Toronto Preservation Board
The full agenda, as filed
All 9 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.
PB33.1adopted
This report recommends that City Council state its intention to designate the properties at 21, 23, 25, 27, 29, 31, 33, 35, and 37 Kensington Avenue under Part IV, Section 29 of the Ontario Heritage Act for their cultural heritage value according to the Statements of Significance which include descriptions of Heritage Attributes found in Attachments 1, 2, and 3. The subject properties occupy nine adjacent lots on the east side of Kensington Avenue, mid-block between St. Andrew Street to the north and Dundas Street West to the south. The properties are located on one of the key mixed-use commercial streets within the broader Kensington Market neighbourhood, an area recognized by locals and visitors alike as a dynamic destination for retail, restaurants, and international products all supported by an active and creative community base. A location map and current photographs of the heritage properties are found in Attachment 4. The subject properties are all representative examples of the nineteenth-century Bay-and-Gable typology applied to a semi-detached house form (35 and 37 Kensington Avenue), and row house-forms (21-25 Kensington Avenue and 27-33 Kensington Avenue). 33 Kensington Avenue was constructed in 1876 as a detached rough cast house-form; its brick cladding was added shortly after the construction of 27, 29, and 31 Kensington Avenue in 1889, at which point 33 Kensington Avenue was integrated into the row. 21-25 Kensington Avenue were constructed in 1888 and 35 and 37 Kensington Avenue were constructed circa 1889. Through their typology and date of construction, each property and collectively the subject properties are associated with the early residential development of Kensington Market from the 1850s to the early 1900s. Following the area's social and development trends of the early-to-mid-twentieth century, most of the subject properties were subsequently modified to varying degrees to accommodate mixed residential and commercial functions. The visible layering of building additions, particularly within the commercial core streets like Augusta and Kensington avenues, represents the adaptations that occurred as new and marginalized groups arrived in the neighbourhood of Kensington Market and established homes and businesses in the area. The subject properties at 21, 23, 25, 27, 29, 31, 33, 35, and 37 Kensington Avenue are quintessential reflections of the history and development of the Kensington Market area and are significantly important in defining, maintaining, and supporting this character. Staff have determined that the properties at 21, 23, 25, 27, 29, 31, 33, 35, and 37 Kensington Avenue have cultural heritage value. Each subject property meets 4 of the Ontario Regulation 9/06 criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act. A property may be designated under Part IV, Section 29 of the Ontario Heritage Act, if it meets two or more of the nine criteria. All nine properties were listed on the City's Heritage Register on July 19, 20, and 21, 2023. The subject properties are located within the Kensington Market Heritage Conservation District (HCD) and all nine properties are categorised as contributing properties within the HCD Plan under Part V of the Ontario Heritage Act that was adopted by City Council on February 5, 2025. The HCD is currently under appeal at the Ontario Lands Tribunal (OLT), and as such is not in force and effect. 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 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. 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 properties at 21, 23, and 25 Kensington Avenue under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 21, 23, and 25 Kensington Avenue (Reasons for Designation) attached as Attachment 1 to the report (June 11, 2025) from the Senior Manager, Heritage Planning, Urban Design, City Planning. 2. City Council state its intention to designate the properties at 27, 29, 31, and 33 Kensington Avenue under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 27, 29, 31, and 33 Kensington Avenue (Reasons for Designation) attached as Attachment 2 to the report (June 11, 2025) from the Senior Manager, Heritage Planning, Urban Design, City Planning. 3. City Council state its intention to designate the properties at 35 and 37 Kensington Avenue under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 35 and 37 Kensington Avenue (Reasons for Designation) attached as Attachment 3 to the report (June 11, 2025) from the Senior Manager, Heritage Planning, Urban Design, City Planning. 4. If there are no objections to the designations, City Council authorize the City Solicitor to introduce the Bills in Council designating the properties under Part IV, Section 29 of the Ontario Heritage Act. 5. Should the designation of the Kensington Market Heritage Conservation District under Part V of the Ontario Heritage Act come into effect incorporating the properties subject to this report before the designation by-law is required to be enacted under subsection 29(8) of the Ontario Heritage Act, City Council direct the City Clerk, in consultation with the Senior Manager, Heritage Planning and the City Solicitor, to withdraw one or more of the notices of intention to designate stated with respect to one or more of the properties municipally known as 21 - 37 Kensington Avenue pursuant to subsection 29(7) of the Ontario Heritage Act. 6. City Council request the Chief Planner and Executive Director, City Planning or designate, where feasible, to obtain an extension or waiver of the timelines from the owner(s) of each respective property under the Ontario Heritage Act pursuant to Section 103-4.10 A. of the Toronto Municipal Code to assist with implementation of Recommendation 5 above, in consultation with the City Solicitor.
