Council authorize the City Solicitor and other appropriate City Staff to take any necessary steps to implement City Council's decision, including requesting any conditions of approval that would be in the City's interest, in the event an appeal of City Council's decision is allowed by the Ontario Land Tribunal, in whole or in part.
NY28.15amended
This report recommends approval of the application to amend the Official Plan and Zoning By-law to permit a four tower mixed use development at 45-47 Sheppard Avenue East consisting of heights of 30, 49, 53 and 59 storeys. The application proposes 2,377 residential units and 1,723 square metres of retail space at-grade. Four levels of underground parking with 689 parking spaces are proposed, as well as an on-site parkland dedication with a size of 1,162 square metres. The application proposes 1,858 square metres of community space for City use, including the establishment of an Association of Community Centre ("AOCC") governance board. The community space will address identified service gaps and advance equity-focused community development outcomes in the Avondale neighbourhood - providing inclusive spaces that strengthen civic engagement, building local leadership capacity, and improving overall community wellbeing. Corporate Real Estate Management will provide additional information on the details of the City's acquisition of the community space. The Minister of Municipal Affairs and Housing is the approval authority for amendments to authorized uses of land within Protected Major Transit Station Areas. If adopted by Council, the Official Plan Amendment would be forwarded to the Minister for approval under sections 17(22) and 17(34) of the Planning Act.
North York Community Council recommends that: 1. City Council amend the Official Plan for the lands municipally known as 45-47 Sheppard Avenue East substantially in accordance with the draft Official Plan Amendment included as Attachment 5 to the report (November 19, 2025) from the Director, Community Planning, North York District. 2. City Council amend North York Zoning By-law 7625 for the lands municipally known as 45-47 Sheppard Avenue East substantially in accordance with the draft Zoning By-law Amendment included as Attachment 6 to the report (November 19, 2025) from the Director, Community Planning, North York District. 3. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment and / or draft Zoning By-law Amendment as may be required. 4. City Council allow the Owner of 45-47 Sheppard Avenue East (the "Site") to design and construct a community space of at least 1,858 square metres on a combination of the ground, second, third or mezzanine levels of Building D of the proposed development (the "Community Space") of which a minimum of 762 square metres shall be conveyed to the City for nominal consideration to the satisfaction of the Executive Director, Development Review, Executive Director, Social Development, Executive Director, Corporate Real Estate Management, and the City Solicitor, as an in-kind contribution pursuant to subsection 37(6) of the Planning Act to facilitate the City establishing space for an Association of Community Centre in accordance with the following terms: a. the Owner shall convey to the City for nominal consideration a minimum of 762 square metres of the Community Space; b. the Owner shall enter into an Agreement of Purchase and Sale to sell the balance of the Community Space to the City in accordance with the terms agreed upon by the Owner and the City; c. the Community Space shall be delivered to the City in accordance with the City's Association of Community Centre Expansion Framework and Implementation Strategy. The Community Space will be finished to Base Building Condition with the terms and specifications outlined in Attachment 10, and is to be secured through the In-Kind Contribution Agreement described in Recommendation 6 below, and other agreements as deemed appropriate by the City Solicitor; d. concurrent with, or prior to, the conveyance of the Community Space to the City, the Owner and the City shall enter into, and register on title to the appropriate lands, an Easement and Cost Sharing Agreement for nominal consideration and at no cost to the City, that is in a form satisfactory to the City Solicitor; the Easement and Cost Sharing Agreement shall address and / or provide for the integrated support, use, operation, maintenance, repair, replacement, and reconstruction of certain shared facilities, and the sharing of costs, in respect thereof, of portions of the subject lands to be owned by the City and the owner as they pertain to the Community Space; and e. the City may elect to require the Owner to fulfill their Community Benefit Charges obligation as a payment, in lieu of providing the Community Space, in accordance with the Community Benefits Charge By-law 1139-2022, with the Owner to be notified of such election within 90 days of submission of a complete site plan control application for the second phase of the Development all at the discretion of the Executive Director, Corporate Real Estate Management, the Executive Director, Social Development, and the Executive Director, Development Review, in consultation with the City Solicitor and the Ward Councillor. 5. City Council attribute a value to the in-kind contribution set out in Recommendation 4 above, equal to 100 percent of the 4 percent of the value of the land (net of any exclusions or exemptions authorized under the Community Benefits Charge By-law), as determined on the day before the first building permit is issued in respect of the development. 6. City Council authorize the Executive Director, Development Review to enter into an Agreement pursuant to subsection 37(7.1) of the Planning Act (the "In-Kind Contribution Agreement") to address the provision of the in-kind contribution identified in Recommendation 4 above to the satisfaction of the Executive Director, Development Review, and the City Solicitor. 7. City Council approve the acceptance of an on-site parkland dedication, in accordance with Section 42 of the Planning Act, being a minimum of 1,159 square metres in size, in a rectangular configuration generally located in the central eastern portion of the property with frontage on the proposed Tradewind Avenue / Doris Avenue extension (the "New Public Park"), being conveyed to the City in a phased manner described as follows: a. City Council approve that the Owner shall register a Section 118 Restriction prior to the first above-grade permit for the first building in the development (Building A) for the 567 square metre portion of the New Public Park, pursuant to the Land Titles Act, against title to the New Public Park to be conveyed to the City, that prohibits the transfer or charge of the parkland without the written consent of the Executive Director, Development Review, to the satisfaction of the City Solicitor. b. City Council approve that prior to the issuance of the first above-grade building permit for the second building in the proposed development (Building B), the Owner shall convey to the City an on-site parkland dedication having a minimum size of 567 square metres of the New Public Park, to the satisfaction of the Executive Director, Development Review and the City Solicitor. 