Toronto Preservation Board
The full agenda, as filed
All 4 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.
PB38.1amended
This report recommends that City Council approve an application under Section 33 and Section 34(1) 1 of the Ontario Heritage Act to alter and demolish heritage attributes of a designated heritage property at 409 Huron Street in connection with a Zoning By-law amendment and an Official Plan Amendment application on the subject property, and that Council grant authority to enter into a Heritage Easement Agreement. Located on the east side of Huron Street, south of Bloor Street West, the property includes a Queen Anne Revival-style detached house that was constructed in 1903.The building was designed by Frederick Henry Herbert, an accomplished architect who practiced in Toronto in the late 19th and early 20th centuries. The building forms part of a Victorian streetscape on Huron Street within the Huron-Sussex neighbourhood and it is designated under Part IV, Section 29 of the Ontario Heritage Act. The City received a Zoning By-law amendment application on March 21, 2019 and received an Official Plan amendment application on March 24, 2023 related to the proposed development of the subject property to permit an 11-storey residential building. The proposed development includes the in-situ retention of the west, north and south elevations of the existing house, with new construction to the rear and north side of the property. Through revisions to the application, Heritage Planning staff are satisfied that the proposal conserves the designated heritage property and is 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 approve: a. the alterations to the designated heritage property at 409 Huron Street under Section 33 of the Ontario Heritage Act to allow for the construction of an 11-storey residential building, with such alterations to the designated heritage property being substantially in accordance with the plans and drawings prepared by MAR Architect Inc., dated July 17, 2025, and the Heritage Impact Assessment prepared by ERA Architects Inc., dated October 28, 2025, on file with the Senior Manager, Heritage Planning, all subject to and in accordance with an approved Conservation Plan and drawings satisfactory to the Senior Manager, Heritage Planning and subject to conditions as set out below; and b. the demolition of heritage attributes of the existing designated heritage property at 409 Huron Street accordance with Section 34(1) 1 of the Ontario Heritage Act to allow for the construction of an 11-storey residential building substantially in accordance with the plans and drawings prepared by MAR Architect Inc., dated July 17, 2025, and the Heritage Impact Assessment prepared by ERA Architects Inc., dated October 28, 2025, on file with the Senior Manager, Heritage Planning, all subject to and in accordance with an approved Conservation Plan and drawings 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 409 Huron Street, in accordance with Part IV, Section 33 of the Ontario Heritage Act, and its consent to the demolition of heritage attributes at 409 Huron Street, under Part IV, Section 34(1) 1 of the Ontario Heritage Act are also subject to the following conditions: a. the owner shall 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 409 Huron Street, prepared by ERA Architects Inc., dated October 28, 2025, to the satisfaction of the Senior Manager, Heritage Planning; b. the owner shall enter into a Heritage Easement Agreement with the City for the property at 409 Huron Street in accordance with the plans and drawings prepared by MAR Architect Inc., dated July 17, 2025 and the Heritage Impact Assessment prepared by ERA Architects Inc., dated October 28, 2025, and on file with the Senior Manager, Heritage Planning, subject to and in accordance with the Conservation Plan required in Recommendation 2.a 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 property at 409 Huron 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 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 Recommendation 2.b above. for the property at 409 Huron 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 Amendment, and such Amendment has 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.a 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 property 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 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; 6. submit a Landscape Plan for the subject property, 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; and e. that revised drawings are submitted that consider preserving more than 2.5 meters of the line-of-site of the north elevation of 409 Huron Street from the public right of way to the satisfaction of the Senior Manager, Heritage Planning, Urban Design, 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 heritage property at 409 Huron 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: a. the alterations to the designated heritage property at 409 Huron Street under Section 33 of the Ontario Heritage Act to allow for the construction of an 11-storey residential building, with such alterations to the designated heritage property being substantially in accordance with the plans and drawings prepared by MAR Architect Inc., dated July 17, 2025, and the Heritage Impact Assessment prepared by ERA Architects Inc., dated October 28, 2025, on file with the Senior Manager, Heritage Planning, all subject to and in accordance with an approved Conservation Plan and drawings satisfactory to the Senior Manager, Heritage Planning and subject to conditions as set out below; and b. The demolition of heritage attributes of the existing designated heritage property at 409 Huron Street accordance with Section 34(1) 1 of the Ontario Heritage Act to allow for the construction of an 11-storey residential building substantially in accordance with the plans and drawings prepared by MAR Architect Inc., dated July 17, 2025, and the Heritage Impact Assessment prepared by ERA Architects Inc., dated October 28, 2025, on file with the Senior Manager, Heritage Planning, all subject to and in accordance with an approved Conservation Plan and drawings 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 409 Huron Street, in accordance with Part IV, Section 33 of the Ontario Heritage Act, and its consent to the demolition of heritage attributes at 409 Huron Street, under Part IV, Section 34(1) 1 of the Ontario Heritage Act are also subject to the following conditions: a. the owner shall 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 409 Huron Street, prepared by ERA Architects Inc., dated October 28, 2025, to the satisfaction of the Senior Manager, Heritage Planning; and b. the owner shall enter into a Heritage Easement Agreement with the City for the property at 409 Huron Street in accordance with the plans and drawings prepared by MAR Architect Inc., dated July 17, 2025 and the Heritage Impact Assessment prepared by ERA Architects Inc., dated October 28, 2025, and on file with the Senior Manager, Heritage Planning, subject to and in accordance with the Conservation Plan required in Recommendation 2.a above, to the satisfaction of the Senior Manager, Heritage Planning, including execution of such agreement to the satisfaction of the City Solicitor; and c. that prior to the issuance of any permit for all or any part of the property at 409 Huron 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 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 Recommendation 2.b above. for the property at 409 Huron 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 Amendment, and such Amendment has 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.a 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 property 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 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; 6. submit a Landscape Plan for the subject property, 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 heritage property at 409 Huron Street. 4. City Council authorize the City Solicitor and City staff to take all necessary actions to implement City Council's decision.