Staff recommendation as filed
The Senior Manager, Heritage Planning, Urban Design, City Planning recommends that: 1. City Council state its intention to designate the properties at 21, 23, and 25 Kensington Avenue under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 21, 23, and 25 Kensington Avenue (Reasons for Designation) attached as Attachment 1 to the report (June 11, 2025) from the Senior Manager, Heritage Planning, Urban Design, City Planning. 2. City Council state its intention to designate the properties at 27, 29, 31, and 33 Kensington Avenue under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 27, 29, 31, and 33 Kensington Avenue (Reasons for Designation) attached as Attachment 2 to the report (June 11, 2025) from the Senior Manager, Heritage Planning, Urban Design, City Planning. 3. City Council state its intention to designate the properties at 35 and 37 Kensington Avenue under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 35 and 37 Kensington Avenue (Reasons for Designation) attached as Attachment 3 to the report (June 11, 2025) from the Senior Manager, Heritage Planning, Urban Design, City Planning. 4. If there are no objections to the designations, City Council authorize the City Solicitor to introduce the Bills in Council designating the properties under Part IV, Section 29 of the Ontario Heritage Act. 5. Should the designation of the Kensington Market Heritage Conservation District under Part V of the Ontario Heritage Act come into effect incorporating the properties subject to this report before the designation by-law is required to be enacted under subsection 29(8) of the Ontario Heritage Act, City Council direct the City Clerk, in consultation with the Senior Manager, Heritage Planning and the City Solicitor, to withdraw one or more of the notices of intention to designate stated with respect to one or more of the properties municipally known as 21 - 37 Kensington Avenue pursuant to subsection 29(7) of the Ontario Heritage Act. 6. City Council request the Chief Planner and Executive Director, City Planning or designate, where feasible, to obtain an extension or waiver of the timelines from the owner(s) of each respective property under the Ontario Heritage Act pursuant to Section 103-4.10 A. of the Toronto Municipal Code to assist with implementation of Recommendation 5 above, in consultation with the City Solicitor.
PB33.2amended
This report recommends that City Council state its intention to designate the property at 324 Old Yonge Street under Part IV, Section 29 of the Ontario Heritage Act for its cultural heritage value according to the Statement of Significance and description of heritage attributes found in Attachment 1. The subject property, known as the Jephcott -Sanderson Residence, is located in the St. Andrews - Windfields neighbourhood in the North York-York Mills area of Toronto. It is situated on the west side of Old Yonge Street, north of York Mills Road, east of Yonge Street, and south of Highway 401. A location map and current photograph of the heritage property are found in Attachment 2. The property contains a two-and-one-half-storey brick house and a detached two-storey brick garage and was constructed in 1935 in the Georgian Revival style. It was designed by the prominent architectural firm of Allward & Guinlock for Alfred Jephcott (1866-1940), president of the Dominion Paper Box Company. Jephcott commissioned the house for his daughter, Amulette Sanderson, and son-in-law Arthur C. Sanderson, a salesman with the Toronto Brick Company Ltd who later became Secretary Treasurer of the company. The Sandersons purchased the land in 1935 from St Andrew's Estates and Golf Course and owned the property until 1947. Directories suggest that Jephcott and the Sandersons occupied the property together from the time that the house was completed until Jephcott's death in 1940. The Jephcott - Sanderson Residence property is among the original seven grand mansions situated in an exclusive enclave that was constructed on the west side of Old Yonge Street in York Mills. These grand mansions were defined by lots with large frontages and setbacks, circular driveways, and expansive landscaped grounds. Three of these properties are designated or listed on the City of Toronto's Heritage Register and the other three houses have been demolished. Staff have determined that the property at 324 Old Yonge Street has cultural heritage value and meets four of the Ontario Regulation 9/06 criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act. A property may be designated under Part IV, Section 29 of the Ontario Heritage Act, if it meets two or more of the nine criteria. The property was listed on the City's Heritage Register on February 3, 2021.
The Toronto Preservation Board recommends that: 1. City Council state its intention to designate the property at 324 Old Yonge Street under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 324 Old Yonge Street (Reasons for Designation) attached as Attachment 1 to the report (June 11, 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. 3. City Council request the Senior Manager, Heritage Planning, Urban Design, City Planning to conduct further research of the Clarke family, and their role within Canada's aerospace and nuclear industries, including Larry Denman Clarke and his role at de Havilland and in the development of the Canadarm and satellite technologies (SPAR Aerospace), and Clarke's role as Chancellor of York University, for possible inclusion in the the Statement of Significance for 324 Old Yonge Street (Reasons for Designation) at the July 23, 24 and 25 meeting of City Council.
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 324 Old Yonge Street under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 324 Old Yonge Street (Reasons for Designation) attached as Attachment 1 to the report (June 11, 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.
PB33.3adopted
123 Garratt Boulevard - Inclusion on the Heritage Register
This report recommends that City Council include buildings at 123 Garratt Blvd 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 subject property at 123 Garratt Blvd contains a former aircraft manufacturing complex located in the southwestern portion of the Downsview Area Secondary Plan. It is located west of Allen Road, east of the Barrie GO rail line (also known as the GO Transit Newmarket Subdivision line), and north of the Ancaster residential neighbourhood. A location map and current photographs of the buildings that form the subject of this report are found in Attachment 1. The property at 123 Garratt Blvd traces its development to the early 1950s as the second Downsview location of the aircraft manufacturer, de Havilland Canada. The company's record of innovation in Canadian aviation continued during the time, with additions to existing buildings and new hangars constructed in periods of growth related to the launch of new aircraft, including in the 1960s for the Twin Otter, and again in the late 1970s and 1980s for the Dash 7 and Dash 8. The property was subsequently occupied by Bombardier until March 2024, when Bombardier left the site. The aerospace complex is comprised of hangars, offices, ancillary structures, open space for aircraft circulation, surface parking lots, and a portion of the taxiway providing access to the Downsview Airport runway and has facilitated aircraft manufacturing and aerospace innovation for over 70 years. The property at 123 Garratt Boulevard has been researched and evaluated by staff using the criteria prescribed in Ontario Regulation 9/06 and the buildings indicated in the Listing Statement meet one or more of the provincial criteria for determining 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 123 Garratt Blvd on the City of Toronto's Heritage Register in accordance with the Listing Statement (Reasons for Inclusion) attached as Attachment 1 to the report (June 13, 2025) from the Senior Manager, Heritage Planning.
Staff recommendation as filed
The Senior Manager, Heritage Planning, Urban Design, City Planning, recommends that: 1. City Council include 123 Garratt Blvd on the City of Toronto's Heritage Register in accordance with the Listing Statement (Reasons for Inclusion) attached as Attachment 1 to the report (June 13, 2025) from the Senior Manager, Heritage Planning.