1. City Council direct that the 567 square metres of the New Public Park be permitted to be used for the stockpiling of any soils or materials, or as an interim construction staging area for the development and construction access, for nominal consideration, and for no longer than 3 years following the conveyance of the 567 square metres of the New Public Park, subject to agreements with the City outlining the insurance requirements, extent of area and use permitted, tree removal and replacement (if any), duration, restoration plan and costs, to the satisfaction of the General Manager, Parks and Recreation. c. City Council approve that the Owner shall register a Section 118 Restriction prior to the first above-grade permit for the third building in the development (Building C) for the 592 square metre portion of the New Public Park, pursuant to the Land Titles Act, against title to the New Public Park to be conveyed to the City, that prohibits the transfer or charge of the parkland without the written consent of the Executive Director, Development Review, to the satisfaction of the City Solicitor. d. City Council approve that prior to the issuance of the first above-grade building permit for the fourth building in the proposed development (Building D), the Owner shall convey to the City an on-site parkland dedication having a minimum size of 592 square metres of the New Public Park, to the satisfaction of the Executive Director, Development Review and the City Solicitor. 1. City Council direct that the 592 square metres of the New Public Park be permitted to be used for the stockpiling of any soils or materials, or as an interim construction staging area for the development and construction access, for nominal consideration, and for no longer than 3 years following the conveyance of the 592 square metres of the New Public Park, subject to agreements with the City outlining the insurance requirements, extent of area and use permitted, tree removal and replacement (if any), duration, restoration plan and costs, to the satisfaction of the General Manager, Parks and Recreation. 2. City Council direct that the Owner shall participate in a City Parks and Recreation Division-led comprehensive public park design consultation process that ensures robust community input for meaningful feedback, which shall include at least two in-person public engagement meeting with the local Councillor, the Association of Community Centres Board of Management (if already formed) and community stakeholders and a survey, prior to submission of the final design for approval by the General Manager, Parks and Recreation. 3. The Owner shall offer to the City, at the time of negotiation of the Agreement of Purchase and Sale, between three and five parking spaces within the development, at a lease rate or price no more than other parking spaces in the development. These spaces shall be offered to the Community Space on a right of first refusal basis. Terms and conditions, including cost, duration, location, and exclusivity of use, shall be negotiated separately from the In-Kind Contribution Agreement. 4. City Council request that the Owner, in consultation with the neighbouring property at Condo Board of 23-33 Sheppard Avenue East, provide a privacy fence on the west property line to be 2.44 meters (8-feet) in height. 5. City Council request that the Owner prepare a Construction Management Plan for the proposed development in consultation with the surrounding community. 6. City Council request the Executive Director, Social Development, the Executive Director, Corporate Real Estate Management, and the General Manager, Parks and Recreation, in consultation with the Toronto District School Board and the Toronto Catholic District School Board, to examine the feasibility of establishing and resourcing the operations of an Association of Community Centres Board of Management in temporary leased locations, such as surplus City-owned facilities, Community Recreation Centres, or school board properties, once the delivery of a dedicated permanent facility has been confirmed as part of the development of 45-47 Sheppard Avenue East. 7. City Council request the applicant to explore the opportunity for the Toronto Parking Authority to operate a public parking lot within the underground garage. 8. City Council approve the acceptance of all on-site parkland dedications, subject to the Owner transferring the parkland to the City free and clear, above and below grade, of all easements, encumbrances, and encroachments, in an acceptable environmental condition. The Owner may propose the exception of encumbrances of tiebacks, where such an encumbrance is deemed acceptable by the General Manager, Parks and Recreation, in consultation with the City Solicitor; and such an encumbrance will be subject to the payment of compensation to the City, in an amount as determined by the General Manager, Parks and Recreation and the Executive Director, Corporate Real Estate Management. 9. City Council approve a development charge credit against the Parks and Recreation component of the Development Charges, for the design and construction by the Owner of the Above Base Park Improvements to the satisfaction of the General Manager, Parks and Recreation. The development charge credit allocation shall be in an amount of a minimum of 40 percent of the total amount of the Development Charges as approved by the General Manager, Parks and Recreation, and the Parks and Recreation component of development charges payable for the development in accordance with the City's Development Charges By-law, as may be amended from time to time. 10. City Council approve a development charge credit against the Parks and Recreation component of the Development Charges, to offset the cost of the City's purchase of the outstanding 1,096 square metres of the Community Space, to the satisfaction of the General Manager, Parks and Recreation in consultation with the Executive Director, Corporate Real Estate Management and Executive Director, Social Development. The development charge credit allocation may be in an amount of up to 60 percent of the total amount of the Development Charges as approved by the General Manager, Parks and Recreation, in consultation with the Executive Director, Corporate Real Estate Management and Executive Director, Social Development, and the Parks and Recreation component of Development Charges payable for the development in accordance with the City's Development Charges By-law, as may be amended from time to time. 11. Prior to the issuance of the first above grade building permit for each building of the development, the Owner shall provide financial security in amounts equal to the Parks and Recreation component of the Development Charges and the Community Benefits Contribution for that building, to the satisfaction of the General Manager, Parks and Recreation, the Executive Director, Development Review and the City Solicitor. 12. City Council authorize the Chief Planner and Executive Director, City Planning to enter into an Agreement pursuant to subsection 35.2(2) of the Planning Act and the City's Inclusionary Zoning By-law on terms satisfactory to the Chief Planner and Executive Director, City Planning and, in a form, acceptable to the City Solicitor.
