Toronto Preservation Board
The full agenda, as filed
All 8 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.
PB30.1adopted
This report recommends that City Council state its intention to designate the property at 450 Rustic Road under Part IV, Section 29 of the Ontario Heritage Act for its cultural heritage value according to the Statement of Significance which includes a description of heritage attributes found in Attachment 1. The subject property at 450 Rustic Road is located on the north side of Rustic Road, south of Highway 401, and west of Keele Street. A location map and current photographs of the heritage property are found in Attachment 2. The property at 450 Rustic Road contains a rare Pre-Confederation houseform building composed of two sections, the original circa 1843 modest-sized rural dwelling with Georgian styling and a circa 1855 expansion that evolved the dwelling into a grand farmhouse into the more ornate Italianate architectural style. The building was associated with the Bull family for over 83 years. The house was constructed for John Perkins Bull (1822-1902), a local Justice of the Peace and a Deputy Reeve for York Township, as his residence. While the subject property that contains the house was sold in 1886, it was not until 1913 that the Bull family sold the remaining six acres of the 200-acre property, which Bartholomew Bull (1791-1879) purchased in 1830, from the estate of Robert J.D. Gray, the Crown Grantee. Known as "Downs View House", the historic structure is oriented eastwards towards Keele Street, which was the property's original entry point. The community of Downsview was named after this landmark property. Since the 1960s, the subject property operated as a nursing home. The property contains a late-20th century, one-and two-storey institutional building, which extends north on the property from the north elevation of the c.1843 wing. The North Park Nursing Home facility closed in 2024, and the property is vacant and currently for sale. The subject property was recognized for its architectural and historical significance by the former municipality of North York in 1977 with its inclusion on the heritage inventory and, following amalgamation, it was listed on the City of Toronto's Heritage Register on September 27, 2006, for its cultural heritage value or interest. Bill 23 of the Ontario Heritage Act requires listed properties either be designated by a municipality or be removed from a Heritage Register by January 1, 2027. The local Councillor requested Heritage Planning in June 2024 to research and evaluate the property due to concerns surrounding the closure of the nursing home and the expiration of the property's listing originally scheduled for January 1, 2025. As of January 1, 2023, should a property be subject to an Official Plan Amendment, Zoning By-law Amendment and/or Draft Plan of Subdivision Application, properties must be listed on the heritage register prior to Part IV designation and before the occurrence of a prescribed event. A prescribed event is a point of time when the application for an Official Plan Amendment, Zoning By-law Amendment and/or Draft Plan of Subdivision Application has been deemed complete and the City Clerk provides notice of that complete application to the public in accordance with the Planning Act. Staff have determined that the property at 450 Rustic Road has cultural heritage value and meets five of the Ontario Regulation 9/06 criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act. A property may be designated under Part IV, Section 29 of the Ontario Heritage Act, if it meets two or more of the nine criteria. Designation enables City Council to review proposed alterations or demolitions to the property and enforce heritage property standards and maintenance. Designation also gives property owners access to City of Toronto heritage incentive programs.
The Toronto Preservation Board recommends that: 1. City Council state its intention to designate the property at 450 Rustic Road under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance: 450 Rustic Road (Reasons for Designation) attached as Attachment 1 to the report (March 12, 2025) from the Senior Manager, Heritage Planning, Urban Design, City Planning. 2. If there are no objections to the designation, City Council authorize the City Solicitor to introduce the Bill in Council designating the property under Part IV, Section 29 of the Ontario Heritage Act.
Staff recommendation as filed
The Senior Manager, Heritage Planning, Urban Design, City Planning recommends that: 1. City Council state its intention to designate the property at 450 Rustic Road under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance: 450 Rustic Road (Reasons for Designation) attached as Attachment 1 to the report (March 12, 2025) from the Senior Manager, Heritage Planning, Urban Design, City Planning. 2. If there are no objections to the designation, City Council authorize the City Solicitor to introduce the Bill in Council designating the property under Part IV, Section 29 of the Ontario Heritage Act.
PB30.2adopted
78 and 80 Nassau Street - Inclusion on the Heritage Register
This report recommends that City Council include 78 and 80 Nassau Street on the City of Toronto's Heritage Register for their cultural heritage value and interest according to the Listing Statement (Reasons for Inclusion) found in Attachment 1. The properties at 78 and 80 Nassau Street are a semi-detached pair of house-form buildings located on the north side of Nassau Street between Augusta Avenue and Bellevue Avenue, in the Kensington-Chinatown neighbourhood. A location map and current photograph of the heritage properties is found in Attachment 1. Constructed c.1885, the properties at 78 and 80 Nassau Street are part of the collection of properties in Kensington Market that reflect modifications made by new generations and new immigrant communities, while retaining their Victorian and early twentieth-century character. The properties were identified as contributing properties in the Kensington Market Heritage Conservation District (HCD) Plan, which was adopted by City Council on February 5, 2025. At the time of writing this report, the properties do not yet have protection under the Ontario Heritage Act. A designation under Part V of the Ontario Heritage Act does not come into force until the 30-day notice of by-law period has ended and all appeals have been resolved, if applicable. The properties at 78 and 80 Nassau Street have been researched and evaluated by staff using the criteria prescribed in Ontario Regulation 9/06 and meet one or more of the provincial criteria for determining cultural heritage value or interest and are believed to be of cultural heritage value or interest. On January 1, 2023, amendments to the Ontario Heritage Act (the Act) through the More Homes Built Faster Act, 2022 (Bill 23) came into effect. Under the Act, as amended, a municipal heritage register may include properties that have not been designated but Council believes to be of "cultural heritage value or interest", and that meet one or more of the provincial criteria for determining whether they are of cultural heritage value or interest. The Act now also limits listing to a period of two years. As of January 1, 2023, should a property be subject to an Official Plan Amendment, Zoning By-law Amendment and/or Draft Plan of Subdivision Application, properties must be listed on the heritage register prior to Part IV designation and before the occurrence of a prescribed event. A prescribed event is a point of time when the application for an Official Plan Amendment, Zoning By-law Amendment and/or Draft Plan of Subdivision Application has been deemed complete and the City Clerk provides notice of that complete application to the public in accordance with the Planning Act. The listing of non-designated properties on the municipal heritage register under the Act also extends interim protection from demolition and provides an opportunity for City Council to determine whether the property warrants conservation through designation under the Act should a development or demolition application be submitted. Properties on the Heritage Register will be conserved and maintained in accordance with the Official Plan Heritage Policies. Heritage Impact Assessments (HIA) are required for development applications that affect listed properties.