PB33.4adopted
This report recommends that City Council refuse the alterations to the designated property at 2 Old George Place under Section 42 of the Ontario Heritage Act. The subject site is an 'unrated' property located in the North Rosedale Heritage Conservation District (NRHCD). The applicant is requesting approval to demolish the existing second storey and construct a new two storey addition on the existing ground floor of the building. The proposed addition has not been designed so that the apparent height and form of the roof is compatible with that of the streetscape. In addition, staff are of the opinion that the addition is not compatible with heritage-rated buildings in the District (as required) with regard to materiality. As a result, the proposal does not comply with the North Rosedale HCD Plan and Official Plan and staff are recommending that this application be refused.
The Toronto Preservation Board recommends that: 1. City Council refuse the application for the additions and alterations to the designated property at 2 Old George Place, in accordance with Section 42 of the Ontario Heritage Act, as outlined in the report prepared by WND Associates, dated April 2025. 2. If the owner appeals City Council's decision to refuse the application for the additions and alterations to the designated property at 2 Old George Place under Section 42 of the Ontario Heritage Act, City Council authorize the City Solicitor and the necessary City staff to attend the Ontario Land Tribunal hearing to oppose the appeal.
Staff recommendation as filed
The Senior Manager, Heritage Planning, Urban Design, City Planning recommends that: 1. City Council refuse the application for the additions and alterations to the designated property at 2 Old George Place, in accordance with Section 42 of the Ontario Heritage Act, as outlined in the report prepared by WND Associates, dated April 2025. 2. If the owner appeals City Council's decision to refuse the application for the additions and alterations to the designated property at 2 Old George Place under Section 42 of the Ontario Heritage Act, City Council authorize the City Solicitor and the necessary City staff to attend the Ontario Land Tribunal hearing to oppose the appeal.
PB33.5adopted
This report recommends that City Council approve alterations under Section 33 of the Ontario Heritage Act for the Part IV designated heritage property at 149 College Street. This is in connection with an application to amend the Official Plan and Zoning By-law to permit a 60-storey mixed-use building that integrates the existing 6-storey heritage property known as the Stewart Building. The report also seeks approval to enter into a Heritage Easement Agreement to ensure the long-term conservation of this significant heritage resource. The site was designated in 1978 under the Ontario Heritage Act, on architectural and historic grounds, by City of Toronto By-law 508-1978. The designation identifies the building, which was designed by E.J. Lennox, as "a significant work in the Romanesque Revival style, by [an] important Toronto architect." The designation identifies "large arched windows, prominent wall dormers, a fine arched entrance portico and a distinctive use of stone and brick" as noteworthy features. A heritage permit application was submitted that integrates the retained building, including the College Street north façade, the east façade and a partial east and south façade into a base building with a 60-storey building component above. The new construction incorporates stepbacks above the retained heritage building. The transition in height between the heritage building and the tower will be moderated by a glazed reveal. A new landscape open area will be included at the northeast corner of the site. Staff are of the opinion that the proposal conserves the cultural heritage values, attributes and character of the heritage property.
The Toronto Preservation Board recommends that: 1. City Council approve the alterations to the designated heritage property at 149 College Street, in accordance with Section 33 of the Ontario Heritage Act to allow for the construction of a 60-storey mixed-use building, with such alterations substantially in accordance with the plans and drawings dated March 11, 2025 prepared by Sweeney Architects Inc. and on file with the Senior Manager, Heritage Planning and the Heritage Impact Assessment prepared by ERA Architects, dated February 24, 2025, and on file with the Senior Manager, Heritage Planning, all subject to and in accordance with the Conservation Plan satisfactory to the Senior Manager, Heritage Planning and subject to conditions as set out below. 2. City Council direct that its consent to the application to alter the designated heritage property at 149 College Street, in accordance with Part IV, Section 33 of the Ontario Heritage Act are also subject to the following conditions: a. that the related Zoning By-law Amendment permitting the proposed alterations has been enacted by City Council and has come into full force and effect in a form and with content acceptable to City Council, as determined by Executive Director, Development Review, in consultation with the Senior Manager, Heritage Planning; b. that prior to the introduction of the bills for such Zoning By-law Amendment by City Council, the owner shall: 1. enter into a Heritage Easement Agreement with the City for the property at 149 College Street, substantially in accordance with the plans and drawings dated March 11, 2025 prepared by Sweeney Architects inc. and on file with the Senior Manager, Heritage Planning; and the Heritage Impact Assessment (HIA), dated February 24, 2025 prepared by ERA Architects, all on file with the Senior Manager, Heritage Planning, subject to and in accordance with the Conservation Plan required in Recommendation 2.b.2 below, to the satisfaction of the Senior Manager, Heritage Planning including execution of such agreement to the satisfaction of the City Solicitor; and 2. provide a detailed Conservation Plan, prepared by a qualified heritage consultant that is substantially in accordance with the conservation strategy set out in the Heritage Impact Assessment for the property at 149 College Street, to the satisfaction of the Senior Manager, Heritage Planning, c. that prior to the issuance of any permit for all or any part of the property at 149 College 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, the owner shall: 1. have entered into a Heritage Easement Agreement with the City required in Recommendation 2.b.1 above for the property at 149 College Street including registration on title of such agreement, to the satisfaction of the City Solicitor; 2. have obtained final approval for the necessary Zoning By-law Amendments, and such Amendments to have come into full force and effect; 3. provide a Heritage Lighting Plan that describes how the exterior of the heritage property will be sensitively illuminated to enhance its heritage character to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such a plan to the satisfaction of the Senior Manager, Heritage Planning; 4. provide an Interpretation Plan for the subject property, to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such plan to the satisfaction of the Senior Manager, Heritage Planning; 5. submit a Signage Plan to the satisfaction of the Senior Manager, Heritage Planning; 6. provide a detailed Landscape Plan for the subject property, satisfactory to the Senior Manager, Heritage Planning; 7. provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Conservation Plans required in Recommendation 2.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; and 8. provide a Letter of Credit, including provision for upwards indexing, in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Planning, to secure all work included in the approved Conservation and Interpretation plans, and d. that prior to the release of the Letter of Credit required in Recommendation 2.c.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 interpretive work has been completed in accordance with the Conservation and Interpretation Plans and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Planning; and, 2. provide replacement Heritage Easement Agreement photographs to the satisfaction of the Senior Manager, Heritage 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 property at 149 College Street. 4. City Council authorize the City Solicitor and City staff to take all necessary actions to implement City Council's decision.