Staff recommendation as filed
The Director, Community Planning North York District recommends that: 1. City Council amend the Official Plan for the lands municipally known as 45-47 Sheppard Avenue East substantially in accordance with the draft Official Plan Amendment included as Attachment 5 to this report. 2. City Council amend North York Zoning By-law 7625 for the lands municipally known as 45-47 Sheppard Avenue East substantially in accordance with the draft Zoning By-law Amendment included as Attachment 6 to this report. 3. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment and / or draft Zoning By-law Amendment as may be required. 4. City Council allow the Owner of 45-47 Sheppard Avenue East (the "Site") to design and construct a community space of at least 1,858 square metres on a combination of the ground, second, third or mezzanine levels of Building D of the proposed development (the "Community Space") of which a minimum of 762 square metres shall be conveyed to the City for nominal consideration to the satisfaction of the Executive Director, Development Review, Executive Director, Social Development, Executive Director, Corporate Real Estate Management, and the City Solicitor, as an in-kind contribution pursuant to subsection 37(6) of the Planning Act to facilitate the City establishing space for an Association of Community Centre in accordance with the following terms: a. the Owner shall convey to the City for nominal consideration a minimum of 762 square metres of the Community Space; b. the Owner shall enter into an Agreement of Purchase and Sale to sell the balance of the Community Space to the City in accordance with the terms agreed upon by the Owner and the City; c. the Community Space shall be delivered to the City in accordance with the City's Association of Community Centre Expansion Framework and Implementation Strategy. The Community Space will be finished to Base Building Condition with the terms and specifications outlined in Attachment 10, and is to be secured through the In-Kind Contribution Agreement described in Recommendation 6 below, and other agreements as deemed appropriate by the City Solicitor; d. concurrent with, or prior to, the conveyance of the Community Space to the City, the Owner and the City shall enter into, and register on title to the appropriate lands, an Easement and Cost Sharing Agreement for nominal consideration and at no cost to the City, that is in a form satisfactory to the City Solicitor; the Easement and Cost Sharing Agreement shall address and / or provide for the integrated support, use, operation, maintenance, repair, replacement, and reconstruction of certain shared facilities, and the sharing of costs, in respect thereof, of portions of the subject lands to be owned by the City and the owner as they pertain to the Community Space; and e. the City may elect to require the Owner to fulfill their Community Benefit Charges obligation as a payment, in lieu of providing the Community Space, in accordance with the Community Benefits Charge By-law 1139-2022, with the Owner to be notified of such election within 90 days of submission of a complete site plan control application for the second phase of the Development all at the discretion of the Executive Director, Corporate Real Estate Management, the Executive Director, Social Development, and the Executive Director, Development Review, in consultation with the City Solicitor and the Ward Councillor. 5. City Council attribute a value to the in-kind contribution set out in Recommendation 4 above, equal to 100 percent of the 4 percent of the value of the land (net of any exclusions or exemptions authorized under the Community Benefits Charge By-law), as determined on the day before the first building permit is issued in respect of the development. 6. City Council authorize the Executive Director, Development Review to enter into an Agreement pursuant to subsection 37(7.1) of the Planning Act (the "In-Kind Contribution Agreement") to address the provision of the in-kind contribution identified in Recommendation 4 above to the satisfaction of the Executive Director, Development Review, and the City Solicitor. 7. City Council approve the acceptance of an on-site parkland dedication, in accordance with Section 42 of the Planning Act, being a minimum of 1,159 square metres in size, in a rectangular configuration generally located in the central eastern portion of the property with frontage on the proposed Tradewind Avenue / Doris Avenue extension (the "New Public Park"), being conveyed to the City in a phased manner described as follows: a. City Council approve that prior to the first above-grade permit for the first building in the development (Building A), the Owner shall register two Section 118 Restrictions, the first for the 567 square metre portion and the second for the 595 square metre portion of the New Public Park, pursuant to the Land Titles Act, against title to the New Public Park to be conveyed to the City, that prohibits the transfer or charge of the parkland without the written consent of the General Manager, Parks and Recreation, to the satisfaction of the City Solicitor. b. City Council approve that prior to the issuance of the first above-grade building permit for the second building in the proposed development (Building B), the Owner shall convey to the City an on-site parkland dedication having a minimum size of 567 square metres of the New Public Park, to the satisfaction of the General Manager, Parks and Recreation and the City Solicitor. 1. City Council direct that the 567 square metres of the New Public Park be permitted to be used for the stockpiling of any soils or materials, or as an interim construction staging area for the development and construction access, for nominal consideration, and for no longer than 3 years following the conveyance of the 567 square metres of the New Public Park, subject to agreements with the City outlining the insurance requirements, extent of area and use permitted, tree removal and replacement (if any), duration, restoration plan and costs, to the satisfaction of the General Manager, Parks and Recreation. c. City Council approve that prior to the issuance of the first above-grade building permit for the fourth building in the proposed development (Building D), the Owner shall convey to the City an on-site parkland dedication having a minimum size of 595 square metres of the New Public Park, to the satisfaction of the General Manager, Parks and Recreation and the City Solicitor. 1. City Council direct that the 595 square metres of the New Public Park be permitted to be used for the stockpiling of any soils or materials, or as an interim construction staging area for the development and construction access, for nominal consideration, and for no longer than 3 years following the conveyance of the 595 square metres of the New Public Park, subject to agreements with the City outlining the insurance requirements, extent of area and use permitted, tree removal and replacement (if any), duration, restoration plan and costs, to the satisfaction of the General Manager, Parks and Recreation. 8. City Council approve the acceptance of all on-site parkland dedications, subject to the Owner transferring the parkland to the City free and clear, above and below grade, of all easements, encumbrances, and encroachments, in an acceptable environmental condition. The Owner may propose the exception of encumbrances of tiebacks, where such an encumbrance is deemed acceptable by the General Manager, Parks and Recreation, in consultation with the City Solicitor; and such an encumbrance will be subject to the payment of compensation to the City, in an amount as determined by the General Manager, Parks and Recreation and the Executive Director, Corporate Real Estate Management. 9. City Council approve a development charge credit against the Parks and Recreation component of the Development Charges, for the design and construction by the Owner of the Above Base Park Improvements to the satisfaction of the General Manager, Parks and Recreation. The development charge credit allocation shall be in an amount of a minimum of 40 percent of the total amount of the Development Charges as approved by the General Manager, Parks and Recreation, and the Parks and Recreation component of development charges payable for the development in accordance with the City's Development Charges By-law, as may be amended from time to time. 10. City Council approve a development charge credit against the Parks and Recreation component of the Development Charges, to offset the cost of the City's purchase of the outstanding 1,096 square metres of the Community Space, to the satisfaction of the General Manager, Parks and Recreation in consultation with the Executive Director, Corporate Real Estate Management and Executive Director, Social Development. The development charge credit allocation may be in an amount of up to 60 percent of the total amount of the Development Charges as approved by the General Manager, Parks and Recreation, in consultation with the Executive Director, Corporate Real Estate Management and Executive Director, Social Development, and the Parks and Recreation component of Development Charges payable for the development in accordance with the City's Development Charges By-law, as may be amended from time to time. 11. Prior to the issuance of the first above grade building permit for each building of the development, the Owner shall provide financial security in amounts equal to the Parks and Recreation component of the Development Charges and the Community Benefits Contribution for that building, to the satisfaction of the General Manager, Parks and Recreation, the Executive Director, Development Review and the City Solicitor. 12. City Council authorize the Chief Planner and Executive Director, City Planning to enter into an Agreement pursuant to subsection 35.2(2) of the Planning Act and the City's Inclusionary Zoning By-law on terms satisfactory to the Chief Planner and Executive Director, City Planning and, in a form, acceptable to the City Solicitor.
