Planning and Housing Committee
The full agenda, as filed
All 17 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.
PH26.1amended
This report proposes temporary changes to the City-Wide Community Improvement Plan (CIP) for the Economic Development and Growth in Employment (EDGE) Incentive Program to support the Mayor's Economic Action Plan in Response to United States Tariffs. The CIP amendment would temporarily increase the value of development grants offered through the incentive program to encourage business investment and job creation in the near term. Specifically, a new program stream would provide development grants equal to 100 percent of the municipal tax increment over a five-year period. This enhanced support would be available for eligible applications submitted by December 31, 2027, including any applications submitted prior to the Council approval of amendments. All other program eligibility requirements would remain unchanged, and the program would continue to operate within its existing annual funding cap of $20 million. These proposed changes respond to City Council's direction to explore ways to boost industrial investment and job creation in Toronto and align with priorities outlined in the Action Plan for Toronto's Economy (APTE), including actions to encourage investment, support job growth, and maintain the city's competitive edge through tools such as tax incentives. The amendment ensures the program remains responsive to current market conditions, including economic uncertainty and competitive pressures resulting from ongoing U.S. trade policy issues. The report and recommendations were developed in consultation with the Chief Financial Officer. This report also fulfills City Council's direction for staff to provide an annual update on the EDGE Incentive Program, which is otherwise required in the first quarter annually.
The Planning and Housing Committee recommends that: 1. City Council adopt the amendments to the City-Wide Community Improvement Plan for the Economic Development and Growth in Employment (EDGE) Incentive Program, as shown in Attachment 1 to the report (November 19, 2025) from the Chief Planner and Executive Director, City Planning and the General Manager, Economic Development and Culture to increase the Development Grants to 100 percent of the municipal tax increment for successful applications submitted by December 31, 2027, including any applications submitted prior to the Council approval of amendments. 2. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft By-law to amend the Community Improvement Plan for the Economic Development and Growth in Employment (EDGE) Program, as may be required. 3. City Council direct the General Manager, Economic Development and Culture, in consultation with the Chief Planner and Executive Director, City Planning, and the Chief Financial Officer and Treasurer to: a. examine opportunities to support Small and Medium-Sized Enterprises, particularly businesses seeking to invest in new technology, innovation, or undertake smaller renovation projects that do not trigger a Tax Increment Equivalent Grant (TIEG) or qualify for support under the Economic Development and Growth in Employment (EDGE) Incentive Program, including exploring additional supports outside of the EDGE Program that may help stimulate or support such investment; b. identify strategies to improve productivity, innovation and competitiveness in Employment Areas, including measures that stimulate additional capital investment and modernization of facilities; c. engage industry stakeholders, including Business Improvement Areas, to understand their specific needs and interests related to additional capital investments that support business growth and create and retain jobs; and d. report back to City Council in the second quarter of 2026 with options to advance these objectives.
Staff recommendation as filed
The Chief Planner and Executive Director, City Planning and General Manager, Economic Development and Culture recommend that: 1. City Council adopt the amendments to the City-Wide Community Improvement Plan for the Economic Development and Growth in Employment (EDGE) Incentive Program, as shown in Attachment 1 to increase the Development Grants to 100 percent of the municipal tax increment for successful applications submitted by December 31, 2027, including any applications submitted prior to the Council approval of amendments. 2. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft By-law to amend the Community Improvement Plan for the Economic Development and Growth in Employment (EDGE) Program, as may be required.
PH26.2deferred
Toronto's trees are essential in addressing biodiversity loss, mitigating the impacts of climate change, and contributing to the development of attractive, livable and healthy neighbourhoods. New infill housing is needed to help address Toronto's housing crisis. This report presents proactive solutions to ensure the city's existing tree canopy is supported and that there is growing space for trees as new housing is built. This report recommends Official Plan and City-wide Zoning By-law amendments to protect and enhance the city's tree canopy while supporting infill housing development and to address the impacts on the tree canopy and water management associated with iceberg homes (houses which exhibit a larger below ground footprint than their above ground footprint or with multi-storey basements). Staff undertook extensive consultation on the amendments and have made revisions following feedback from the public and stakeholders. Recommended amendments to the Official Plan address objectives to protect and enhance the tree canopy and growing space for trees as part of both new and infill development in Neighbourhoods and Apartment Neighbourhoods. Recommended amendments to the City-wide Zoning By-law address landscaping and setback regulations, including requirements that apply minimum building setbacks below ground (consistent with existing setbacks above ground) for all low-rise residential buildings (e.g. detached houses, semi-detached houses, townhouses, and multiplexes), except for apartment buildings, in the Residential Zone category. This report also describes updates to conditions for Committee of Adjustment applications to require new trees and protect growing space, as well as five specific tree by-law amendment proposals that were consulted on in the fall that will be discussed in detail in a future report on the City's tree by-laws.
The Planning and Housing Committee: 1. Adjourned the statutory public meeting for the Item titled "Growing Space for Trees: Protecting and Enhancing the Tree Canopy While Supporting Infill Housing and Addressing Concerns with Iceberg Homes - Recommendation Report" until the January 22, 2026 meeting of the Planning and Housing Committee and that no further notice of public meeting be given and requested the Chief Planner and Executive Director, City Planning to provide a supplementary report, at that time, with information on minor variance requests for landscaping variances, and specifically variances related to soft landscaping that provides permeable area, associated with multiplexes and the frequency of conditions of approval for such variances related to permeable pavement since Council's adoption of the multiplex zoning by-law.
Staff recommendation as filed
The Chief Planner and Executive Director, City Planning and Executive Director, Environment, Climate and Forestry recommend that: 1. City Council adopt the Official Plan Amendment 857 in accordance with Attachment 1. 2. City Council adopt the Zoning By-law Amendment in accordance with Attachment 3. 3. City Council authorize the City Solicitor to make such stylistic and technical changes to the recommended Official Plan Amendment 857 and Zoning By-law Amendment referred to in Recommendations 1 and 2 as may be required.