The Toronto Preservation Board recommends that: 1. City Council include 78 and 80 Nassau Street on the City of Toronto's Heritage Register in accordance with the Listing Statement (Reasons for Inclusion) attached as Attachment 1 to the report (March 14, 2025) from the Senior Manager, Heritage Planning, Urban Design, City Planning.
Staff recommendation as filed
The Senior Manager, Heritage Planning, Urban Design, City Planning, recommends that: 1. City Council include 78 and 80 Nassau Street on the City of Toronto's Heritage Register in accordance with the Listing Statement (Reasons for Inclusion) attached as Attachment 1 to the report (March 14, 2025) from the Senior Manager, Heritage Planning, Urban Design, City Planning.
PB30.3adopted
This report recommends that City Council approve the conservation strategy for the heritage properties located at 309-311 and 349 George Street (together, the Site"), situated within the Garden District Heritage Conservation District (GDHCD), in connection with proposed Official Plan and Zoning By-law amendment applications. The properties at 309-311 George Street contain a pair of three-storey semi-detached houses known as the Robert Armstrong Houses. The property at 349 George Street contains the Allan School which has close historical ties to the important Toronto Boys' Home (now demolished) and a historical association with the Garden District neighbourhood. All properties subject of this report are owned by the City of Toronto. In 2017, City Council approved a heritage permit application to alter the Part IV designated properties on the Site, including the properties at 305, 301-303, 297 and 295 George Street. Subsequently, the Ontario Land Tribunal (the "Tribunal") approved the GDHCD. Under the Ontario Heritage Act (the "OHA"), the GDHCD prevails over Part IV of the OHA and permission pursuant to section 42 of the OHA is required to erect, alter and/or demolish any building or structure within its boundaries in a manner consistent with the approved GDHCD Plan. The current proposal is made in connection with a Phase 1 development application which is anticipated to be followed by a Phase 2 affordable housing feasibility assessment for the site to the south which includes the remaining five city-owned heritage properties. The current application proposes to replace the existing Seaton House complex at 339 George Street with a new 10-storey institutional building containing 80 emergency shelter beds, 100 transitional shelter beds, 124 long-term care beds, 70 supportive housing units, and a 2,269 square metre community hub. The heritage properties at 309-311 and 349 George Street are proposed to be conserved and integrated into the new development.
The Toronto Preservation Board recommends that: 1. City Council consent to the application to alter the heritage properties at 309-311 and 349 George Street in accordance with Section 42 of the Ontario Heritage Act to allow for the construction of a new 10-storey institutional building with the alterations to the designated heritage properties being substantially in accordance with the plans and drawings dated February 25, 2025 prepared by B+H Architects and on file with the Senior Manager, Heritage Planning, Urban Design, City Planning and the Heritage Impact Assessment prepared by ERA Architects Inc. dated February 14, 2025 and on file with the Senior Manager, Heritage Planning, Urban Design, City Planning, all subject to and in accordance with a Conservation Plan satisfactory to the Senior Manager, Heritage Planning, Urban Design, City Planning. 2. City Council direct that its consent to the application to alter the designated properties at 309-311 and 349 George Street under Part V, Section 42 of the Ontario Heritage is also subject to the following conditions: a. that the related Official Plan Amendment and Zoning By-law Amendment requiring the proposed alterations has come into full force and effect; and b. that prior to the issuance of any permit for all or any part of the properties at 309-311 and 349 George Street, including a heritage permit or a building permit, but excluding permits for repairs and maintenance and usual and minor works for the existing heritage building as are acceptable to the Senior Manager, Heritage Planning, Urban Design, City Planning, the owner shall: 1. provide a detailed Conservation Plan, prepared by a qualified heritage consultant, that is consistent with the conservation strategy set out in the Heritage Impact Assessment prepared by ERA Architects Inc. dated February 14, 2025 to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning; 2. provide an Interpretation Plan for the subject properties, to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning and thereafter shall implement such plan to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning; 3. provide a detailed Landscape Plan for the subject properties, demonstrating how it will support the cultural heritage value of the subject properties and the Garden District Heritage Conservation District satisfactory to the Senior Manager, Heritage Planning, Urban Design, City Planning; and 4. provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Conservation Plan.