NY28.16amended
4375 Chesswood Drive - Request for a Fence Exemption to the Toronto Municipal Code, Chapter 447
This staff report concerns a matter for the which the North York Community Council has delegated authority from City Council to make a final decision. The purpose of this report is to advise Community Council concerning an application by the property owner of 4375 Chesswood Drive for a site-specific Fence Exemption, pursuant to Section 447-1.2.B.(3) of Toronto Municipal Code, Chapter 447 - Fences. The property owner of 4375 Chesswood Drive is requesting Community Council's approval to construct a fence that is 2.54 meters in height (including posts). The proposed fence would be made of aluminum and feature decorative panels that allow light to pass through. The panels are design with 3/8-inch round holes to maintain visibility from the street. There is no sight line obstruction. Municipal Licensing and Standards Division has not inspected the subject property and there is currently no notice of violation issued to the property.
North York Community Council: 1. Granted the application for a fence exemption for the property owner of 4375 Chesswood Drive; directed and required that the enclosure be maintained in good repair without alteration; and at such time as replacement of the enclosure is required that such installation will comply with Municipal Code Chapter 447, Fences, or its successor by-law.
Staff recommendation as filed
The District Manager, Municipal Licensing and Standards, West District recommends that North York Community Council: 1. Refuse to grant an exemption to Chapter 447, Fences, to the property owner of 4375 Chesswood Drive for the proposed fence described in the summary of this report.
NY28.17amended
102 Laurentide Drive - Application for Fence Exemption
The Applicant for 102 Laurentide Drive has requested North York Community Council to exempt their property from the following by-law requirements: City of Toronto Municipal Code Chapter 447 -1.3 E (3). (3) Every fence and gate used as part of a swimming pool enclosure which forms the part of the enclosure that separates the pool from any residential building on the same property shall be constructed of open mesh chain-link fence or equivalent open fence construction that does not restrict visibility of the pool from any door or window that is located on the main living area of the building, and which has a line of sight to the pool, and the materials used must comply with the provisions of this chapter. The Applicant for 102 Laurentide Drive is requesting an exemption for their; - Current pool enclosure as there is a cement retaining wall blocking the sight line from the main living area on the basement level. The wall meets the height requirements (1.2 metres) and has no climbable features. Municipal Licensing and Standards Division has inspected the subject property and issued a notice of violation of City of Toronto Municipal Code Chapter 447 -1.3 E (3).
North York Community Council: 1. Granted the application for a fence exemption for the property owner of 102 Laurentide Drive; directed and required that the enclosure be maintained in good repair without alteration, and subject to the following conditions: a. The fixed mirrors currently installed, bolted to fixed elements (that provide sight-lines from any vantage point), remain in a state of good repair. b. Cameras angled toward the pool always remain fully operational and in a state of good repair; and at such time as replacement of the enclosure is required that such installation will comply with Municipal Code Chapter 447, Fences, or its successor by-law.
Staff recommendation as filed
The District Manager, Municipal Licensing and Standards, East District recommends that North York Community Council pursuant to City of Toronto Municipal Code Fences Chapter 447- 1.3 E (3). 1. Refuse to grant an exemption to Chapter 447, Fences, to the property owner of 102 Laurentide Drive for the existing fence described in the Summary of this report.
NY28.18amended
55 Millersgrove Drive - Application to Remove a Private Tree
This report requests that North York Community Council deny the request for a permit to remove one privately owned tree located at 55 Millersgrove Drive. The applicant indicates the reason for requesting removal of the tree is over concern that the tree's roots are causing structural issues with the house, including damage to the foundation, porch structure, window frames, and patio. As well, the roots have blocked sanitary sewer lines leading to basement flooding. The honey locust tree (Gleditsia triacanthos) measures 50 centimetres in diameter. The City's Tree By-laws do not support the removal of this tree as it is healthy and maintainable. The permit was denied, and the applicant is appealing the decision. Community Council has delegated authority from City Council to make a final decision as to whether a permit may be issued when an applicant appeals the City's decision to deny a tree permit.
North York Community Council: 1. Approved the request for a permit to remove one privately owned tree located at 55 Millersgrove Drive and required the applicant to provide five replacement trees which can be achieved in a combination of on-site planting and cash-in-lieu of planting to the satisfaction of the Executive Director, Environment, Climate and Forestry.
Staff recommendation as filed
The Director of Urban Forestry, Environment, Climate and Forestry recommends that: 1. North York Community Council deny the request for a permit to remove one privately owned tree located at 55 Millersgrove Drive.
NY28.19deferred
10 Glencairn Avenue - Application to Remove a Private Tree
This report requests that North York Community Council deny the request for a permit to remove one privately owned tree located on the boundary line between the properties of 10 and 12 Glencairn Avenue. The applicant indicates the reason for requesting removal of the tree is that the homeowner is concerned about the tree potentially failing due to defects and its proximity to a fence. The white mulberry tree (Morus alba) measures 45 centimetres in diameter. The City's Tree By-laws do not support the removal of this tree as it is healthy and maintainable. The permit was denied, and the applicant is appealing the decision. Community Council has delegated authority from City Council to make a final decision as to whether a permit may be issued when an applicant appeals the City's decision to deny a tree permit.
North York Community Council: 1. Deferred the consideration of this item until the January 6, 2026 meeting of the North York Community Council.
Staff recommendation as filed
The Director of Urban Forestry, Environment, Climate and Forestry recommends that: 1. North York Community Council deny the request for a permit to remove one privately owned tree located at 10 Glencairn Avenue.
NY28.20amended
33 Kempsell Crescent - Application to Remove a Private Tree
This report requests that North York Community Council deny the request for a permit to remove one privately owned tree located at 33 Kempsell Crescent. The applicant indicates the reason for requesting removal of the tree is concern that the tree's roots are lifting the foundation walls creating an uneven basement floor and resulting in cracks in the wall. The white fir tree (Abies concolor) measures 57 centimetres in diameter. The City's Tree By-laws do not support the removal of this tree as it is healthy and maintainable. The permit was denied, and the applicant is appealing the decision. Community Council has delegated authority from City Council to make a final decision as to whether a permit may be issued when an applicant appeals the City's decision to deny a tree permit.
North York Community Council: 1. Approved the request for a permit to remove one privately owned tree located at 33 Kempsell Crescent and required the applicant to provide five replacement trees, which can be achieved in a combination of on-site planting and cash-in-lieu of planting to the satisfaction of the Executive Director, Environment, Climate and Forestry.