PH26.3amended
Multi-Tenant Houses Regulatory Framework: Implementation Update
Multi-tenant houses (also known as rooming houses) are one of the most affordable forms of housing and have long provided accommodation to diverse communities across Toronto, including students, seniors, newcomers, low-income residents, and people exiting homelessness. To preserve this type of affordable housing and ensure it is safe and secure across all neighbourhoods in Toronto, City Council adopted the New Regulatory Framework for Multi-Tenant Houses ("the framework") on December 14, 2022 ( 2023.CC2.1 ). The framework came into effect on March 31, 2024, and introduced a city-wide zoning approach to permit multi-tenant houses in all areas of the city (subject to zone-specific requirements), a new licensing bylaw (Toronto Municipal Code, Chapter 575, Multi-Tenant Houses) and a phased, interdivisional approach to licensing and enforcement. The framework also established the Multi-Tenant House Licensing Tribunal, a renovation and repair program, and a communications and engagement program to inform tenants, operators, and the broader public. The framework was adopted to advance key actions under the HousingTO 2020-2030 Action Plan ("HousingTO Plan") and other core policy objectives: to harmonize zoning permissions across Toronto; improve tenant safety and housing conditions; preserve and expand deeply affordable housing; and apply an equity lens to the regulation of multi-tenant houses. The framework is also one of many concrete steps the City has taken to advance the progressive realization of the right to adequate housing, a commitment made by City Council in adopting the Toronto Housing Charter. Staff have been monitoring progress toward the framework's objectives through indicators such as licensing uptake, compliance with property and safety standards, tenant protection measures, and the legal, safe, and equitable integration of multi-tenant houses into all neighbourhoods. This report responds to City Council's direction to provide an implementation update on the framework, and assesses the activities and outcomes between March 31, 2024, and July 31, 2025. The report includes operational insights, licensing and enforcement data, interdivisional collaboration updates, findings from a land economics study, and community engagement activities, including an online feedback form for the public and a targeted survey of operators. Implementation of the framework is progressing in line with the planned phased rollout. Licensing activity to date indicates that most operators previously licensed under legacy bylaws have transitioned to the new framework, which applies higher standards. At the same time, implementation has highlighted challenges, particularly when it comes to bringing unlicensed operators into the framework. To build on progress achieved during the initial phases of implementation and advance policy objectives, this report highlights and recommends targeted refinements and stronger supports to respond to some of the challenges experienced since implementation began. The City remains committed to increasing participation in the framework, protecting tenants, and advancing the long-term goals of safety, affordability, and equitable housing access across Toronto. To support these objectives, staff introduced an Operator Concierge service in September 2025 to guide operators through the licensing process and are proposing enhancements to the Multi-Tenant Houses Renovation Program. Staff also recommend a set of technical and administrative refinements to both licensing and zoning bylaws, recommended to come into effect on February 15, 2026, that would clarify applicable standards, including for buildings upon multiple properties or containing both dwelling rooms and dwelling units.
The Planning and Housing Committee recommends that: 1. City Council amend Toronto Municipal Code Chapter 575, Multi-Tenant Houses as follows: a. Amend the definition of "Multi-Tenant House" in section 575-1.1 (1) as follows: (1) Delete the word "building" in the first sentence of subsection [1] and replace it with "premises" so that it reads as follows: [1] A premises with four or more multi-tenant house rooms, inhabited or intended to be inhabited by persons who do not live together as a single housekeeping unit. (2) Add the following as subsection [3](g) in the list of what a multi-tenant house does not include: (g) units and areas outside of units in an apartment building as defined in City of Toronto Zoning Bylaw 569-2013 or Chapter 354, Apartment Buildings, except for units that individually meet the criteria of subsection (1) or a building described in subsection (2). b. Amend section 575-2.2A(1)(e) to read as follows: (e) On first applying for an initial licence, a zoning review from Toronto Building and on a licence renewal, a statement of no change in use; c. Amend section 575-2.2A(1)(f)[3] to read as follows such that floor plans provided as part of licence applications or renewals include dimensions: [3] A floor plan of the building showing each multi-tenant house room or dwelling room, the dimensions of each multi-tenant house room or dwelling room, and the maximum number of tenants to be provided with living accommodation in each multi-tenant house room or dwelling room; d. Amend section 575-2.2A(2) to add a new subsection (e) as follows: (e) Despite Subsection A(2)(b)[1], when the operator is a corporation, a person authorized to bind the corporation may submit the following in lieu of the documentation required in Subsection A(2)(b)[1]: [1] A declaration in a form satisfactory to the Executive Director confirming that: [a] each director of the corporation meets the requirements in Subsection A(2)(b)[1]; [b] the operator will maintain satisfactory documentation to show each director's compliance with the requirements in Subsection A(2)(b)[1] at all times; and [c] the operator will provide the documentation described in subsection [b] to the City at any time upon request. e. Amend section 575-3.1H(1)(b) so it reads as follows such that an operator must provide the City's approval of a transition plan as part of the notice to tenants: (b) On receiving approval of a transition plan from the Executive Director, deliver to each tenant a written notice along with the Executive Director's approval at least 180 days in advance indicating the date on which operations will end. f. Amend section 575-4.1 to add a new paragraph C as follows: C. Where a declaration was submitted in accordance with § 575-2.2A(2)(e), the operator of a personal-care multi-tenant house shall ensure that documentation showing each director's compliance with the requirements in Subsection § 575-2.2A(2)(b)[1] is provided forthwith to the City at any time upon request. 2. City Council direct that the amendments to Toronto Municipal Code, Chapter 575, Multi-Tenant Houses come into force on February 15, 2026. 3. City Council amend Zoning Bylaw 569-2013, as amended, substantially in accordance with the draft Zoning Bylaw Amendment attached as Attachment 2 to the report (November 19, 2025) from the Interim Executive Director, Municipal Licensing and Standards, the Chief Planner and Executive Director, City Planning, the Executive Director, Housing Secretariat, the Interim Chief Building Official and Executive Director, Toronto Building and the Fire Chief and General Manager, Toronto Fire Services. 4. City Council authorize the City Solicitor to make any necessary clarifications, refinements, minor modifications, technical amendments, or bylaw amendments as may be identified by the City Solicitor, the Chief Planner and Executive Director, City Planning, and the Interim Executive Director, Municipal Licensing and Standards. 