PB38.2adopted
Bloor West Village Heritage Conservation District Study - Final Report
This report summarizes the findings of the Bloor West Village Heritage Conservation District (HCD) Study (the "HCD Study" or "Study") and recommends that the Toronto Preservation Board endorse staff's recommendations that the HCD Study not proceed to the Plan phase and affirm the list of individual properties with cultural heritage or interest within the Study area. In March 2015, City Council authorized and prioritized the Bloor West Village HCD Study. In November 2017, City staff, with a consultant team (Stantec Consulting Ltd.), initiated a study of this area to determine whether it merited designation under Part V of the Ontario Heritage Act (the "OHA"). The HCD Study included the survey, analysis, and evaluation of the Bloor West Village area and solicited feedback from a Community Advisory Group and the community. The HCD Study was initially undertaken concurrently with the Bloor West Village Avenue Study (the "Avenue Study"), which was conducted by a consultant team between 2016 and 2018. Implementation of new planning policy did not move forward at that time. The HCD Study was delayed by the COVID-19 global pandemic but was completed in 2021.The consultant team did not recommend that a HCD Plan be prepared for the Study Area, but a list of properties was recommended for inclusion on the City's Heritage Register as outlined in Attachment 4. The Study also recommended the preparation of comprehensive, area-specific Urban Design Guidelines to guide context-sensitive growth and change in a way that supports and maintains the historic main street character of Bloor West Village, including its low-rise, fine-grain built form and other character-defining elements, particularly within the Village Main Street character area. The final report for the Avenue Study, including its recommendations regarding the Urban Design Guidelines, will be considered by Toronto and East York Community Council at its meeting on November 27, 2025. The findings and recommendations from the HCD Study have informed and guided the development of the Urban Design Guidelines (the "Guidelines"), ensuring that heritage considerations are meaningfully integrated into the planning framework.
The Toronto Preservation Board: 1. Endorsed the recommendations of the Bloor West Village Heritage Conservation District Study - Final Report dated April 21, 2021 (Attachment 3 to the report (November 18, 2025) from the Senior Manager, Heritage Planning, Urban Design, City Planning). 2. Endorsed the list of properties identified as having cultural heritage potential (Attachment 4 - Properties of Potential Cultural Heritage Value, to the report (November 18, 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. The Toronto Preservation Board endorse the recommendations of the Bloor West Village Heritage Conservation District Study - Final Report dated April 21, 2021 (Attachment 3). 2. The Toronto Preservation Board endorse the list of properties identified as having cultural heritage potential (Attachment 4 - Properties of Potential Cultural Heritage Value).
PB38.3received
University Avenue Cultural Heritage Landscape Study
City Planning will deliver a presentation on University Avenue Cultural Heritage Landscape Study.
The Toronto Preservation Board received the presentation for information.
PB38.4adopted
This report recommends that City Council state its intention to designate the property at 180 Queen's Drive under Part IV, Section 29 of the Ontario Heritage Act for its cultural heritage value according to the Statement of Significance and description of heritage attributes found in Attachment 1. The subject property is located on the northeast corner of Queen's Drive and Pine Street in the Weston neighbourhood. The property comprises of a spacious corner lot with the house set back deeply on the parcel. A location map and current photographs of the heritage property is found in Attachment 2. The property at 180 Queen's Drive, Oliver Master House, features a substantial, three-storey house constructed in the Shingle style in 1911. The red-brick house is distinguished by its multiple, shingle-clad gables, broad verandah, and stone corner tower. The property was commissioned for Oliver Master, a prominent insurance broker, Weston village councillor (1912-13) and civic leader. The property at 180 Queen's Drive was listed on the City's Heritage Register on December 15, 2021. Staff have determined that the property at 180 Queen's Drive has cultural heritage value and meets three of the Ontario Regulation 9/06 criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act. A property may be designated under Part IV, Section 29 of the Ontario Heritage Act, if it meets two or more of the nine criteria. Designation enables City Council to review proposed alterations or demolitions to the properties and enforce heritage property standards and maintenance. The Committee of Adjustment issued Notices of Decision on August 14, 2025 for the subject property that include the Consent Application 24210323WET05CO that was refused to sever the property into two residential lots and the Minor Variance Application 24210335WET05MV that was refused to allow for the development of a new fourplex dwelling. The property at 180 Queen's Drive is currently subject to a scheduled hearing on February 9, 2026 at Toronto Local Appeal Body (TLAB) because of appeals to the refusal of the two applications by the Committee of Adjustment.
The Toronto Preservation Board recommends that: 1. City Council state its intention to designate the property at 180 Queen's Drive under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 180 Queen's Drive (Reasons for Designation) attached as Attachment 1 to the report (December 2, 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 properties 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 180 Queen's Drive under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 180 Queen's Drive (Reasons for Designation) attached as Attachment 1 to the report (December 2, 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 properties under Part IV, Section 29 of the Ontario Heritage Act.