Staff recommendation as filed
The Senior Manager, Heritage Planning, Urban Design, City Planning recommends that: 1. City Council approve the alterations to the designated heritage property at 149 College Street, in accordance with Section 33 of the Ontario Heritage Act to allow for the construction of a 60-storey mixed-use building, with such alterations substantially in accordance with the plans and drawings dated March 11, 2025 prepared by Sweeney Architects Inc. and on file with the Senior Manager, Heritage Planning and the Heritage Impact Assessment prepared by ERA Architects, dated February 24, 2025, and on file with the Senior Manager, Heritage Planning, all subject to and in accordance with the Conservation Plan satisfactory to the Senior Manager, Heritage Planning and subject to conditions as set out below. 2. City Council direct that its consent to the application to alter the designated heritage property at 149 College Street, in accordance with Part IV, Section 33 of the Ontario Heritage Act are also subject to the following conditions: a. that the related Zoning By-law Amendment permitting the proposed alterations has been enacted by City Council and has come into full force and effect in a form and with content acceptable to City Council, as determined by Executive Director, Development Review, in consultation with the Senior Manager, Heritage Planning; b. that prior to the introduction of the bills for such Zoning By-law Amendment by City Council, the owner shall: 1. enter into a Heritage Easement Agreement with the City for the property at 149 College Street, substantially in accordance with the plans and drawings dated March 11, 2025 prepared by Sweeney Architects inc. and on file with the Senior Manager, Heritage Planning; and the Heritage Impact Assessment (HIA), dated February 24, 2025 prepared by ERA Architects, all on file with the Senior Manager, Heritage Planning, subject to and in accordance with the Conservation Plan required in Recommendation 2.b.2 below, to the satisfaction of the Senior Manager, Heritage Planning including execution of such agreement to the satisfaction of the City Solicitor; and 2. provide a detailed Conservation Plan, prepared by a qualified heritage consultant that is substantially in accordance with the conservation strategy set out in the Heritage Impact Assessment for the property at 149 College Street, to the satisfaction of the Senior Manager, Heritage Planning. c. that prior to the issuance of any permit for all or any part of the property at 149 College 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, the owner shall: 1. have entered into a Heritage Easement Agreement with the City required in Recommendation 2.b.1 above for the property at 149 College Street including registration on title of such agreement, to the satisfaction of the City Solicitor; 2. have obtained final approval for the necessary Zoning By-law Amendments, and such Amendments to have come into full force and effect; 3. provide a Heritage Lighting Plan that describes how the exterior of the heritage property will be sensitively illuminated to enhance its heritage character to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such a plan to the satisfaction of the Senior Manager, Heritage Planning; 4. provide an Interpretation Plan for the subject property, to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such plan to the satisfaction of the Senior Manager, Heritage Planning; 5. submit a Signage Plan to the satisfaction of the Senior Manager, Heritage Planning; 6. provide a detailed Landscape Plan for the subject property, satisfactory to the Senior Manager, Heritage Planning; 7. provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Conservation Plans required in Recommendation 2.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; and 8. provide a Letter of Credit, including provision for upwards indexing, in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Planning, to secure all work included in the approved Conservation and Interpretation plans. d. that prior to the release of the Letter of Credit required in Recommendation 2.c.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 interpretive work has been completed in accordance with the Conservation and Interpretation Plans and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Planning; and 2. provide replacement Heritage Easement Agreement photographs to the satisfaction of the Senior Manager, Heritage 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 property at 149 College Street. 4. City Council authorize the City Solicitor and City staff to take all necessary actions to implement City Council's decision.