5. City Council adopt the revised Multi-Tenant Houses Renovation Program ("the Program") in accordance with the Program guidelines provided in Attachment 8 to the report (November 19, 2025) from the Interim Executive Director, Municipal Licensing and Standards, the Chief Planner and Executive Director, City Planning, the Executive Director, Housing Secretariat, the Interim Chief Building Official and Executive Director, Toronto Buildinga and the Fire Chief and General Manager, Toronto Fire Services and such additional parameters as may be determined by the Executive Director, Housing Secretariat, and subject to available City Council approved funding within the Housing Secretariat's annual operating budget. 6. City Council authorize the Executive Director, Housing Secretariat to negotiate and execute, on behalf of the City, any agreements with eligible operators selected under the Program referenced in Recommendation 5 above to secure the financial assistance being provided and to set out the terms for the funding, renovation, and operation of multi-tenant housing, on terms and conditions satisfactory to the Executive Director, Housing Secretariat, and in a form acceptable to the City Solicitor. 7. City Council request the Deputy City Manager, Infrastructure Services and the Deputy City Manager, Development and Growth Services to establish an advisory group comprised of relevant stakeholders and staff regarding Multi-Tenant Housing licensing for residential premises licensed, funded or similarly approved of by the Government of Ontario, the Government of Canada, or the City of Toronto. 8. City Council request Deputy City Manager, Infrastructure Services and the Deputy City Manager, Development and Growth Services to report back in the second quarter of 2026 to the Planning and Housing Committee on: a. establishing a resolution process involving staff and stakeholders to bring resolution to conflicts; b. producing policy interpretation and guidance materials for staff to ensure consistent interpretation and application of the law which includes developing standard operating procedures and protocols to guide officers in achieving compliance in a way that prioritizes maintaining tenancies and preserving dwelling room supply; c. additional training for staff in understanding all relevant municipal and provincial laws, newly developed standard operating procedures and protocols, and the City's right to housing charter; and d. establishing effective coordination of the many Divisions involved in implementing the Multi-Tenant Houses Regulatory Framework, including the coordination of development of standard operating procedures, and procures, protocols and guidance materials.
Staff recommendation as filed
The Interim Executive Director, Municipal Licensing and Standards, the Chief Planner and Executive Director, City Planning, the Executive Director, Housing Secretariat, the Interim Chief Building Official and Executive Director, Toronto Building, and the Fire Chief and General Manager, Toronto Fire Services recommend that: 1. City Council amend Toronto Municipal Code Chapter 575, Multi-Tenant Houses as follows: a. Amend the definition of "Multi-Tenant House" in section 575-1.1 (1) as follows: (1) Delete the word "building" in the first sentence of subsection [1] and replace it with "premises" so that it reads as follows: [1] A premises with four or more multi-tenant house rooms, inhabited or intended to be inhabited by persons who do not live together as a single housekeeping unit. (2) Add the following as subsection [3](g) in the list of what a multi-tenant house does not include: (g) units and areas outside of units in an apartment building as defined in City of Toronto Zoning Bylaw 569-2013 or Chapter 354, Apartment Buildings, except for units that individually meet the criteria of subsection (1) or a building described in subsection (2). b. Amend section 575-2.2A(1)(e) to read as follows: (e) On first applying for an initial licence, a zoning review from Toronto Building and on a licence renewal, a statement of no change in use; c. Amend section 575-2.2A(1)(f)[3] to read as follows such that floor plans provided as part of licence applications or renewals include dimensions: [3] A floor plan of the building showing each multi-tenant house room or dwelling room, the dimensions of each multi-tenant house room or dwelling room, and the maximum number of tenants to be provided with living accommodation in each multi-tenant house room or dwelling room; d. Amend section 575-2.2A(2) to add a new subsection (e) as follows: (e) Despite Subsection A(2)(b)[1], when the operator is a corporation, a person authorized to bind the corporation may submit the following in lieu of the documentation required in Subsection A(2)(b)[1]: [1] A declaration in a form satisfactory to the Executive Director confirming that: [a] each director of the corporation meets the requirements in Subsection A(2)(b)[1]; [b] the operator will maintain satisfactory documentation to show each director's compliance with the requirements in Subsection A(2)(b)[1] at all times; and [c] the operator will provide the documentation described in subsection [b] to the City at any time upon request. e. Amend section 575-3.1H(1)(b) so it reads as follows such that an operator must provide the City's approval of a transition plan as part of the notice to tenants: (b) On receiving approval of a transition plan from the Executive Director, deliver to each tenant a written notice along with the Executive Director's approval at least 180 days in advance indicating the date on which operations will end. f. Amend section 575-4.1 to add a new paragraph C as follows: C. Where a declaration was submitted in accordance with § 575-2.2A(2)(e), the operator of a personal-care multi-tenant house shall ensure that documentation showing each director's compliance with the requirements in Subsection § 575-2.2A(2)(b)[1] is provided forthwith to the City at any time upon request. 2. City Council direct that the amendments to Toronto Municipal Code, Chapter 575, Multi-Tenant Houses come into force on February 15, 2026. 3. City Council amend Zoning Bylaw 569-2013, as amended, substantially in accordance with the draft Zoning Bylaw Amendment attached as Attachment 2 to this report and direct that the amendments come into force and effect on February 15, 2026. 4. City Council authorize the City Solicitor to make any necessary clarifications, refinements, minor modifications, technical amendments, or bylaw amendments as may be identified by the City Solicitor, the Chief Planner and Executive Director, City Planning, and the Interim Executive Director, Municipal Licensing and Standards. 5. City Council adopt the revised Multi-Tenant Houses Renovation Program ("the Program") in accordance with the Program guidelines provided in Attachment 8 to this report and such additional parameters as may be determined by the Executive Director, Housing Secretariat, and subject to available City Council approved funding within the Housing Secretariat's annual operating budget. 6. City Council authorize the Executive Director, Housing Secretariat to negotiate and execute, on behalf of the City, any agreements with eligible operators selected under the Program referenced in Recommendation 5 above to secure the financial assistance being provided and to set out the terms for the funding, renovation, and operation of multi-tenant housing, on terms and conditions satisfactory to the Executive Director, Housing Secretariat, and in a form acceptable to the City Solicitor.