Staff recommendation as filed
The Director of Urban Forestry, Environment, Climate and Forestry recommends that: 1. North York Community Council deny the request for a permit to remove one privately owned tree located at 33 Kempsell Crescent.
NY28.21amended
38 Holmes Avenue - Residential Demolition Application
This staff report is about a matter for which the North York Community Council has delegated authority to make a final decision. In accordance with Section 33 of the Planning Act and the City of Toronto Municipal Code, Chapter 363, Article 6 "Demolition Control," the application for the demolition of one detached house with a single dwelling unit at 38 Holmes Avenue is being referred to the North York Community Council for consideration to refuse or grant the application, including any conditions, if any, to be attached to the permit application because a building permit has not been issued for a replacement building. There are no building permit applications to replace the residential building.
North York Community Council: 1. Approved the application to demolish the one detached house with single dwelling unit at 38 Holmes Avenue with the following conditions: a. That construction fences be erected in accordance with the provisions of the Municipal Code, Chapter 363, Article 7, if deemed appropriate by the Chief Building Official; b. That all debris and rubble be removed immediately after demolition; c. That sod be laid on the site and that the site be maintained free of garbage and weeds, in accordance with the Municipal Code Chapter 629-10, paragraph B and 629-11; and d. That any holes on the property are backfilled with clean fill.
Staff recommendation as filed
The Director and Deputy Chief Building Official, Toronto Building, North York District recommends that the North York Community Council give consideration to the demolition application for 38 Holmes Avenue, and decide to: 1. Refuse the application to demolish the one detached house with single dwelling unit at 38 Holmes Avenue because there is no permit to replace the building on the site at this time; or 2. Approve the application to demolish the one detached house with single dwelling unit at 38 Holmes Avenue without any conditions; or 3. Approve the application to demolish the one detached house with single dwelling unit at 38 Holmes Avenue with the following conditions: a. That construction fences be erected in accordance with the provisions of the Municipal Code, Chapter 363, Article 7, if deemed appropriate by the Chief Building Official; b. That all debris and rubble be removed immediately after demolition; c. That sod be laid on the site and that the site be maintained free of garbage and weeds, in accordance with the Municipal Code Chapter 629-10, paragraph B and 629-11; and d. That any holes on the property are backfilled with clean fill.
NY28.22amended
39 Montgomery Avenue - Residential Demolition Application
This staff report is about a matter for which the North York Community Council has delegated authority to make a final decision. In accordance with Section 33 of the Planning Act and the City of Toronto Municipal Code, Chapter 363, Article 6 "Demolition Control," the application for the demolition of one detached house with a single dwelling unit at 39 Montgomery Avenue is being referred to the North York Community Council for consideration to refuse or grant the application, including any conditions, if any, to be attached to the permit application because a building permit has not been issued for a replacement building. There are no building permit applications to replace the residential building.
North York Community Council: 1. Approved the application to demolish the one detached house with single dwelling unit at 39 Montgomery Avenue without any conditions.
Staff recommendation as filed
The Director and Deputy Chief Building Official, Toronto Building, North York District recommends that the North York Community Council give consideration to the demolition application for 39 Montgomery Avenue, and decide to: 1. Refuse the application to demolish the one detached house with single dwelling unit at 39 Montgomery Avenue because there is no permit to replace the building on the site at this time; or 2. Approve the application to demolish the one detached house with single dwelling unit at 39 Montgomery Avenue without any conditions; or 3. Approve the application to demolish the one detached house with single dwelling unit at 39 Montgomery Avenue with the following conditions: a. That construction fences be erected in accordance with the provisions of the Municipal Code, Chapter 363, Article 7, if deemed appropriate by the Chief Building Official; b. That all debris and rubble be removed immediately after demolition; c. That sod be laid on the site and that the site be maintained free of garbage and weeds, in accordance with the Municipal Code Chapter 629-10, paragraph B and 629-11; and d. That any holes on the property are backfilled with clean fill.
NY28.23deferred
383, 385, 387 and 389 Cleveland Street - Residential Demolition Application
This staff report is about a matter for which Community Council has delegated authority from City Council to make a final decision. In accordance with City-wide residential demolition control under Article 3, Demolition Control, of Municipal Code Chapter 363, under the authority of Section 33 of the Planning Act, the applications for the demolition of four semi-detached dwellings at 383, 385, 387 and 389 Cleveland Street is being referred to North York Community Council to consider as a building permit has not been issued for a replacement building. This staff report is regarding a matter for which Community Council has delegated authority from City Council to make a final decision.
North York Community Council: 1. Deferred the consideration of this item until the January 6, 2026 meeting of the North York Community Council.
Staff recommendation as filed
The Deputy Chief Building Official and Director, Toronto Building, recommends that the North York Community Council give consideration to the demolition applications for 383, 385, 387 and 389 Cleveland Street and decide to: 1. Refuse the applications to demolish the single-family dwellings because there is no permit to replace the building on the site; or, 2. Approve the applications to demolish the single-family dwellings without conditions; or 3. Approve the applications to demolish the single-family dwellings with the following conditions: a. that a construction fence be erected in accordance with the provisions of the Municipal Code, Chapter 363, Article 7, if deemed appropriate by the Chief Building Official; b. that all debris and rubble be removed immediately after demolition; c. that sod be laid on the site and be maintained free of garbage and weeds, in accordance with the Municipal Code Chapter 489; and d. that any holes on the property are backfilled with clean fill.
NY28.24adopted
To obtain North York Community Council approval for the amendment of the Fire Route By-law to designate certain locations as fire routes within the meaning of City of Toronto Municipal Code Chapter 880, as amended. Fire Services uses designated fire routes as a key mechanism in regulating fire prevention, including the prevention of spreading of fires and the delivery of fire protection services.
North York Community Council: 1. Designated that part or those parts of the private road or roads shown on the site plans filed with the Fire Chief in respect of the municipal addresses set out below, as a fire route pursuant to Municipal Code Chapter 880 - Fire Routes - 70 Green Gardens Boulevard (rear laneway), 146 Green Gardens Boulevard (rear laneway), 117-127 Varna Drive (rear laneway, odd numbers inclusive). 2. Authorized the Fire Chief and City Solicitor to take the appropriate action to make a designated Fire Route.