Staff recommendation as filed
The Senior Manager, Heritage Planning, Urban Design, City Planning recommends that: 1. City Council consent to the application to alter the heritage properties at 309-311 and 349 George Street in accordance with Section 42 of the Ontario Heritage Act to allow for the construction of a new 10-storey institutional building with the alterations to the designated heritage properties being substantially in accordance with the plans and drawings dated February 25, 2025 prepared by B+H Architects and on file with the Senior Manager, Heritage Planning, Urban Design, City Planning and the Heritage Impact Assessment prepared by ERA Architects Inc. dated February 14, 2025 and on file with the Senior Manager, Heritage Planning, Urban Design, City Planning, all subject to and in accordance with a Conservation Plan satisfactory to the Senior Manager, Heritage Planning, Urban Design, City Planning. 2. City Council direct that its consent to the application to alter the designated properties at 309-311 and 349 George Street under Part V, Section 42 of the Ontario Heritage is also subject to the following conditions: a. that the related Official Plan Amendment and Zoning By-law Amendment requiring the proposed alterations has come into full force and effect; and b. that prior to the issuance of any permit for all or any part of the properties at 309-311 and 349 George Street, including a heritage permit or a building permit, but excluding permits for repairs and maintenance and usual and minor works for the existing heritage building as are acceptable to the Senior Manager, Heritage Planning, Urban Design, City Planning, the owner shall: 1. provide a detailed Conservation Plan, prepared by a qualified heritage consultant, that is consistent with the conservation strategy set out in the Heritage Impact Assessment prepared by ERA Architects Inc. dated February 14, 2025 to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning; 2. provide an Interpretation Plan for the subject properties, to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning and thereafter shall implement such plan to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning; 3. provide a detailed Landscape Plan for the subject properties, demonstrating how it will support the cultural heritage value of the subject properties and the Garden District Heritage Conservation District satisfactory to the Senior Manager, Heritage Planning, Urban Design, City Planning; and 4. provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Conservation Plan.
PB30.4adopted
This report recommends that City Council approve the alterations proposed for 1 Fallingbrook Road (known as Edgemon, Edgmont, Fallingbrook, and the Winstanley House) in connection with a proposal to alter the existing building by constructing a contemporary addition at the north and east elevations. The subject property at 1 Fallingbrook Road is designated under Part IV, Section 29, of the Ontario Heritage Act. The subject property contains a two-and-one-half-storey house, constructed in the Queen Anne Revival style. The house is of clapboard frame construction with wood flared eaves and decorative corbels at the gables. On November 18, 2024, a Heritage Permit application was made to allow for alterations to the heritage building on the subject site. A Heritage Impact Assessment (HIA), prepared by ERA Architecture Inc., dated March 28, 2023, and revised February 7, 2025, was submitted to support the development application. Heritage Planning staff are satisfied that the proposed alterations conserve the subject heritage property and are consistent with the existing policy framework. The heritage impacts of the proposal are appropriately mitigated through the overall conservation strategy.
The Toronto Preservation Board recommends that: 1. City Council approve the alterations to the heritage property at 1 Fallingbrook Road, under Section 33 of the Ontario Heritage Act, and with such alterations substantially in accordance with plans and drawings prepared by Richard Wengle Architects Inc., dated October 1, 2024, and on file with the Senior Manager, Heritage Planning, Urban Design, City Planning, and the Heritage Impact Assessment, prepared by ERA Architects Inc., dated March 28, 2023, and revised February 7, 2025, and on file with the Senior Manager, Heritage Planning, Urban Design, City Planning, and subject to the following conditions: a. that prior to the issuance of any permit for all or any part of the property at 1 Fallingbrook Road, including a heritage permit or a building permit, but excluding permits for repairs and maintenance and usual and minor works for the existing heritage building as are acceptable to the Senior Manager, Heritage Planning, Urban Design, City Planning, the owner the owner shall: 1. provide building permit drawings, including a description of materials and finishes, to be prepared by the project architect to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning; and 2. obtain all planning permissions as may be necessary including, but not limited to, obtaining a Minor Variance. 2. City Council direct the Senior Manager, Heritage Planning, Urban Design, City Planning to report back to Council on any amendment to the May 7, 1986 Scarborough City Council Designation By-law 21571 as may be required in accordance with Ontario Regulation 9/06 criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act.
Staff recommendation as filed
The Senior Manager, Heritage Planning, Urban Design, City Planning recommends that: 1. City Council approve the alterations to the heritage property at 1 Fallingbrook Road, under Section 33 of the Ontario Heritage Act, and with such alterations substantially in accordance with plans and drawings prepared by Richard Wengle Architects Inc., dated October 1, 2024, and on file with the Senior Manager, Heritage Planning, Urban Design, City Planning, and the Heritage Impact Assessment, prepared by ERA Architects Inc., dated March 28, 2023, and revised February 7, 2025, and on file with the Senior Manager, Heritage Planning, Urban Design, City Planning, and subject to the following conditions: a. that prior to the issuance of any permit for all or any part of the property at 1 Fallingbrook Road, including a heritage permit or a building permit, but excluding permits for repairs and maintenance and usual and minor works for the existing heritage building as are acceptable to the Senior Manager, Heritage Planning, Urban Design, City Planning, the owner the owner shall: 1. provide building permit drawings, including a description of materials and finishes, to be prepared by the project architect to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning; and 2. obtain all planning permissions as may be necessary including, but not limited to, obtaining a Minor Variance. 2. City Council direct the Senior Manager, Heritage Planning, Urban Design, City Planning to report back to Council on any amendment to the May 7, 1986 Scarborough City Council Designation By-law 21571 as may be required in accordance with Ontario Regulation 9/06 criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act.