PH26.4adopted
Housing Action Plan: Avenues Policy Review Phase Two: Initial Study of Wards 9 and 11
On March 21, 2023, the Executive Committee adopted Item 2023.EX3.1 , "Housing Action Plan 2022-2026- Priorities and Work Plan". Through the Housing Action Plan (HAP) 2022-2026, City Council directed City Planning to update the Official Plan and establish as-of-right zoning permissions to expand housing opportunities across the city. Building on that direction, the Avenues Policy Review modernizes policies and zoning to enable mid-rise buildings along Avenues. In the Official Plan, "Avenues" are designated major streets that serve as corridors for growth and intensification supporting new housing, services, and local businesses close to transit. On February 5, 2025, Council adopted Official Plan Amendment 778 (OPA 778), which comprehensively updated the Avenues policies, expanded the network of Avenues by 283 kilometres, and directed growth along Avenues generally to the height and scale of mid-rise buildings. Following appeals, the Ontario Land Tribunal brought OPA 778 into effect city-wide on July 24, 2025, except for site-specific matters still before the Tribunal. Phase Two of the Avenues Policy Review now moves from policy to implementation. It studies new and previously unexamined Avenues to determine where redesignation to Mixed Use Areas or Apartment Neighbourhoods-with corresponding zoning-is appropriate to enable mid-rise development. On June 25, 2025, Council adopted the Phase Two Work Plan, launching an initial study of Ward 9 (Davenport) and Ward 11 (University-Rosedale) with final reporting in the fourth quarter of 2025. This report presents the findings and recommendations of that study, which considered the local context as well as extensive community consultation. The recommended redesignation of approximately 1,900 parcels along Avenues in these wards along with updates to the accompanying zoning advances Council's goal of enabling mid-rise housing and complete communities.
The Planning and Housing Committee recommends that: 1. City Council adopt Official Plan Amendment 861 for lands on Avenues within Wards 9 and 11 within Protected Major Transit Station Areas in accordance with Attachment 5 to the report (November 19, 2025) from the Chief Planner and Executive Director, City Planning. 2. City Council adopt Official Plan Amendment 862 for lands on Avenues within Wards 9 and 11 outside of Protected Major Transit Station Areas in accordance with Attachment 6 to the report (November 19, 2025) from the Chief Planner and Executive Director, City Planning. 3. City Council authorize the Chief Planner and Executive Director, City Planning to seek approval of the Minister of Municipal Affairs and Housing of Official Plan Amendment 861, under Section 17 of the Planning Act for Protected Major Transit Station Areas pursuant to Section 16(15) of the Planning Act. 4. City Council amend Zoning By-law 569-2013, as amended, substantially in accordance with the proposed Zoning By-law Amendment for lands on Avenues within Wards 9 and 11 within Protected Major Transit Station Areas in accordance with Attachment 7 to the report (November 19, 2025) from the Chief Planner and Executive Director, City Planning. 5. City Council amend Zoning By-law 569-2013, as amended, substantially in accordance with the proposed Zoning By-law Amendment for lands on Avenues within Wards 9 and 11 outside of Protected Major Transit Station Areas in accordance with Attachment 8 to the report (November 19, 2025) from the Chief Planner and Executive Director, City Planning. 6. City Council request the Chief Planner and Executive Director, City Planning, to develop a new Zone in the residential zone category of Zoning By-law 569-2013 to apply to lands along Avenues designated Apartment Neighbourhoods in the Official Plan and report back as part of the next stage of the Avenues review. 7. City Council authorize the City Solicitor to make such stylistic and technical changes to the recommended Official Plan Amendments and Zoning By-law Amendments as may be required.
Staff recommendation as filed
The Chief Planner and Executive Director, City Planning, recommends that: 1. City Council adopt Official Plan Amendment 861 for lands on Avenues within Wards 9 and 11 within PMTSAs in accordance with Attachment 5. 2. City Council adopt Official Plan Amendment 862 for lands on Avenues within Wards 9 and 11 outside of PMTSAs in accordance with Attachment 6. 3. City Council authorize the Chief Planner and Executive Director, City Planning to seek approval of the Minister of Municipal Affairs and Housing of Official Plan Amendment 861, under Section 17 of the Planning Act for Protected Major Transit Station Areas pursuant to Section 16(15) of the Planning Act. 4. City Council amend Zoning By-law 569-2013, as amended, substantially in accordance with the proposed Zoning By-law Amendment for lands on Avenues within Wards 9 and 11 within PMTSAs in accordance with Attachment 7. 5. City Council amend Zoning By-law 569-2013, as amended, substantially in accordance with the proposed Zoning By-law Amendment for lands on Avenues within Wards 9 and 11 outside of PMTSAs in accordance with Attachment 8. 6. City Council request the Chief Planner and Executive Director, City Planning, to develop a new Zone in the residential zone category of Zoning By-law 569-2013 to apply to lands along Avenues designated Apartment Neighbourhoods in the Official Plan and report back as part of the next stage of the Avenues review. 7. City Council authorize the City Solicitor to make such stylistic and technical changes to the recommended Official Plan Amendments and Zoning By-law Amendments as may be required.