Staff recommendation as filed
The Fire Chief and General Manager, Toronto Fire Services, recommends that: 1. North York Community Council designate that part or those parts of the private road or roads shown on the site plans filed with the Fire Chief in respect of the municipal addresses set out below, as a fire route pursuant to Municipal Code Chapter 880 - Fire Routes - 70 Green Gardens Boulevard (rear laneway), 146 Green Gardens Boulevard (rear laneway), 117-127 Varna Drive (rear laneway, odd numbers inclusive). 2. North York Community Council authorize the Fire Chief and City Solicitor to take the appropriate action to make a designated Fire Route.
NY28.25adopted
To obtain North York Community Council approval for the amendment of the Fire Route By-law to designate certain locations as fire routes within the meaning of City of Toronto Municipal Code Chapter 880, as amended. Fire Services uses designated fire routes as a key mechanism in regulating fire prevention, including the prevention of spreading of fires and the delivery of fire protection services.
North York Community Council: 1. Designated that part or those parts of the private road or roads shown on the site plans filed with the Fire Chief in respect of the municipal addresses set out below, as a fire route pursuant to Municipal Code Chapter 880 - Fire Routes - 4-54 Deep Roots Terrace (rear laneway, even numbers inclusive), 37 Hooyo Terrace (rear laneway), 55 Hooyo Terrace (rear laneway), 4-78 Turtle Island Road (rear laneway, even numbers inclusive), 385 Lawrence Heights Way (rear laneway), 405 Lawrence Heights Way (rear laneway). 2. Authorized the Fire Chief and City Solicitor to take the appropriate action to make a designated Fire Route.
Staff recommendation as filed
The Fire Chief and General Manager, Toronto Fire Services, recommends that: 1. North York Community Council designate that part or those parts of the private road or roads shown on the site plans filed with the Fire Chief in respect of the municipal addresses set out below, as a fire route pursuant to Municipal Code Chapter 880 - Fire Routes - 4-54 Deep Roots Terrace (rear laneway, even numbers inclusive), 37 Hooyo Terrace (rear laneway), 55 Hooyo Terrace (rear laneway), 4-78 Turtle Island Road (rear laneway, even numbers inclusive), 385 Lawrence Heights Way (rear laneway), 405 Lawrence Heights Way (rear laneway). 2. North York Community Council authorize the Fire Chief and City Solicitor to take the appropriate action to make a designated Fire Route.
NY28.26adopted
3100 Don Mills Road - Designation of Fire Routes and Amendment to Chapter 880 - Fire Routes
To obtain North York Community Council approval for the amendment of the Fire Route By-law to designate certain locations as fire routes within the meaning of City of Toronto Municipal Code Chapter 880, as amended. Fire Services uses designated fire routes as a key mechanism in regulating fire prevention, including the prevention of spreading of fires and the delivery of fire protection services.
North York Community Council: 1. Designated that part or those parts of the private road or roads shown on the site plans filed with the Fire Chief in respect of the municipal address set out below, as a fire route pursuant to Municipal Code Chapter 880 - Fire Routes - 3100 Don Mills Road. 2. Authorized the Fire Chief and City Solicitor to take the appropriate action to make a designated Fire Route.
Staff recommendation as filed
The Fire Chief and General Manager, Toronto Fire Services, recommends that: 1. North York Community Council designate that part or those parts of the private road or roads shown on the site plans filed with the Fire Chief in respect of the municipal address set out below, as a fire route pursuant to Municipal Code Chapter 880 - Fire Routes - 3100 Don Mills Road. 2. North York Community Council authorize the Fire Chief and City Solicitor to take the appropriate action to make a designated Fire Route.
NY28.27adopted
Glen Park Avenue - Traffic Calming (Speed Humps)
This staff report is about a matter that Community Council has delegated authority from City Council to make a final decision. Transportation Services is recommending the installation of speed humps on Glen Park Avenue, between Danesbury Avenue and Capitol Avenue. Staff's assessment indicates the criteria as set out in the Traffic Calming Policy has been satisfied. Therefore, speed humps should be installed on Glen Park Avenue, between Danesbury Avenue and Capitol Avenue.
North York Community Council: 1. Authorized the installation of Traffic Calming (3 speed humps) on Glen Park Avenue, between Danesbury Avenue and Capitol Avenue, generally as shown in Attachment 2 to the report (November 19, 2025) from the Director, Enforcement and Street Management, Transportation Services, Drawing Number TC-606, dated October 2025.
Staff recommendation as filed
The Director, Enforcement and Street Management, Transportation Services recommends that: 1. North York Community Council authorize the installation of Traffic Calming (3 speed humps) on Glen Park Avenue, between Danesbury Avenue and Capitol Avenue, generally as shown in Attachment 2, Drawing Number TC-606, dated October 2025 from the Director, Enforcement and Street Management, Transportation Services.
NY28.28adopted
Hillmount Avenue - Parking Amendments
This staff report is about a matter that Community Council has delegated authority from City Council to make a final decision. Transportation Services is recommending that the operating times of the short-term parking zone on the south side of Hillmount Avenue, between Danesbury Avenue and Marlee Avenue, be amended to align with the dismissal time for Sts. Cosmas and Damian Catholic School.
North York Community Council: 1. Amended the existing 30-minute maximum parking limit, in effect from 8:00 a.m. to 8:30 a.m. and 2:30 p.m. to 3:00 p.m., Monday to Friday, on the south side of Hillmount Avenue, between Danesbury Avenue and Marlee Avenue, to be in effect from 8:00 a.m. to 8:30 a.m. and 2:45 p.m. to 3:15 p.m., Monday to Friday. 2. Amended the existing parking prohibition in effect from 8:30 a.m. to 2:30 p.m. and 3:00 p.m. to 4:00 p.m., Monday to Friday; on the south side of Hillmount Avenue, between Danesbury Avenue and Marlee Avenue, to be in effect from 8:30 a.m. to 2:45 p.m. and 3:15 p.m. to 4:00 p.m., Monday to Friday.
Staff recommendation as filed
The Director, Enforcement and Street Management, Transportation Services recommends that: 1. North York Community Council amend the existing 30-minute maximum parking limit, in effect from 8:00 a.m. to 8:30 a.m. and 2:30 p.m. to 3:00 p.m., Monday to Friday, on the south side of Hillmount Avenue, between Danesbury Avenue and Marlee Avenue, to be in effect from 8:00 a.m. to 8:30 a.m. and 2:45 p.m. to 3:15 p.m., Monday to Friday. 2. North York Community Council amend the existing parking prohibition in effect from 8:30 a.m. to 2:30 p.m. and 3:00 p.m. to 4:00 p.m., Monday to Friday; on the south side of Hillmount Avenue, between Danesbury Avenue and Marlee Avenue, to be in effect from 8:30 a.m. to 2:45 p.m. and 3:15 p.m. to 4:00 p.m., Monday to Friday.