PB30.5adopted
This report recommends that City Council approve the alterations proposed for the designated heritage properties at 5933 Steeles Avenue East (Underwood House) and 5951 Steeles Avenue East (William Stonehouse House) under Section 33 of the Ontario Heritage Act in connection with the proposed development of the subject property, and that Council grant authority to enter into a Heritage Easement Agreement. The development site, 5883-5951 Steeles Avenue East, is located on the south side of Steeles Avenue East, east of Middlefield Road and west of Markham Road, in Scarborough. The northeast corner of the approximately 7.3-hectare development site includes two properties designated under Part IV, Section 29, of the Ontario Heritage Act: 5933 Steeles Avenue East, a representative example of late 19th-Century Victorian farmhouse with an L-shaped plan and brick masonry; and 5951 Steeles Avenue East, a representative example of a Regency Cottage with a square plan and brick masonry. In February 2024, a Zoning By-law Amendment application was approved to permit industrial uses and limited commercial uses on the subject property. The development is now the subject of a Heritage Permit application under the Ontario Heritage Act and an application for Site Plan Approval under the Planning Act. Heritage Planning staff are satisfied the proposed alterations conserve the onsite and adjacent heritage buildings and are consistent with the policy framework. The heritage impacts of the development proposal are appropriately mitigated through the overall conservation strategy.
The Toronto Preservation Board recommends that: 1. City Council consent to the application to alter the designated heritage properties at 5933 Steeles Avenue East and 5951 Steeles Avenue East, in accordance with Section 33 of the Ontario Heritage Act, with such alterations substantially in accordance with the plans and drawings prepared by Ware Malcomb Inc., dated October 18, 2024, and on file with the Senior Manager, Heritage Planning, Urban Design, City Planning, and the Heritage Impact Assessment, prepared by ERA Architects Inc., dated February 13, 2025, and on file with the Senior Manager, Heritage Planning, Urban Design, City Planning, all subject to and in accordance with the Conservation Plan satisfactory to the Senior Manager, Heritage Planning, Urban Design, City Planning, and subject to the following additional conditions: a. that prior to final Site Plan approval for the proposal, for the property located at 5883-5951 Steeles Avenue East, the owners shall: 1. provide final Site Plan drawings substantially in accordance with the approved Conservation Plans required in Recommendation 1.b.2 below to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning; 2. provide a Heritage Lighting Plan that describes how the exterior of the heritage properties will be sensitively illuminated to enhance their heritage character to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning, and thereafter shall implement such Plans to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning; 3. provide a detailed Landscape Plan for the subject properties, to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning; 4. provide an Interpretation Plan for the subject properties, to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning, and thereafter shall implement such Plans to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning; and 5. submit Signage Plans for the subject properties, to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning. b. that prior to the issuance of any permit for the work described in the Site Plan application, including a heritage permit or a building permit, but excluding permits for repairs and maintenance and usual and minor works for the existing heritage buildings as are acceptable to the Senior Manager, Heritage Planning, Urban Design, City Planning, the owners shall: 1. enter into Heritage Easement Agreements with the City of Toronto for the heritage properties at 5933 Steeles Avenue East and 5951 Steeles Avenue East, in accordance with the plans and drawings by Ware Malcomb Inc., dated October 18, 2024, and on file with the Senior Manager, Heritage Planning, Urban Design, City Planning, the Heritage Impact Assessment, prepared by ERA Architects Inc., dated February 13, 2025, and in accordance with Conservation Plans required in Recommendation 1.b.2 below to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning, including registration on title of such agreements to the satisfaction of the City Solicitor; 2. provide detailed Conservation Plans, prepared by a qualified heritage consultant that are consistent with the conservation strategy set out in the Heritage Impact Assessment, prepared by ERA Architects Inc., dated February 13, 2025, to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning; 3. provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Conservation Plans required in Recommendation 1.b.2 above, including a description of materials and finishes, to be prepared by the project architect and a qualified heritage consultant to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning; 4. provide Letters of Credit, including provision for upwards indexing, in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Planning, Urban Design, City Planning, to secure all work included in the approved Conservation Plans and Interpretation Plan; and 5. provide full documentation of the existing heritage property, including two (2) printed sets of archival quality 8" x 10" colour photographs with borders in a glossy or semi-gloss finish and one (1) digital set on a USB flash drive in tiff format and 600 dpi resolution keyed to a location map, elevations and measured drawings, and copies of all existing interior floor plans and original drawings as may be available, to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning. c. that prior to the release of the Letter of Credit required in Recommendation 1.b.4 above, the owner shall: 1. provide a letter of substantial completion prepared and signed by a qualified heritage consultant confirming that the required conservation work and the required interpretive work has been completed in accordance with the Conservation Plans and Interpretation Plan and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning; and 2. provide replacement Heritage Easement Agreement photographs to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning. 2. City Council authorize the entering into of a Heritage Easement Agreement under Section 37 of the Ontario Heritage Act with the owner of 5933 Steeles Avenue East and 5951 Steeles Avenue East in a form and content satisfactory to the City Solicitor and the Chief Planner and Executive Director, City Planning. 3. City Council authorize the City Solicitor to introduce the necessary Bill in Council authorizing the entering into of a Heritage Easement Agreement for the properties at 5933 Steeles Avenue East and 5951 Steeles Avenue East.