PH26.5deferred
City Council on October 11 and 12, 2023, referred Item PH6.3 back to the Planning and Housing Committee. Summary from the report (September 14,2023) from the Chief Planner and Executive Director, City Planning on Our Plan Toronto: Recommendations on the East Harbour Employment Area Conversion Request - Final Report: This report is the fourth in a series of Final Reports that provide staff recommendations on Employment Area conversion requests as part of the Municipal Comprehensive Review (MCR) of the Official Plan. Council authorized the commencement of the Municipal Comprehensive Review (MCR) and Growth Plan conformity exercise known as "Our Plan Toronto" on August 4, 2020. As part of the MCR, City Planning received approximately 150 requests to convert lands designated Core Employment Areas or General Employment Areas in the Official Plan for non-employment uses, including some of which were City-initiated. The MCR and any recommended Official Plan amendments are considered under Section 26 of the Planning Act, where the Minister of Municipal Affairs and Housing is the approval authority. The Minister's decisions are not subject to appeal to the Ontario Land Tribunal unless the Minister refers all or part of the amendments to the Tribunal. This report is to be considered at a Special Public Meeting under Section 26 of the Planning Act regarding the City's phased Official Plan and Municipal Comprehensive Reviews. This fourth report provides an overview of staff's review and recommendations on the Employment Area conversion request made for the East Harbour lands (21 Don Valley Parkway, 30 Booth Avenue, and 375-385 Eastern Avenue). The report also describes the recommended Official Plan Amendment (OPA) 683 and the city-building objectives, such as affordable housing, that are included to support the introduction of residential use permissions. In April 2021, the Province announced a Transit Oriented Communities ("TOC") commercial partnership with Cadillac Fairview for the East Harbour lands that proposes a mixed-use community on the lands, which includes the 926,000 square metres of employment development previously approved in the Unilever Precinct Secondary Plan and relevant Zoning By-laws, but would also introduce residential uses not previously contemplated for the lands. The residential uses envisioned for the TOC are not permitted on the lands which are designated Core and General Employment Areas in the Official Plan. In August 2021, Cadillac Fairview submitted an employment area conversion request for the lands to be considered as part of the City's MCR. On April 8, 2022, the Minister of Municipal Affairs and Housing made a Minister's Zoning Order per Ontario Regulation 329/22 ('MZO') for the East Harbour lands. The MZO permits residential uses on specific portions of the East Harbour lands up to a maximum of 302,000 square metres, in addition to the existing employment development permissions. The MZO allows for residential uses in the zoning permissions on lands designated Core Employment Areas and General Employment Areas. While the Growth Plan 2020 prohibits, and the City's official plan policies do not permit, residential uses on lands designated Employment Areas, the Province's MZO does not need to conform to these policies. The zoning permissions granted through the MZO for the East Harbour lands enable development contemplated in the Province's TOC arrangement between the Province and Cadillac Fairview. Staff's recommendations on the East Harbour conversion request are to implement the MZO made for the lands by the Minister and the recommended Official Plan amendment detailed in this report aligns with the permissions granted by Province through the MZO.
The Planning and Housing Committee: 1. Adjourned the special statutory public meeting for the Item titled "Our Plan Toronto: Recommendations on the East Harbour Employment Area Conversion Request - Final Report" until such time as the Chief Planner and Executive Director, City Planning reports back on further discussions with Cadillac Fairview and the Province on additional proposed changes to land use permissions at East Harbour, and by no later than the June 11, 2026 meeting of the Planning and Housing Committee, and that no further notice of special public meeting be given.
PH26.6deferred
North York at the Centre: Directions Report for an Updated Secondary Plan
On January 19, 2021, the Planning and Housing Committee adopted Item 2021.PH20.2 and directed City Planning to review the North York Centre Secondary Plan. This report summarizes the first two phases of community engagement for that review, known as 'North York at the Centre', and proposes guiding principles and directions for updating the Secondary Plan in the next phase of work. The existing North York Centre Secondary Plan was adopted in 1997 and has shaped significant development and public investment in the area for nearly three decades. North York Centre is now home to more than 50,000 residents and nearly 35,000 employees, making it the largest office-based employment hub in Toronto outside of Downtown. It also plays a key role in welcoming newcomers, with over three quarters of its residents born outside of Canada. While the original vision to create a downtown for North York has largely been achieved, development pressure continues. North York Centre remains a desirable place to live, work and play, with reliable transit connections and access to shops, services, public spaces, and community facilities. To support and address continued growth pressures in and surrounding North York Centre, updated policies are needed. These will help guide development over the coming decades and ensure the plan is consistent with current Provincial policy and regulations, which have changed significantly over the last two decades. Over 1,000 attendees participated in seven public meetings held in Phases 1 and 2 of the project. Online engagement was also strong, with over 1,300 people participating in surveys and a community mapping exercise. Ten community pop-ups helped raise project awareness, and 555 people signed up to receive e-updates. The North York Centre Local Advisory Committee (LAC) met five times to review project materials, provide feedback and receive training to host six workshops within their own communities and organizations. Through the various engagement activities, a wide range of diverse residents, including those from equity-deserving groups, provided input into the project. Additionally, to support truth and reconciliation, Phases 1 and 2 included meetings with First Nations (the Mississaugas of the Credit First Nation and Six Nations of the Grand River), the Toronto Aboriginal Support Services Council, and local Indigenous communities. Three overarching lenses and five guiding principles were identified in Phase 1 to guide the review, based on community input and analysis of North York Centre's unique context. The Recommended Option, outlined in Attachment 1, builds on these foundations, with consideration for community feedback on preliminary options and recent changes to Official Plan policies for Protected Major Transit Station Areas (PMTSAs). The Recommended Option proposes to: - Expand the Secondary Plan boundary to include PMTSAs along TTC Line 1 and the area east to Willowdale Avenue. New mixed use and building height permissions in the boundary expansion area would facilitate a greater mix of housing