NY28.29adopted
Beaverhall Drive - Traffic Calming (Speed Humps)
This staff report is about a matter that Community Council has delegated authority from City Council to make a final decision. Transportation Services is recommending the installation of speed humps on Beaverhall Drive, between Bobwhite Crescent / Mellowood Drive and Bannatyne Drive. Staff's assessment indicates the criteria as set out in the Traffic Calming Policy has been satisfied. Therefore, speed humps should be installed on Beaverhall Drive.
North York Community Council: 1. Authorized the installation of Traffic Calming (3 speed humps) on Beaverhall Drive, between Bobwhite Crescent / Mellowood Drive and Bannatyne Drive, generally as shown in Attachment 2 to the report (November 19, 2025) from the Director, Enforcement and Street Management, Transportation Services, Drawing Number TC-600, dated October 2025.
Staff recommendation as filed
The Director, Enforcement and Street Management, Transportation Services recommends that: 1. North York Community Council authorize the installation of Traffic Calming (3 speed humps) on Beaverhall Drive, between Bobwhite Crescent / Mellowood Drive and Bannatyne Drive, generally as shown in Attachment 2, Drawing Number TC-600, dated October 2025 from the Director, Enforcement and Street Management, Transportation Services.
NY28.30adopted
Keewatin Avenue - Parking Amendments
This staff report is about a matter that Community Council has delegated authority from City Council to make a final decision. Transportation Services is recommending that the operating times of the short-term parking zone for John Fisher Junior Public School be amended. The proposed changes will align the operating times of the short-term parking zone with the school's dismissal time.
North York Community Council: 1. Amended the existing 10-minute maximum parking limit, in effect from 7:30 a.m. to 9:00 a.m., 11:15 a.m. to 1:15 p.m., 3:00 p.m. to 6:00 p.m., Monday to Friday, on the south side of Keewatin Avenue, between a point 72 metres east of Yonge Street and a point 75 metres further east, to be in effect from 7:30 a.m. to 9:00 a.m., 11:15 a.m. to 1:15 p.m., 2:45 p.m. to 6:00 p.m., Monday to Friday. 2. Amended the existing parking prohibition in effect from 12:00 a.m. to 7:30 a.m., 9:00 a.m. to 11:15 a.m., 1:15 p.m. to 3:00 p.m., 6:00 p.m. to 12:00 a.m., Monday to Friday; anytime Saturday and Sunday, on the south side of Keewatin Avenue, between a point 72 metres east of Yonge Street and a point 75 metres further east, to be in effect from 12:00 a.m. to 7:30 a.m., 9:00 a.m. to 11:15 a.m., 1:15 p.m. to 2:45 p.m., 6:00 p.m. to 12:00 a.m., Monday to Friday; anytime Saturday and Sunday.
Staff recommendation as filed
The Director, Enforcement and Street Management, Transportation Services recommends that: 1. North York Community Council amend the existing 10-minute maximum parking limit, in effect from 7:30 a.m. to 9:00 a.m., 11:15 a.m. to 1:15 p.m., 3:00 p.m. to 6:00 p.m., Monday to Friday, on the south side of Keewatin Avenue, between a point 72 metres east of Yonge Street and a point 75 metres further east, to be in effect from 7:30 a.m. to 9:00 a.m., 11:15 a.m. to 1:15 p.m., 2:45 p.m. to 6:00 p.m., Monday to Friday. 2. North York Community Council amend the existing parking prohibition in effect from 12:00 a.m. to 7:30 a.m., 9:00 a.m. to 11:15 a.m., 1:15 p.m. to 3:00 p.m., 6:00 p.m. to 12:00 a.m., Monday to Friday; anytime Saturday and Sunday, on the south side of Keewatin Avenue, between a point 72 metres east of Yonge Street and a point 75 metres further east, to be in effect from 12:00 a.m. to 7:30 a.m., 9:00 a.m. to 11:15 a.m., 1:15 p.m. to 2:45 p.m., 6:00 p.m. to 12:00 a.m., Monday to Friday; anytime Saturday and Sunday.
NY28.31adopted
As the Toronto Transit Commission (TTC) operates transit service on O'Connor Drive, City Council approval of this report is required. Transportation Services is requesting approval to install a mid-block pedestrian traffic control signal on O'Connor Drive, at a point 145 metres north of Sunrise Avenue. A traffic control signal will provide enhanced safety for all road users and installation is justified based on the assessment undertaken.
North York Community Council recommends that: 1. City Council authorize the installation of a mid-block pedestrian traffic control signal on O'Connor Drive, at a point 145 metres north of Sunrise Avenue.
Staff recommendation as filed
The Director, Planning, Design and Management, Transportation Services recommends that: 1. City Council authorize the installation of a mid-block pedestrian traffic control signal on O'Connor Drive, at a point 145 metres north of Sunrise Avenue.
NY28.32amended
Metrolinx’s Ontario Line Construction within the North York District - Fourth Quarter 2025 Update
City Council, in March 2024, through MM16.31, directed City staff to report to North York Community Council (NYCC) with regular updates on the status and progress of Metrolinx's Ontario Line construction and the Province's Transit-Oriented Communities (TOC) projects within the boundaries of North York. The purpose of this report is to provide updates and project details on the three Ontario Line stations and a Transit-Oriented Communities proposal located in North York, and includes updates on: - Ontario Line North Segment Construction Updates and Impacts; - Metrolinx's Community Benefits and Supports Program; - Public Engagement; and - Transit-Oriented Communities Update - Thorncliffe Park. City staff will provide the next annual report to North York Community Council in the third quarter of 2026.