Staff recommendation as filed
The Senior Manager, Heritage Planning, Urban Design, City Planning recommends that: 1. City Council consent to the application to alter the designated heritage properties at 5933 Steeles Avenue East and 5951 Steeles Avenue East, in accordance with Section 33 of the Ontario Heritage Act, with such alterations substantially in accordance with the plans and drawings prepared by Ware Malcomb Inc., dated October 18, 2024, and on file with the Senior Manager, Heritage Planning, Urban Design, City Planning, and the Heritage Impact Assessment, prepared by ERA Architects Inc., dated February 13, 2025, and on file with the Senior Manager, Heritage Planning, Urban Design, City Planning, all subject to and in accordance with the Conservation Plan satisfactory to the Senior Manager, Heritage Planning, Urban Design, City Planning, and subject to the following additional conditions: a. that prior to final Site Plan approval for the proposal, for the property located at 5883-5951 Steeles Avenue East, the owners shall: 1. provide final Site Plan drawings substantially in accordance with the approved Conservation Plans required in Recommendation 1.b.2 below to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning; 2. provide a Heritage Lighting Plan that describes how the exterior of the heritage properties will be sensitively illuminated to enhance their heritage character to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning, and thereafter shall implement such Plans to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning; 3. provide a detailed Landscape Plan for the subject properties, to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning; 4. provide an Interpretation Plan for the subject properties, to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning, and thereafter shall implement such Plans to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning; and 5. submit Signage Plans for the subject properties, to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning. b. that prior to the issuance of any permit for the work described in the Site Plan application, including a heritage permit or a building permit, but excluding permits for repairs and maintenance and usual and minor works for the existing heritage buildings as are acceptable to the Senior Manager, Heritage Planning, Urban Design, City Planning, the owners shall: 1. enter into Heritage Easement Agreements with the City of Toronto for the heritage properties at 5933 Steeles Avenue East and 5951 Steeles Avenue East, in accordance with the plans and drawings by Ware Malcomb Inc., dated October 18, 2024, and on file with the Senior Manager, Heritage Planning, Urban Design, City Planning, the Heritage Impact Assessment, prepared by ERA Architects Inc., dated February 13, 2025, and in accordance with Conservation Plans required in Recommendation 1.b.2 below to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning, including registration on title of such agreements to the satisfaction of the City Solicitor; 2. provide detailed Conservation Plans, prepared by a qualified heritage consultant that are consistent with the conservation strategy set out in the Heritage Impact Assessment, prepared by ERA Architects Inc., dated February 13, 2025, to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning; 3. provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Conservation Plans required in Recommendation 1.b.2 above, including a description of materials and finishes, to be prepared by the project architect and a qualified heritage consultant to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning; 4. provide Letters of Credit, including provision for upwards indexing, in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Planning, Urban Design, City Planning, to secure all work included in the approved Conservation Plans and Interpretation Plan; and 5. provide full documentation of the existing heritage property, including two (2) printed sets of archival quality 8" x 10" colour photographs with borders in a glossy or semi-gloss finish and one (1) digital set on a USB flash drive in tiff format and 600 dpi resolution keyed to a location map, elevations and measured drawings, and copies of all existing interior floor plans and original drawings as may be available, to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning. c. that prior to the release of the Letter of Credit required in Recommendation 1.b.4 above, the owner shall: 1. provide a letter of substantial completion prepared and signed by a qualified heritage consultant confirming that the required conservation work and the required interpretive work has been completed in accordance with the Conservation Plans and Interpretation Plan and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning; and 2. provide replacement Heritage Easement Agreement photographs to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning. 2. City Council authorize the entering into of a Heritage Easement Agreement under Section 37 of the Ontario Heritage Act with the owner of 5933 Steeles Avenue East and 5951 Steeles Avenue East in a form and content satisfactory to the City Solicitor and the Chief Planner and Executive Director, City Planning. 3. City Council authorize the City Solicitor to introduce the necessary Bill in Council authorizing the entering into of a Heritage Easement Agreement for the properties at 5933 Steeles Avenue East and 5951 Steeles Avenue East.
PB30.6adopted
This report recommends that City Council approve alterations, demolition and new construction works for the properties at 120, 122-124, 126-128 Peter Street and 357-359 Richmond Street West under Part V, Section 42 of the Ontario Heritage Act, in connection with the development of the site consisting of a new 40-storey mixed-use structure integrated with new and heritage base buildings. This report also recommends that City Council grant authority to amend the existing Heritage Easement Agreement (or execute a new Heritage Easement Agreement if needed), in connection with the proposed development of the property. The subject property is situated in the King-Spadina Heritage Conservation District (KSHCD). It includes two heritage structures - a Victorian row house in the Second Empire style at 120 Peter Street (known as the John Holdford House) and a pair of semi-detached Bay-n-Gable style houses (known as the Margaret Grimmon Houses) at 357-359 Richmond Street West. These are noted as contributing properties within the KSHCD Plan. In addition, the subject lands include a single storey non-contributing property at 126-128 Peter Street. The heritage building that previously existed at 122-124 Peter Street was demolished following a fire in 2018. City Council agreed to a settlement of an appeal against a Zoning By-law Amendment for this site in 2018 to allow for the construction of a 42-storey mixed-use building. Subsequently a revised settlement proposal was approved by the OLT in 2020. This allowed for the construction of a 39-storey mixed use building. A conservation strategy was approved as part of this mediated settlement under the Ontario Heritage Act. The approved conservation strategy proposed that the property at 120 Peter Street would be conserved in situ while the property at 357-359 Richmond Street would be relocated approximately 3 metres to the east (for enhanced laneway access) and restored. The building that had been on the property at 122-124 Peter Street would be reconstructed. In June 2024, the applicant provided updated information about the condition of the masonry of the house-form properties at 357-359 Richmond Street West. Reports from a qualified engineer and a heritage consultant confirmed that the masonry is "in very poor, and in many places unsalvageable condition." As such, they recommend that these buildings be demolished with a new building being constructed in their place, using salvaged material where possible. Staff have carefully reviewed the condition assessments and accept the consultant's opinion that the poor condition of the masonry prevents meaningful conservation of these buildings. As a result, the approved proposal has been revised to demolish the Margaret Grimmon Houses and mitigate this impact of the demolition by designing a new building that commemorates the heritage value of the houses and their contribution to the KSHCD. As the KSHCD is now in full force and effect, the revised scheme must be assessed in relation to the policies in the KSHCD Plan and requires a new approval under Section 42 of the Ontario Heritage Act. The conservation strategy for the John Holdford House at 120 Peter Street and the commemoration strategy for the property at 122-124 Peter Street remain as previously approved. The non-contributing building at 126-128 Peter Street will be demolished. The proposed new 40-storey mixed use building is similar in size and form at that previously approved for the site and complies with the approved Zoning By-law Amendment for the site. As such this report relates solely to new approvals under the Ontario Heritage Act. Through discussion of the revised strategy the detailed design of the base building at 126-128 Peter Street now includes complementary masonry and detailing that relate better to its context within the KSHCD and which comply with the policies of the KSHCD Plan. The proposed development is consistent with the existing provincial and municipal heritage policy framework and proposes an overall conservation and commemoration strategy that is consistent with the KSHCD Plan and is not contrary to the Plan's Objectives.