types, provide a gradual height transition that mitigates existing wind conditions, improve east-west connectivity and create a more complete community structure. - Green the public realm by planting more street trees and adding soft landscaping, while expanding parkland in strategic locations to create larger parks that can support a wider range of community programming. - Introduce greater flexibility for new residential and non-residential uses, while continuing to protect and grow North York Centre's role as an employment hub. - Celebrate and support the range of uses that make North York Centre a destination for people across the city -- including arts and culture, retail, civic spaces and institutional services. Details about how the draft options were evaluated, along with a description of the Recommended Option, are provided in the Final Options and Directions Report (Attachment 1). A Community Services and Facilities (CS&F) Strategy (Attachment 2) outlines the investments required to support the level of growth proposed in the Recommended Option. Pending Council's direction, Phase 3 of the study will begin in January 2026 and be completed in Q1 2027. This phase will include updates to Secondary Plan policies and a range of supporting technical studies and modelling, including for transportation, servicing, sun/shadow and wind. The Recommended Option will act as a baseline for the additional analysis to be undertaken. Phase 3 will also include a Cultural Heritage Resource Assessment, Urban Design Guidelines, and an Infrastructure Implementation Strategy that outlines how and when transportation, servicing and community facilities will be delivered to support future growth. Community engagement will continue in Phase 3, providing opportunities for local residents, businesses, interested parties and Indigenous communities to review and provide feedback on draft materials and policies before they are finalized.
The Planning and Housing Committee: 1. Deferred consideration of the item until the February 26, 2026 meeting of the Planning and Housing Committee.
Staff recommendation as filed
The Chief Planner and Executive Director, City Planning and the Executive Director, Development Review recommend that: 1. City Council endorse the North York at the Centre Final Options and Directions Report, found in Attachment 1 to this report, as the basis for the next phase of community engagement and direct staff to continue working with the Ward Councillor on the community engagement program for the Secondary Plan update in Phase 3 of the study. 2. City Council direct the Chief Planner and Executive Director, City Planning and the Executive Director, Development Review to report back to Planning and Housing Committee in Q1 2027 with recommended Official Plan Amendments for the North York Centre Secondary Plan and accompanying Urban Design Guidelines and an Infrastructure Implementation Strategy. 3. City Council request the Executive Director, Development Review, in consultation with other City Divisions, to consider the policy directions from the North York at the Centre Options and Directions Report, found in Attachment 1 to this report, in the review of development applications to support consistent planning outcomes during the interim period prior to the adoption of an updated Secondary Plan for North York Centre.
PH26.7adopted
Development pressures in parts of south Etobicoke require consideration of improvements to the transit and transportation systems in the area. Planning and Housing Committee directed the Chief Planner and Executive Director, City Planning, to work with the General Manager, Transportation Services, the Toronto Transit Commission (TTC), other divisions as appropriate, and the Ward Councillor to assess these recent growth and emerging development pressures to identify options for advancing improvements to the road and transit networks in these areas to ensure there is cohesion across multiple initiatives. This report responds to this direction. It summarizes the analysis for three focus areas in south Etobicoke: The Queensway, Humber Bay Shores and Lake Shore Boulevard West. This report: - Examines census data and the City's development pipeline data to understand both the historical growth trends and estimated emerging growth pressures in the three focus areas. - Examines mobility trends including transit ridership, auto-based travel, walking and cycling, as well as trip origin and destination to understand where and how people from these focus areas move. - Summarizes current and planned planning initiatives and transportation improvements in South Etobicoke. - Recommends actions to further improve transportation options in the context of continued population growth and development. Analysis of the Transportation Tomorrow Survey (2022) confirms that the majority of trips from the focus areas remain in Etobicoke-York and also within Ward 3 - Etobicoke-Lakeshore. The majority of trips are by auto; auto use is higher than the City average for all three focus areas, and almost 25% higher in The Queensway than the City. Transit use in the Lake Shore Boulevard West focus area is at a similar rate to the City, while the rates in the Queensway and Humber Bay Shores are lower than the City rate with Queensway transit use significantly lower. Among the three focus areas, the Humber Bay Shores focus area has experienced the greatest level of population growth from 4,365 in 2011 to 14,440 people in 2021 (Statistics Canada) and has a higher growth rate than the City of Toronto. Over this same period, the Lake Shore focus area population experienced growth at a rate similar to the City as a whole (from 36,120 to 39,895 people). The Queensway focus area rate of growth was slightly above the City of Toronto growth rate (from 8,615 to 10,440 people). Population growth estimates suggest that the three focus areas will continue to experience growth at varying rates. The Humber Bay Shores focus area is estimated to experience significant growth, predominantly resulting from the large future development at the former Christie site. The Lake Shore Boulevard West focus area will continue to experience a steady rate of growth similar to the City and is also estimated to have an increase of 26% from the estimated 2025 population of 40,595 from current active an under-review development. The Queensway is estimated to have a significant increase of 282% from the estimated 2025 population of 12,600 resulting from current active and under review development applications and could in the future outpace the growth in Humber Bay Shores of 141% from the estimated 2025 population of 15,610. The population is expected to continue to grow for the foreseeable future in all three focus areas, which will result in more trips and the need for continuous improvements and enhanced mobility options. This expected growth will create added pressure on the transportation system. Coming out of this analysis, City staff will respond to areas of growth and change and advance transportation system improvements through City-led capital projects and, through development approvals. City staff will work with the Toronto Transit Commission to identify areas of development pressure that may require service improvements to Toronto Transit Commission bus and streetcar routes. This analysis will also augment the work being undertaken in the review of the higher order transit priorities map in the Official Plan.