PB33.6adopted
This report recommends that City Council approve the alterations proposed for the designated heritage properties municipally known as 6 Cawthra Square and 8 Cawthra Square under Section 33 of the Ontario Heritage Act in connection with the development of the subject site, and that Council grant authority to enter into a Heritage Easement Agreement. Located on the north side of Cawthra Square west of Jarvis Street in Toronto's Church & Wellesley neighbourhood, the subject site contains two heritage properties designated under Part IV, Section 29 of the Ontario Heritage Act for their cultural heritage value. Both properties contain a two-and-a-half-storey detached house-form building. The properties share a common, mirrored design, including design features characteristic of the Queen Anne and Romanesque architectural styles. On May 2, 2023, an Official Plan and Zoning By-law Amendment application was submitted to the City to permit a new residential development at 2-12 Cawthra Square. A Heritage Impact Assessment (HIA) prepared by GBCA Architects Ltd., dated March 31, 2023, and revised March 14, 2025, was submitted to support the development application. Through revisions to the applications, Heritage Planning staff are satisfied that the proposed alterations conserve the designated heritage properties 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 heritage properties at 6 Cawthra Square and 8 Cawthra Square, with conditions, under Section 33 of the Ontario Heritage Act, to allow for the construction of a 63-storey (plus mechanical penthouse) mixed-use building, with such alterations to the designated properties being substantially in accordance with the plans and drawings dated October 4, 2024, revised March 14, 2025, and May 20, 2025, prepared by ZAS Architects + Interiors Inc., and on file with the Senior Manager, Heritage Planning, and the Heritage Impact Assessment prepared by GBCA Architects Ltd., dated March 31, 2023, revised March 14, 2025, and on file with the Senior Manager, Heritage Planning, all subject to and in accordance with the Conservation Plan satisfactory to the Senior Manager, Heritage Planning. 2. City Council direct that its consent to the application to alter the designated properties at 6 Cawthra Square and 8 Cawthra Square under Section 33 of the Ontario Heritage Act is also subject to the following conditions: a. the related Official Plan Amendment and Zoning By-law Amendment requiring the proposed alterations have been enacted by the City Council and have come into full force and effect; b. prior to the introduction of the Official Plan and Zoning By-law Amendment bills to City Council, 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 for 6 Cawthra Square and 8 Cawthra Square, prepared by GBCA Architects Ltd., dated March 31, 2023, revised March 14, 2025, to the satisfaction of the Senior Manager, Heritage Planning; and 2. enter into a Heritage Easement Agreement with the City for the properties at 6 Cawthra Square and 8 Cawthra Square substantially in accordance with the plans and drawings dated October 4, 2024, revised March 14, 2025, and May 20, 2025, prepared by ZAS Architects + Interiors Inc., and on file with the Senior Manager, Heritage Planning, and the Heritage Impact Assessment prepared by GBCA Architects Ltd., dated March 31, 2023, revised March 14, 2025, subject to and in accordance with the Conservation Plan required in Recommendation 2.b.1 above to the satisfaction of the Senior Manager, Heritage Planning, including execution of such agreement to the satisfaction of the City Solicitor, c. that prior to the issuance of any permit for all or any part of the properties at 6 Cawthra Square and 8 Cawthra Square, 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, the owner shall: 1. have entered into a Heritage Easement Agreement with the City required in Condition 2.b.2 above for the properties at 6 Cawthra Square and 8 Cawthra Square including registration on title of such agreement, to the satisfaction of the City Solicitor; 2. have obtained final approval for the necessary Official Plan Amendment and Zoning By-law Amendment, and such Amendments have come into full force and effect; 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.b.1 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; 4. 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 and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Planning; 5. provide an Interpretation Plan for the subject properties, to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Planning; 6. submit a Signage Plan for the subject properties, to the satisfaction of the Senior Manager, Heritage Planning; and 7. provide a Letter of Credit, including provision for upwards indexing, in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Planning to secure all work included in the approved Conservation Plan and Interpretation Plan, and d. that prior to the release of the Letter of Credit required in Recommendation 2.c.7 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 Plan and Interpretation Plan and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Planning; and 2. provide replacement Heritage Easement Agreement photographs to the satisfaction of the Senior Manager, Heritage 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 6 and 8 Cawthra Square. 4. City Council authorize the City Solicitor and City staff to take all necessary actions to implement City Council's decision.
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 6 Cawthra Square and 8 Cawthra Square, with conditions, under Section 33 of the Ontario Heritage Act, to allow for the construction of a 63-storey (plus mechanical penthouse) mixed-use building, with such alterations to the designated properties being substantially in accordance with the plans and drawings dated October 4, 2024, revised March 14, 2025, and May 20, 2025, prepared by ZAS Architects + Interiors Inc., and on file with the Senior Manager, Heritage Planning, and the Heritage Impact Assessment prepared by GBCA Architects Ltd., dated March 31, 2023, revised March 14, 2025, and on file with the Senior Manager, Heritage Planning, all subject to and in accordance with the Conservation Plan satisfactory to the Senior Manager, Heritage Planning. 2. City Council direct that its consent to the application to alter the designated properties at 6 Cawthra Square and 8 Cawthra Square under Section 33 of the Ontario Heritage Act is also subject to the following conditions: a. the related Official Plan Amendment and Zoning By-law Amendment requiring the proposed alterations have been enacted by the City Council and have come into full force and effect; b. prior to the introduction of the Official Plan and Zoning By-law Amendment bills to City Council, 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 for 6 Cawthra Square and 8 Cawthra Square, prepared by GBCA Architects Ltd., dated March 31, 2023, revised March 14, 2025, to the satisfaction of the Senior Manager, Heritage Planning; and 2. enter into a Heritage Easement Agreement with the City for the properties at 6 Cawthra Square and 8 Cawthra Square substantially in accordance with the plans and drawings dated October 4, 2024, revised March 14, 2025, and May 20, 2025, prepared by ZAS Architects + Interiors Inc., and on file with the Senior Manager, Heritage Planning, and the Heritage Impact Assessment prepared by GBCA Architects Ltd., dated March 31, 2023, revised March 14, 2025, subject to and in accordance with the Conservation Plan required in Recommendation 2.b.1 above to the satisfaction of the Senior Manager, Heritage Planning, including execution of such agreement to the satisfaction of the City Solicitor. c. that prior to the issuance of any permit for all or any part of the properties at 6 Cawthra Square and 8 Cawthra Square, 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, the owner shall: 1. have entered into a Heritage Easement Agreement with the City required in Condition 2.b.2 above for the properties at 6 Cawthra Square and 8 Cawthra Square including registration on title of such agreement, to the satisfaction of the City Solicitor; 2. have obtained final approval for the necessary Official Plan Amendment and Zoning By-law Amendment, and such Amendments have come into full force and effect; 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.b.1 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; 4. 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 and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Planning; 5. provide an Interpretation Plan for the subject properties, to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Planning; 6. submit a Signage Plan for the subject properties, to the satisfaction of the Senior Manager, Heritage Planning; and 7. provide a Letter of Credit, including provision for upwards indexing, in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Planning to secure all work included in the approved Conservation Plan and Interpretation Plan. d. that prior to the release of the Letter of Credit required in Recommendation 2.c.7 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 Plan and Interpretation Plan and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Planning; and 2. provide replacement Heritage Easement Agreement photographs to the satisfaction of the Senior Manager, Heritage 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 6 and 8 Cawthra Square. 4. City Council authorize the City Solicitor and City staff to take all necessary actions to implement City Council's decision.