The Toronto Preservation Board recommends that: 1. City Council consent to the application to alter the designated property at 120 Peter Street and demolish the buildings at 126-128 Peter Street and 357-359 Richmond Street West, with conditions, under Part V, Section 42 of the Ontario Heritage Act to allow for the construction of a new 40-storey mixed use building with mechanical penthouse with the alterations, demolition and construction being substantially in accordance with the floor plans and drawings prepared by BDP Quadrangle dated November 15, 2024, podium design drawings dated February 4, 2025 and the Heritage Impact Assessment prepared by GBCA Architects dated March 5, 2025, all on file with the Senior Manager, Heritage Planning, Urban Design, City Planning, all subject to and in accordance with the Conservation Plan satisfactory to the Senior Manager, Heritage Planning, Urban Design, City Planning. 2. City Council direct that its consent to alter the designated property at 120 Peter Street, demolish the buildings at 126-128 Peter Street and 357-359 Richmond Street West and construct a new 40-storey mixed use building in accordance with Part V, Section 42 of the Ontario Heritage Act is also subject to the following conditions: a. that prior to the issuance of any permit for all or any part of the property at 120, 122-124, 126-128 Peter Street and 357-359 Richmond Street West including a heritage permit or a building permit, but excluding permits for repairs and maintenance and usual and minor works for the existing heritage building(s) as are acceptable to the Senior Manager, Heritage Planning, Urban Design, City Planning the owner shall: 1. amend the existing Heritage Easement Agreement, or as determined appropriate by the Senior Manager, Heritage Planning, Urban Design, City Planning, in consultation with the City Solicitor, replace the entire existing Heritage Easement Agreement with a new Heritage Easement Agreement, for the properties at 120, 122-124 Peter Street and 357-359 Richmond Street West pursuant to Section 37 of the Ontario Heritage Act acceptable and satisfactory to the Chief Planner and Executive Director, City Planning, Senior Manager, Heritage Planning, Urban Design, City Planning and the City Solicitor; 2. provide a detailed Conservation Plan, prepared by a qualified heritage consultant that is substantially in accordance with the conservation and commemoration strategies set out in the Heritage Impact Assessment for the properties at 120, 122-124, 126-128 Peter Street and 357-359 Richmond Street West prepared by GBCA Architects dated March 5, 2025, to the satisfaction of the Senior Manager, Heritage Planning; Urban Design, City Planning; 3. provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Conservation Plan required in Recommendation 2.a.2 above, including a description of materials and finishes, to be prepared by the project architect and a qualified heritage consultant to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning; 4. provide an Interpretation Plan for the subject properties to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning, and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning; 5. provide a Lighting Plan for the subject properties to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning; 6. submit a Signage Plan for the subject properties to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning; 7. provide full documentation of the heritage property at 357-359 Richmond Street West, including two (2) printed sets of archival quality 8" x 10" colour photographs with borders in a glossy or semi-gloss finish and one (1) digital set on a flash drive in tiff format and 600 dpi resolution keyed to a location map, elevations and measured drawings, and copies of all existing interior floor plans and original drawings as may be available, to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning; and 8. provide a Letter of Credit, including provision for upward indexing, in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Planning, Urban Design, City Planning to secure all work included in the approved Conservation Plan and Interpretation Plan. b. that prior to the release of the Letter of Credit required in Recommendation 2.a.8 above, the owner shall: 1. provide a letter of substantial completion prepared and signed by a qualified heritage consultant confirming that the required conservation work and the required commemoration and interpretive work has been completed in accordance with the Conservation Plan and Interpretation Plan and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning; and 2. provide replacement Heritage Easement Agreement photographs to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning. 3. City Council authorize the amending of the existing Heritage Easement Agreement registered on title for the heritage properties at 120, 122-124 Peter Street and 357-359 Richmond Street West, Instrument #AT6157630 dated August 10, 2022 or, as determined appropriate by the Senior Manager, Heritage Planning, Urban Design, City Planning, in consultation with the City Solicitor, replace the entire existing Heritage Easement Agreement with a new Heritage Easement Agreement, to be entered into and registered on title to the lands replacing the existing Heritage Easement Agreement in a form and content satisfactory to the City Solicitor and the Chief Planner and Executive Director, City Planning. 4. City Council authorize the City Solicitor to introduce any necessary Bill in Council to amend or replace the Heritage Easement Agreement.