The Planning and Housing Committee: 1. Requested the General Manager, Transportation Services, in collaboration with the Toronto Transit Commission, to identify opportunities to include streetcar stop improvements in any upcoming state-of-good-repair work on Lake Shore Boulevard West. 2. Requested the Chief Planner and Executive Director, City Planning, to continue to assess opportunities to respond to growth with transportation improvements through the coordination of development applications and future capital projects. 3. Requested the Chief Planner and Executive Director, City Planning, to incorporate results of the population, development, employment and mobility analysis from the report (November 17, 2025) from the Chief Planner and Executive Director, City Planning into the Official Plan Map 4 Higher Order Transit Corridors review ( EX12.5 - Prioritization of Planned Higher-Order Transit Project), including a focus on addressing existing and emerging growth in Ward 3 - Etobicoke-Lakeshore.
Staff recommendation as filed
The Chief Planner and Executive Director, City Planning, recommends that: 1. The Planning and Housing Committee request the General Manager, Transportation Services, in collaboration with the Toronto Transit Commission, to identify opportunities to include streetcar stop improvements in any upcoming state-of-good-repair work on Lake Shore Boulevard West. 2. The Planning and Housing Committee request the Chief Planner and Executive Director, City Planning, to continue to assess opportunities to respond to growth with transportation improvements through the coordination of development applications and future capital projects. 3. The Planning and Housing Committee request the Chief Planner and Executive Director, City Planning, to incorporate results of the population, development, employment and mobility analysis from this report into the Official Plan Map 4 Higher Order Transit Corridors review ( EX12.5 - Prioritization of Planned Higher-Order Transit Project), including a focus on addressing existing and emerging growth in Ward 3 - Etobicoke-Lakeshore.
PH26.8adopted
Tenancy Update with Beech Hall Housing Co-operative and Alexandra Park Housing Co-operative
On November 13 and 14, 2024, through PH 16.7 - Tenancy Update: Beech Hall Housing Co-operative ("Beech Hall") and Alexandra Park Housing Co-operative ("Alexandra Park"), City Council authorized extensions to the lease agreements, on the existing terms and conditions, for up to one year, to allow for the negotiation of new lease and operating agreements as required under the new policy framework. Over the course of the year, staff from the Housing Secretariat and Corporate Real Estate Management have worked with Beech Hall and Alexandra Park to collect and assess site-specific information needed to inform the development of lease agreements. In addition, City staff initiated and advanced work with both co-operatives to support the upgrading of existing housing assets and to explore opportunities for growth under the City's Ground Lease Policy Framework. As additional time is required to finalize the development of the lease and operating agreements, this report requests City Council's authority to extend the existing lease agreements by up to two years.
The Planning and Housing Committee recommends that: 1. City Council authorize the Executive Director, Corporate Real Estate Management, in consultation with the Executive Director, Housing Secretariat, to extend the lease agreements, on the existing terms and conditions, with Alexandra Park Housing Cooperative and Beech Hall Housing Co-operative, by up to two years.
Staff recommendation as filed
The Executive Director, Housing Secretariat, recommends that: 1. City Council authorize the Executive Director, Corporate Real Estate Management, in consultation with the Executive Director, Housing Secretariat, to extend the lease agreements, on the existing terms and conditions, with Alexandra Park Housing Cooperative and Beech Hall Housing Co-operative, by up to two years.
PH26.9adopted
Enabling Construction at Parkdale Hub - West Block
The purpose of this report is to seek City Council authorization for staff to take the necessary steps that will enable construction at Parkdale Hub - West Block (the "West Block"). Staff require authority to enter into an agreement with the selected non-profit development partner, Neighbourhood Land Trust ("NLT"), that would enable capital funding to be flowed to them for the construction of the community space. Staff also require authority to work with Toronto Community Housing Corporation ("TCH") to prepare the TCH-owned property at 245 Dunn Avenue for off-site parking and a shared driveway required to support the Parkdale Hub development. Parkdale Hub is a transformational city-building initiative that will deliver a wide range of social, cultural, and economic benefits to the Parkdale community. It includes a three-phase improvement and expansion of important City-owned facilities at the intersection of Queen Street West and Cowan Avenue. This intersection is a focal point of municipal and community activities and home to an important cluster of City-owned facilities, properties, and community services, all of which need significant capital investment over the next ten years to meet their projected service delivery levels. The three phases will be delivered as "blocks", across a West Block (Phase 1), Centre Block (Phase 2), and East Block (Phase 3). The West Block will be the first to be delivered among the three blocks and will be led by NLT, the non-profit Community Housing developer that has been selected through a public Request for Proposals ("RFP") process. It will contain a 16-storey mixed-use building with an estimated 175 purpose-built rental homes, 88 of which will be permanently affordable, nine of which will be rental-replacements and 78 of which will be rent-controlled homes. The project will also have approximately 23,000 square feet of community space. Once developed, the project will offer a range of affordable, family-sized and accessible homes designed to meet the diverse needs of future residents. In addition, residents will have access to culturally appropriate community supports and services helping to improve their quality of life and connection to community. City Council approval of the recommendations in this report will enable staff to secure critical financial support for the Parkdale hub development to advance construction. Additionally, the Housing Development Office will continue to work closely with NLT, and with City Divisions and Agencies to deliver the West Block and ensure a seamless integration with the delivery of the Centre Block in Phase 2.