PB33.7amended
This report recommends that City Council approve the proposed alterations and demolitions under Sections 33 and 34 of the Ontario Heritage Act for the properties at 358-360 Dufferin Street (including structure address 350 Dufferin Street) and grant authority to enter into a Heritage Easement Agreement. The subject properties comprise part of the Dominion Radiator Complex, a Late-Victorian era industrial compound defined by Factory Office buildings grouped around an open, central courtyard. The prominent Toronto architect, E.J. Lennox, is attributed to the adaptation and expansion of buildings on the site during Dominion Radiator's ownership (1889-1907). The functional industrial design of the Foundry, Mixing & Core Oven Buildings with their large footprints and the tall brick chimneys are typical Victorian industrial buildings. The site constitutes a cultural heritage landscape that facilitated heavy industrial manufacturing and contributed to the historic character of Parkdale. This Heritage Permit application is in connection with an application to amend the Official Plan and Zoning By-law to permit three mixed use buildings with heights of 29, 26, and 9 storeys. The redevelopment achieves whole-building retention and re-use of the Mixing & Core Oven Buildings. The Factory Office and Foundry Buildings are to be partially retained within the new construction surrounding the central courtyard, which is to become re-animated as a Privately-Owned-Publicly Accessible-Space.
The Toronto Preservation Board recommends that: 1. City Council approve: a. the application to alter the designated heritage property at 358-360 Dufferin Street (including structure address at 350 Dufferin Street), with conditions, under Part IV, Section 33 of the Ontario Heritage Act to allow for the construction of a mixed use development with such alterations substantially in accordance with the plans and drawings dated April 29, 2025 prepared by Sweeny & Co Architects and on file with the Senior Manager, Heritage Planning and the Heritage Impact Assessment prepared by ERA Architects, dated May 1, 2025, and on file with the Senior Manager, Heritage Planning, all subject to and in accordance with the Conservation Plan satisfactory to the Senior Manager, Heritage Planning; and b. the application to demolish the specified heritage attributes of the designated heritage property at 358-360 Dufferin Street (including structure address at 350 Dufferin Street), with conditions, under Part IV, Section 34(1) 1 of the Ontario Heritage Act to allow for the construction of a mixed use development with the removal of the specified heritage attributes on the designated heritage property being substantially in accordance with the plans and drawings dated April 29, 2025 prepared by Sweeny & Co Architects and on file with the Senior Manager, Heritage Planning and the Heritage Impact Assessment prepared by ERA Architects, dated May 1, 2025, and on file with the Senior Manager, Heritage Planning, all subject to and in accordance with the Conservation Plan satisfactory to the Senior Manager, Heritage Planning. 2. City Council direct that its consent to the application to alter the designated heritage property at 358-360 Dufferin Street (including structure address at 350 Dufferin Street), in accordance with Part IV, Section 33 of the Ontario Heritage Act, and its consent to the demolition of heritage attributes at 358-360 Dufferin Street (including structure address at 350 Dufferin Street), under Part IV, Section 34(1)1 of the Ontario Heritage Act, are also subject to the following conditions: a. the related Official Plan Amendment and Zoning By-law Amendment permitting the proposed alterations has been enacted by City Council and has come into full force and effect; b. prior to the introduction of the bills for such Official Plan Amendment and Zoning By-law Amendment by City Council, the owner shall: 1. enter into a Heritage Easement Agreement with the City for the property at 358-360 Dufferin Street (including structure address at 350 Dufferin Street), substantially in accordance with the plans and drawings dated April 29, 2025 prepared by Sweeny & Co Architects and on file with the Senior Manager, Heritage Planning and the Heritage Impact Assessment prepared by ERA Architects, dated May 1, 2025, all on file with the Senior Manager, Heritage Planning, subject to and in accordance with the Conservation Plan required in Recommendation 2.b.2 above, to the satisfaction of the Senior Manager, Heritage Planning, including execution and registration of such agreement to the satisfaction of the City Solicitor; and 2. provide a detailed Conservation Plan, prepared by a qualified heritage consultant that is substantially in accordance with the conservation strategy set out in the Heritage Impact Assessment for the property at 358-360 Dufferin Street (including structure address at 350 Dufferin Street) to the satisfaction of the Senior Manager, Heritage Planning, c. prior to the issuance of any permit for all or any part of the property at 358-360 Dufferin Street (including structure address at 350 Dufferin 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, the owner shall: 1. have entered into a Heritage Easement Agreement with the City required in Recommendation 2.b.1 above for the property at 358-360 Dufferin Street (including structure address at 350 Dufferin Street), including registration on title of such agreement, to the satisfaction of the City Solicitor; 2. have obtained final approval for the necessary Official Plan Amendment and Zoning By-law Amendments, and such Amendments to have come into full force and effect; 3. provide a Heritage Lighting Plan that describe how the exterior of the heritage property will be sensitively illuminated to enhance its heritage character to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such a plan to the satisfaction of the Senior Manager Heritage Planning; 4. provide an Interpretation Plan for the subject property, to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such plan to the satisfaction of the Senior Manager, Heritage Planning; 5. submit a Signage Plan to the satisfaction of the Senior Manager, Heritage Planning; 6. provide a detailed Landscape Plan for the subject property, satisfactory to the Senior Manager, Heritage Planning; 7. provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Conservation Plans required in Recommendation 2.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; and 8. provide a Letter of Credit, including provision for upwards indexing, in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Planning, to secure all work included in the approved Conservation Plan and Interpretation Plan, and d. prior to the release of the Letter of Credit required in Recommendation 2.c.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 interpretive work has been completed in accordance with the Conservation and Interpretation Plans and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Planning; and 2. provide replacement Heritage Easement Agreement photographs to the satisfaction of the Senior Manager, Heritage 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 property at 358-360 Dufferin Street (including structure address at 350 Dufferin Street). 4. City Council authorize the City Solicitor and City staff to take all necessary actions to implement City Council's decision. 5. City Council request the Senior Manager, Heritage Planning, Urban Design, City Planning to work with the applicant to retain more of the legibility and massing of the 19th and early 20th century components of the factory complex on the corner of Dufferin Street and Milky Way alongside the interior courtyard elements, remainder of the Dufferin Street streetwall (north of the driveway entrance), and rear private laneway streetwall.