Staff recommendation as filed
The Senior Manager, Heritage Planning, Urban Design, City Planning recommends that: 1. City Council consent to the application to alter the designated property at 120 Peter Street and demolish the buildings at 126-128 Peter Street and 357-359 Richmond Street West, with conditions, under Part V, Section 42 of the Ontario Heritage Act to allow for the construction of a new 40-storey mixed use building with mechanical penthouse with the alterations, demolition and construction being substantially in accordance with the floor plans and drawings prepared by BDP Quadrangle dated November 15, 2024, podium design drawings dated February 4, 2025 and the Heritage Impact Assessment prepared by GBCA Architects dated March 5, 2025, all on file with the Senior Manager, Heritage Planning, Urban Design, City Planning, all subject to and in accordance with the Conservation Plan satisfactory to the Senior Manager, Heritage Planning, Urban Design, City Planning. 2. City Council direct that its consent to alter the designated property at 120 Peter Street, demolish the buildings at 126-128 Peter Street and 357-359 Richmond Street West and construct a new 40-storey mixed use building in accordance with Part V, Section 42 of the Ontario Heritage Act is also subject to the following conditions: a. that prior to the issuance of any permit for all or any part of the property at 120, 122-124, 126-128 Peter Street and 357-359 Richmond Street West including a heritage permit or a building permit, but excluding permits for repairs and maintenance and usual and minor works for the existing heritage building(s) as are acceptable to the Senior Manager, Heritage Planning, Urban Design, City Planning the owner shall: 1. amend the existing Heritage Easement Agreement, or as determined appropriate by the Senior Manager, Heritage Planning, Urban Design, City Planning, in consultation with the City Solicitor, replace the entire existing Heritage Easement Agreement with a new Heritage Easement Agreement, for the properties at 120, 122-124 Peter Street and 357-359 Richmond Street West pursuant to Section 37 of the Ontario Heritage Act acceptable and satisfactory to the Chief Planner and Executive Director, City Planning, Senior Manager, Heritage Planning, Urban Design, City Planning and the City Solicitor; 2. provide a detailed Conservation Plan, prepared by a qualified heritage consultant that is substantially in accordance with the conservation and commemoration strategies set out in the Heritage Impact Assessment for the properties at 120, 122-124, 126-128 Peter Street and 357-359 Richmond Street West prepared by GBCA Architects dated March 5, 2025, to the satisfaction of the Senior Manager, Heritage Planning; Urban Design, City Planning; 3. provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Conservation Plan required in Recommendation 2.a.2 above, including a description of materials and finishes, to be prepared by the project architect and a qualified heritage consultant to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning; 4. provide an Interpretation Plan for the subject properties to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning, and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning; 5. provide a Lighting Plan for the subject properties to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning; 6. submit a Signage Plan for the subject properties to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning; 7. provide full documentation of the heritage property at 357-359 Richmond Street West, including two (2) printed sets of archival quality 8" x 10" colour photographs with borders in a glossy or semi-gloss finish and one (1) digital set on a flash drive in tiff format and 600 dpi resolution keyed to a location map, elevations and measured drawings, and copies of all existing interior floor plans and original drawings as may be available, to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning; and 8. provide a Letter of Credit, including provision for upward indexing, in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Planning, Urban Design, City Planning to secure all work included in the approved Conservation Plan and Interpretation Plan. b. that prior to the release of the Letter of Credit required in Recommendation 2.a.8 above, the owner shall: 1. provide a letter of substantial completion prepared and signed by a qualified heritage consultant confirming that the required conservation work and the required commemoration and interpretive work has been completed in accordance with the Conservation Plan and Interpretation Plan and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning; and 2. provide replacement Heritage Easement Agreement photographs to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning. 3. City Council authorize the amending of the existing Heritage Easement Agreement registered on title for the heritage properties at 120, 122-124 Peter Street and 357-359 Richmond Street West, Instrument #AT6157630 dated August 10, 2022 or, as determined appropriate by the Senior Manager, Heritage Planning, Urban Design, City Planning, in consultation with the City Solicitor, replace the entire existing Heritage Easement Agreement with a new Heritage Easement Agreement, to be entered into and registered on title to the lands replacing the existing Heritage Easement Agreement in a form and content satisfactory to the City Solicitor and the Chief Planner and Executive Director, City Planning. 4. City Council authorize the City Solicitor to introduce any necessary Bill in Council to amend or replace the Heritage Easement Agreement.
PB30.7adopted
This report recommends that City Council approve the demolition of three "Unrated" buildings within the South Rosedale Heritage Conservation District (SRHCD) and approve the design of replacement structures located at 43, 44 and 45 Price Street in accordance with Section 42(1) 2 and 42(1) 4 of the Ontario Heritage Act. The application relates to the modernisation of the Toronto Lawn Tennis Club which is situated at the western edge of the SRHCD. As such it is designated under Part V of the Ontario Heritage Act, although all of its buildings are noted as being "Unrated" in the HCD Plan. "Unrated" buildings are those that "are not of national, provincial, citywide or contextual heritage significance, do not contribute to the heritage character of South Rosedale or are too recent to be accurately evaluated." The SRHCD Plan allows for the demolition of an "Unrated" building provided that the replacement building design complies with the SRHCD plan guidelines for new buildings and the applicable zoning by-laws. The demolition would allow for the construction of a new 3-storey club house structure on Price Street and a small single storey building in the southeast corner of the club grounds. Both new buildings meet the general intent of the SRHCD Plan's guidelines and would not detract from rated heritage buildings in the immediate context. On October 30, 2024, a related Zoning By-law Amendment application was made for 30, 40, 43, 44 and 45 Price Street for the construction of a new clubhouse for the Toronto Lawn Tennis Club. The recommendations in this report relate solely to the approvals required under the Ontario Heritage Act.