North York Community Council recommends that: 1. City Council direct the General Manager, Transportation Services to work with Metrolinx, the Executive Director, Transit Expansion, the Chief Engineer and Executive Director, Engineering and Construction Services, the Toronto Police Service and Toronto Emergency Services, including Toronto Paramedic Services and Toronto Fire Services, to develop a plan that ensures emergency vehicles can access Thorncliffe Park at all times when traffic is impacted by construction and report back to North York Community Council when seeking necessary approvals for the closure of Beth Nealson Drive, and that the plan includes: a. consideration of Metrolinx's planned closure of Beth Nealson Drive, planned and unplanned lane closures on Overlea Drive, and the Overlea Bridge and Boulevard Renewal project; and b. measures including, but not limited to, creating additional opportunities for emergency access (such as Village Station Road and / or through the Beth Nealson construction site), using traffic agents, and increasing the number of Paid Duty Officers. 2. City Council direct the Executive Director, Transit Expansion to request Metrolinx to communicate this plan to the public through their Construction Liaison Committees (CLC). 3. City Council direct the Director, Strategic Capital Coordination Office to ensure that all work in Thorncliffe Park adjacent to Ontario Line construction is coordinated to minimize traffic impacts on the local community. 4. City Council direct the Executive Director, Transit Expansion to request Metrolinx ensure that any future lane closures on Overlea Boulevard and all adjacent roads be communicated to the public and local City Councillors well in advance, including with adequate signage, public notifications, and at monthly Community Liaison Committees. 5. City Council request the Executive Director, Transit Expansion and Chief Planner and Executive Director, City Planning to report to North York Community Council with an update on Metrolinx's Ontario Line Construction within the North York District in the second quarter of 2026.
Staff recommendation as filed
The Executive Director, Transit Expansion and Chief Planner and Executive Director, City Planning recommend that: 1. North York Community Council receive this report for information.
NY28.33deferred
Rawlinson Avenue between Eglinton Avenue and Broadway Avenue - Implementation of Permit Parking
My office received strong support from residents of Rawlinson Avenue, between Eglinton Avenue and Broadway Avenue, for the implementation of on-street permit parking. Subsection 925-4B of the Toronto Municipal Code Chapter 925, Permit Parking, provides that: Where permit parking is not currently available and where a petition requesting permit parking signed by the residents of a minimum of 25 percent of the total number of residential premises having a residential address on the street or the flank of the street is submitted to the General Manager, a poll shall be conducted in accordance with Chapter 190, Polling and Notification, to determine if the residents wish to have permit parking on their road or area, as the case may be. In the event of a positive polling result, the General Manager shall report such result to the appropriate community council, which community council under delegated authority, shall be authorized to pass any necessary by-laws to implement permit parking on the road or area. In the event of a negative result, permit parking shall not be extended to the road or area, and no further permit parking poll shall be conducted for a period of two years. As it stands, City Clerk's staff have advised that polling is being paused, due to the ongoing labour disruption at Canada Post. On both blocks of Rawlinson Avenue between Eglinton Avenue and Broadway Avenue, a resident petition showed support from more than 60 percent of the addresses for implementation of the permit parking program. Given these special circumstances, I am seeking an exemption from the requirements of subsection 925-4B of City of Toronto Municipal Code Chapter 925, Permit Parking. My office will distribute a letter to impacted residents to inform them of this motion.
North York Community Council: 1. Deferred the consideration of this item to the January 6, 2026 meeting of North York Community Council.
Staff recommendation as filed
Councillor Rachel Chernos Lin recommends that: 1. City Council exempt the implementation of permit parking on Rawlinson Avenue, between Eglinton Avenue East and Broadway Avenue, from the requirements of subsection 925-4B of City of Toronto Municipal Code Chapter 925, Permit Parking, until such time as North York Community Council considers a request for implementation of permit parking at that location.
NY28.34adopted
Glengrove Avenue West and Coldstream Avenue - All-Way Stop Control
In October 2025, Transportation Staff conducted a study to see if an all-way stop control at the intersection of Glengrove Avenue West and Coldstream Avenue met the criteria required for installation. This study came back finding that the criteria were not met. However, I have recently spoken to many members of the community who are concerned about the impacts of not having an all-way stop control at this intersection on community safety in the neighbourhood. Therefore, I am requesting that all-way stop controls be installed at the intersection of Glengrove Avenue West and Coldstream Avenue.
North York Community Council: 1. Authorized all-way compulsory stop control at the intersection of Glengrove Avenue West and Coldstream Avenue.
Staff recommendation as filed
Councillor Mike Colle recommends that: 1. North York Community Council authorize all-way compulsory stop control at the intersection of Glengrove Avenue West and Coldstream Avenue.
NY28.35adopted
Falkirk Street Safety Changes - Parking Prohibition
My office has received several traffic safety concerns with regards to high volume of cars and traffic jams around Falkirk Street between Old Orchard Grove and Brooke Avenue. To help traffic flow, no parking on the west side of Falkirk Avenue between Old Orchard Grove and Brooke Avenue is being recommended.
North York Community Council: 1. Prohibited parking at all times on the west side of Falkirk Street, between Old Orchard Grove and Brooke Avenue.
Staff recommendation as filed
Councillor Mike Colle recommend that: 1. North York Community Council prohibit parking at all times on the west side of Falkirk Street, between Old Orchard Grove and Brooke Avenue.
NY28.36adopted
King High Avenue - Traffic Calming (Speed Humps)
Residents on King High Avenue continue to experience issues with reckless speeding. High traffic volumes and vehicle speeds have created safety concerns for the community. This motion seeks authorization for Transportation Services to install speed humps along the corridor, as an additional traffic calming measure, to deter such behaviour and ensure that motorists maintain safe speeds while traveling through the neighbourhood
North York Community Council: 1. Authorized the installation of traffic calming (3 speed humps) on King High Avenue, between Wilson Avenue and Robbie Avenue, generally as shown on Drawing Number TC-487, dated November 2025 from the Director, Enforcement and Street Management, Transportation Services, in Attachment 1 to the letter (November 26, 2025) from Councillor James Pasternak.
Staff recommendation as filed
Councillor James Pasternak recommends that: 1. North York Community Council authorize the installation of traffic calming (3 speed humps) on King High Avenue, between Wilson Avenue and Robbie Avenue, generally as shown on the attached Drawing No. TC-487, dated November 2025 from the Director, Enforcement and Street Management, Transportation Services.
NY28.37adopted
North York Community Council will introduce bills.
General Bills North York Community Council passed By-laws 1438-2025 to 1447-2025, subject to Section 226.9 of the City of Toronto Act, 2006. Confirmatory Bill North York Community Council passed a Confirmatory Bill as By-law 1448-2025, subject to Section 226.9 of the City of Toronto Act, 2006.