Staff recommendation as filed
The Senior Manager, Heritage Planning, Urban Design, City Planning recommends that: 1. City Council approve: a. the application to alter the designated heritage property at 358-360 Dufferin Street (including structure address at 350 Dufferin Street), with conditions, under Part IV, Section 33 of the Ontario Heritage Act to allow for the construction of a mixed use development with such alterations substantially in accordance with the plans and drawings dated April 29, 2025 prepared by Sweeny & Co Architects and on file with the Senior Manager, Heritage Planning and the Heritage Impact Assessment prepared by ERA Architects, dated May 1, 2025, and on file with the Senior Manager, Heritage Planning, all subject to and in accordance with the Conservation Plan satisfactory to the Senior Manager, Heritage Planning; and b. the application to demolish the specified heritage attributes of the designated heritage property at 358-360 Dufferin Street (including structure address at 350 Dufferin Street), with conditions, under Part IV, Section 34(1) 1 of the Ontario Heritage Act to allow for the construction of a mixed use development with the removal of the specified heritage attributes on the designated heritage property being substantially in accordance with the plans and drawings dated April 29, 2025 prepared by Sweeny & Co Architects and on file with the Senior Manager, Heritage Planning and the Heritage Impact Assessment prepared by ERA Architects, dated May 1, 2025, and on file with the Senior Manager, Heritage Planning, all subject to and in accordance with the Conservation Plan satisfactory to the Senior Manager, Heritage Planning. 2. City Council direct that its consent to the application to alter the designated heritage property at 358-360 Dufferin Street (including structure address at 350 Dufferin Street), in accordance with Part IV, Section 33 of the Ontario Heritage Act, and its consent to the demolition of heritage attributes at 358-360 Dufferin Street (including structure address at 350 Dufferin Street), under Part IV, Section 34(1)1 of the Ontario Heritage Act, are also subject to the following conditions: a. the related Official Plan Amendment and Zoning By-law Amendment permitting the proposed alterations has been enacted by City Council and has come into full force and effect; b. prior to the introduction of the bills for such Official Plan Amendment and Zoning By-law Amendment by City Council, the owner shall: 1. enter into a Heritage Easement Agreement with the City for the property at 358-360 Dufferin Street (including structure address at 350 Dufferin Street), substantially in accordance with the plans and drawings dated April 29, 2025 prepared by Sweeny & Co Architects and on file with the Senior Manager, Heritage Planning and the Heritage Impact Assessment prepared by ERA Architects, dated May 1, 2025, all on file with the Senior Manager, Heritage Planning, subject to and in accordance with the Conservation Plan required in Recommendation 2.b.2 above, to the satisfaction of the Senior Manager, Heritage Planning, including execution and registration of such agreement to the satisfaction of the City Solicitor; and 2. provide a detailed Conservation Plan, prepared by a qualified heritage consultant that is substantially in accordance with the conservation strategy set out in the Heritage Impact Assessment for the property at 358-360 Dufferin Street (including structure address at 350 Dufferin Street) to the satisfaction of the Senior Manager, Heritage Planning. c. prior to the issuance of any permit for all or any part of the property at 358-360 Dufferin Street (including structure address at 350 Dufferin 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, the owner shall: 1. have entered into a Heritage Easement Agreement with the City required in Recommendation 2.b.1 above for the property at 358-360 Dufferin Street (including structure address at 350 Dufferin Street), including registration on title of such agreement, to the satisfaction of the City Solicitor; 2. have obtained final approval for the necessary Official Plan Amendment and Zoning By-law Amendments, and such Amendments to have come into full force and effect; 3. provide a Heritage Lighting Plan that describe how the exterior of the heritage property will be sensitively illuminated to enhance its heritage character to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such a plan to the satisfaction of the Senior Manager Heritage Planning; 4. provide an Interpretation Plan for the subject property, to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such plan to the satisfaction of the Senior Manager, Heritage Planning; 5. submit a Signage Plan to the satisfaction of the Senior Manager, Heritage Planning; 6. provide a detailed Landscape Plan for the subject property, satisfactory to the Senior Manager, Heritage Planning; 7. provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Conservation Plans required in Recommendation 2.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; and 8. provide a Letter of Credit, including provision for upwards indexing, in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Planning, to secure all work included in the approved Conservation Plan and Interpretation Plan. d. prior to the release of the Letter of Credit required in Recommendation 2.c.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 interpretive work has been completed in accordance with the Conservation and Interpretation Plans and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Planning; and 2. provide replacement Heritage Easement Agreement photographs to the satisfaction of the Senior Manager, Heritage 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 property at 358-360 Dufferin Street (including structure address at 350 Dufferin Street). 4. City Council authorize the City Solicitor and City staff to take all necessary actions to implement City Council's decision.