The Toronto Preservation Board recommends that: 1. City Council approve the demolition of the "Unrated" buildings at 43, 44 and 45 Price Street, in the South Rosedale Heritage Conservation District, in accordance with Section 42(1) 4 of the Ontario Heritage Act and the erection of two buildings in accordance with Section 42(1) 2 of the Ontario Heritage Act subject to the following: a. City Council approve the replacement buildings for 43, 44 and 45 Price Street as shown in the plans and elevations submitted by the applicant and prepared by Williamson Williamson Inc. dated September 30, 2024 and on file with the Senior Manager, Heritage Planning, Urban Design, City Planning, and that the replacement structure be constructed substantially in accordance with the submitted plans; and b. that prior to the issuance of any heritage permit for the property at 43, 44 and 45 Price Street including a demolition permit, but excluding permits for interior work, repairs and maintenance and usual and minor works for the existing "Unrated" building as are acceptable to the Senior Manager, Heritage Planning, Urban Design, City Planning, the applicant provide the following to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning: 1. photo documentation of the existing buildings at 43, 44 and 45 Price Street; and 2. final building permit drawings for the replacement structure and a landscape plan consistent with the South Rosedale Heritage Conservation District Plan and substantially in accordance with the plans and elevations submitted by the applicant and prepared by Williamson Williamson Inc. dated September 30, 2024 and the South Rosedale Heritage Conservation District Plan.
Staff recommendation as filed
The Senior Manager, Heritage Planning, Urban Design, City Planning recommends that: 1. City Council approve the demolition of the "Unrated" buildings at 43, 44 and 45 Price Street, in the South Rosedale Heritage Conservation District, in accordance with Section 42(1) 4 of the Ontario Heritage Act and the erection of two buildings in accordance with Section 42(1) 2 of the Ontario Heritage Act subject to the following: a. City Council approve the replacement buildings for 43, 44 and 45 Price Street as shown in the plans and elevations submitted by the applicant and prepared by Williamson Williamson Inc. dated September 30, 2024 and on file with the Senior Manager, Heritage Planning, Urban Design, City Planning, and that the replacement structure be constructed substantially in accordance with the submitted plans; and b. that prior to the issuance of any heritage permit for the property at 43, 44 and 45 Price Street including a demolition permit, but excluding permits for interior work, repairs and maintenance and usual and minor works for the existing "Unrated" building as are acceptable to the Senior Manager, Heritage Planning, Urban Design, City Planning, the applicant provide the following to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, City Planning: 1. photo documentation of the existing buildings at 43, 44 and 45 Price Street; and 2. final building permit drawings for the replacement structure and a landscape plan consistent with the South Rosedale Heritage Conservation District Plan and substantially in accordance with the plans and elevations submitted by the applicant and prepared by Williamson Williamson Inc. dated September 30, 2024 and the South Rosedale Heritage Conservation District Plan.
PB30.8adopted
On February 26, 2024, the owner of 1117 Queen Street West appealed Council's refusal of the Official Plan Amendment and Zoning By-law Amendment applications for 1117 Queen Street West (the "Original Development Applications") to the Ontario Land Tribunal (the "Tribunal"). On June 17, 2024, the owner appealed Council's refusal of the applications to alter and demolish heritage attributes of the property at 1117 Queen Street West under Sections 33 and 34(1)1 of the Ontario Heritage Act to the Tribunal (the "Original Permit Requests"). The heritage permit applications reflected the proposal in the above noted Official Plan and Zoning By-law Amendment applications. On October 4, 2024, the Tribunal issued the Procedural Order regarding the appealed Original Development Applications and Original Permit Requests, and set down a 10 day hearing commencing on July 7, 2025. On February 4, 2025, as permitted by the Procedural Order, the owner filed revisions to the Original Development Applications and Original Permit Requests. The Original Development Applications have been revised to propose the construction of a 28 storey, mixed use building, partially retaining the designated heritage Postal Station 'C' building at the base. The development proposes a total gross floor area of 17,353 square metres, consisting of 16,421 square metres of residential floor space and 932 square metres of community space. A total of 272 residential units are proposed and one level of underground parking for 309 bicycles. Loading for the site is accessed from Lisgar Street (the "Revised Development Applications"). This report focuses on the owner's revisions to the Original Permit Requests (described below) under Section 33 of the Ontario Heritage Act which requests City Council's consent to alterations to the designated property at 1117 Queen Street West and subsection 34(1)1 of the Ontario Heritage Act, which requests the demolition of specified heritage attributes on the building of the designated heritage property. Council requires the advice of the Toronto Preservation Board in respect of matters which may impact a designated heritage property.
The Toronto Preservation Board recommends that: 1. City Council adopt the confidential instructions to staff contained in Confidential Attachment 1 to this report (March 19, 2025) from the City Solicitor. 2. City Council authorize the public release of the confidential instructions to staff contained in Confidential Attachment 1 to this report (March 19, 2025) from the City Solicitor, if adopted by City Council, at the discretion of the City Solicitor. 3. City Council direct that all other information contained in Confidential Attachment 1 to this report (March 19, 2025) from the City Solicitor is to remain confidential at the discretion of the City Solicitor, as it is about litigation before the Ontario Land Tribunal and contains advice or communications that are subject to solicitor-client privilege.
Staff recommendation as filed
The City Solicitor recommends that: 1. City Council adopt the confidential instructions to staff contained in Confidential Attachment 1 to this report (March 19, 2025) from the City Solicitor. 2. City Council authorize the public release of the confidential instructions to staff contained in Confidential Attachment 1 to this report (March 19, 2025) from the City Solicitor, if adopted by City Council, at the discretion of the City Solicitor. 3. City Council direct that all other information contained in Confidential Attachment 1 to this report (March 19, 2025) from the City Solicitor is to remain confidential at the discretion of the City Solicitor, as it is about litigation before the Ontario Land Tribunal and contains advice or communications that are subject to solicitor-client privilege.