PB33.8adopted
This report recommends that City Council refuse the application under Part V, Section 42 of the Ontario Heritage Act to demolish and construct a new building on the designated heritage properties at 445, 447, 449, and 451 Adelaide Street West, in connection with the proposed development of the site. The proposal demolishes four designated contributing heritage properties to replace them with a new 17-storey building with hotel and restaurant uses. The heritage permit application reflects the incomplete application submitted through the associated Zoning By-law Amendment application (25 152956 STE 10 OZ). The proposed development site (the "Site") consists of four properties - 445, 447, 449, and 451 Adelaide Street West - identified as contributing residential properties within the in-effect King-Spadina Heritage Conservation District (KSHCD), designated under Part V of the Ontario Heritage Act (OHA). The Site is adjacent to the contributing residential property at 453 Adelaide Street West to the west, and to the north, adjacent to the St. Andrew's Playground - a significant historic public space within the KSHCD dating to the 1837 Hawkins Plan. Functionally, the properties at 447, 449, and 451 are comprised of the same building, including 453 Adelaide Street West, which is not incorporated into the Site. Staff recommend refusal of the heritage permit application, as it does not demonstrate that the cultural heritage value and attributes of the King-Spadina HCD, as expressed through the contributing properties on, and adjacent to, the Site, will be conserved in a manner consistent with the heritage planning policy framework, including the KSHCD Plan. Nor does it demonstrate that the heritage impacts of the proposal would be appropriately mitigated. The proposal would result in the permanent and irreversible loss of cultural heritage resources that form part of the KSHCD's heritage attributes, in direct conflict with the policies and objectives of the KSHCD Plan. The demolition of designated heritage properties, and negative impact on adjacent designated heritage properties, is not consistent with the Provincial Planning Statement (2024), does not conform to the City of Toronto Official Plan, including the King-Spadina Secondary Plan and the Downtown Plan, and fails to meet or be consistent with the Standards and Guidelines for the Conservation of Historic Places in Canada.
The Toronto Preservation Board recommends that: 1. City Council refuse the demolition and new construction on the designated heritage properties at 445, 447, 449, and 451 Adelaide Street West in accordance with Section 42 of the Ontario Heritage Act, as found in the plans and drawings prepared by architects Alliance, dated April 24, 2025, and the Heritage Impact Assessment prepared by ERA Architects, dated April 23, 2025. 2. In the event of an appeal to the Ontario Land Tribunal, City Council authorize the City Solicitor and the necessary City staff to attend the Ontario Land Tribunal hearing in opposition to the appeal.
Staff recommendation as filed
The Senior Manager, Heritage Planning, Urban Design, City Planning recommends that: 1. City Council refuse the demolition and new construction on the designated heritage properties at 445, 447, 449, and 451 Adelaide Street West in accordance with Section 42 of the Ontario Heritage Act, as found in the plans and drawings prepared by architects Alliance, dated April 24, 2025, and the Heritage Impact Assessment prepared by ERA Architects, dated April 23, 2025. 2. In the event of an appeal to the Ontario Land Tribunal, City Council authorize the City Solicitor and the necessary City staff to attend the Ontario Land Tribunal hearing in opposition to the appeal.
PB33.9forwarded without recommendation
This report recommends that City Council approve the demolition of three category "X" buildings within the East Annex Heritage Conservation District (EAHCD) and approve the design of a replacement structure located at 126, 128 and 130 Avenue Road in accordance with Section 42(1) 2 and 42(1) 4 of the Ontario Heritage Act. The application is to demolish three existing buildings that form part of a row of buildings located on the west side of Avenue Road, between Bernard Avenue to the south and Davenport Road to the north. The EAHCD Plan allows for the demolition of category "X" buildings provided that the replacement building design complies with the EAHCD plan guidelines for new buildings. The demolition would allow for the construction of a new 11-storey building that meets the general intent of the EAHCD Plan's guidelines and would not detract from rated heritage buildings to the west of the development site. On March 2, 2023, a related Zoning By-law Amendment application was made for 126-130 Avenue Road (23 119287 STE 11 OZ) to permit construction of a new 11-storey mixed-use building, containing 60 dwelling units and retail uses at-grade. The recommendations in this report relate solely to the approvals required under the Ontario Heritage Act.
The Toronto Preservation Board forwards the Item without recommendations.
Staff recommendation as filed
The Senior Manager, Heritage Planning, Urban Design, City Planning recommends that: 1. City Council approve the demolition of the category "X" buildings at 126, 128 and 130 Avenue Road, in the East Annex Heritage Conservation District, in accordance with Section 42(1) 4 of the Ontario Heritage Act and the erection of one building in accordance with Section 42(1) 2 of the Ontario Heritage Act subject to the following: a. City Council approve the replacement building for 126, 128 and 130 Avenue Road as shown in the plans and elevations submitted by the applicant and prepared by Icon Architects dated May 8, 2025 along with the Heritage Impact Assessment prepared by ERA Architects Inc. dated April 22, 2025 and on file with the Senior Manager, Heritage 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 126, 128 and 130 Avenue Road including a demolition permit, but excluding permits for interior work, repairs and maintenance and usual and minor works for the existing category "X" buildings as are acceptable to the Senior Manager, Heritage Planning, the applicant provide the following to the satisfaction of the Senior Manager, Heritage Planning: 1. photo documentation of the existing buildings at 126, 128 and 130 Avenue Road; and 2. final building permit drawings for the replacement structure and a landscape plan consistent with the East Annex Heritage Conservation District Plan and substantially in accordance with the plans and elevations submitted by the applicant and prepared by Icon Architects dated May 8, 2025 and the East Annex Heritage Conservation District Plan.