The Planning and Housing Committee recommends that: 1. City Council authorize the Executive Director, Housing Development Office, in consultation with Executive Director, Corporate Real Estate Management ("CREM"), and Executive Director, Social Development to provide up to $17,724,000 to the successful proponent of Parkdale Hub West Block Request for Proposals, the Neighbourhood Land Trust, through a municipal housing facility agreement to be signed between the City and the successful proponent, for the purpose of constructing the community space at Parkdale Hub West Block, with funding from the approved 2025-2034 Capital Budget and Plan for Corporate Real Estate Management. 2. City Council authorize the Executive Director, Housing Development Office, in consultation with Executive Director, Corporate Real Estate Management, to negotiate and enter into, on behalf of the City, a Memorandum of Understanding ("MOU") with Toronto Community Housing Corporation, substantially in accordance with the key terms and conditions set out in Confidential Attachment 1 to the report (November 19, 2025) from Executive Director, Housing Development Office to advance improvements and access arrangements at 245 Dunn Avenue in support of Parkdale Hub and on such other or amended terms and conditions acceptable to the Executive Director, Housing Development Office, and in a form satisfactory to the City Solicitor. 3. City Council authorize the Executive Director, Housing Development Office to negotiate and enter into on behalf of the City, an agreement with Toronto Community Housing Corporation to secure the funding and delivery of the necessary improvements to 245 Dunn Avenue that are required by Parkdale Hub, substantially in accordance with the terms of the Memorandum of Understanding referred to in Recommendation 2 above, and in a form satisfactory to the City Solicitor.
Staff recommendation as filed
The Executive Director, Housing Development Office recommends that: 1. City Council authorize the Executive Director, Housing Development Office, in consultation with Executive Director, Corporate Real Estate Management ("CREM"), and Executive Director, Social Development to provide up to $17,724,000 to the successful proponent of Parkdale Hub West Block Request for Proposals, the Neighbourhood Land Trust, through a municipal housing facility agreement to be signed between the City and the successful proponent, for the purpose of constructing the community space at Parkdale Hub West Block, with funding from the approved 2025-2034 Capital Budget and Plan for Corporate Real Estate Management. 2. City Council authorize the Executive Director, Housing Development Office, in consultation with Executive Director, Corporate Real Estate Management, to negotiate and enter into, on behalf of the City, a Memorandum of Understanding ("MOU") with Toronto Community Housing Corporation, substantially in accordance with the key terms and conditions set out in Confidential Attachment 1 to advance improvements and access arrangements at 245 Dunn Avenue in support of Parkdale Hub and on such other or amended terms and conditions acceptable to the Executive Director, Housing Development Office, and in a form satisfactory to the City Solicitor. 3. City Council authorize the Executive Director, Housing Development Office to negotiate and enter into on behalf of the City, an agreement with Toronto Community Housing Corporation to secure the funding and delivery of the necessary improvements to 245 Dunn Avenue that are required by Parkdale Hub, substantially in accordance with the terms of the MOU referred to in Part 2 above, and in a form satisfactory to the City Solicitor.
PH26.10adopted
Permanent Closure of a Portion of the Public Laneway at 66-66Y Third Street
The northern portion of the existing parking lot at 66-66Y Third Street is dedicated as a public laneway through By-law 1991-0017. There is an existing public laneway immediately north of the site. The closure of the public laneway within the parking lot will have no impact on the existing laneway to the north of the site. This report is required to facilitate the closure of a portion of the public laneway on a portion of 66-66Y Third Street, in accordance with the decision adopted by City Council on July 23 and 24, 2025, through Planning and Housing Committee report PH23.3 "Advancing Six Sites for the Homelessness Services Capital Infrastructure Strategy". As part of the adoption of item PH23.3, City Council directed the General Manager, Transportation Services and any other appropriate staff to initiate the process, including all required investigations, confirmations and reports, to permanently close a portion of the public laneway on a portion of 66-66Y Third Street. In accordance with direction from City Council, Transportation Services initiated the process to permanently close a portion of the public laneway on a portion of 66-66Y Third Street. Following all required investigations, Transportation Services has determined that it can be closed and recommends that City Council permanently close a portion of the public laneway at 66Y Third Street, as shown in the registered plan of survey as Part 2 on Attachment 2 and Attachment 3 of this report. Once closed, the jurisdiction and operational responsibility for the former laneway lands will be transferred from Transportation Services to Toronto Shelter and Support Services (TSSS) to enable the construction and management of a new municipal shelter at 66-66Y Third Street. City Council approval is necessary whenever a part of a public laneway is proposed to be permanently closed. Given this closure is required to enable the development in the decision adopted by City Council on July 23 and 24, 2025, through Planning and Housing Committee report PH23.3, which recognized the new municipal shelter as a project of City-wide significance, this report has been submitted to the Planning and Housing Committee for consideration with recommendations for City Council approval.
The Planning and Housing Committee recommends that: 1. City Council authorize the permanent closure of the portion of public laneway on a portion of 66-66Y Third Street (the "Closed Highway Lands"), as delineated as Part 2 on Attachment 2 to the report (November 19, 2025) from the Acting General Manager, Transportation Services. 2. City Council enact a by‑law substantially in the form of the draft by-law included as Attachment 1 to the report (November 19, 2025) from the Acting General Manager, Transportation Services, subject to such modifications as required by the City Solicitor.
Staff recommendation as filed
The Acting General Manager, Transportation Services recommends that: 1. City Council authorize the permanent closure of the portion of public laneway on a portion of 66-66Y Third Street (the "Closed Highway Lands"), as delineated as Part 2 on Attachment 2 to this report. 2. City Council enact a by‑law substantially in the form of the draft by-law included as Attachment 1 (Draft By‑law) to this report, subject to such modifications as required by the City Solicitor.
PH26.11adopted
Toronto Employment Survey 2025
The attached Bulletin summarizes the results of the 2025 Toronto Employment Survey, the 43rd annual survey, highlighting key findings and counts of employment and business establishments in Toronto, such as: - In 2025, the Toronto Employment Survey recorded 1,623,710 jobs citywide, marking a new record high. - Full-time employment increased by 24,940 jobs from 2024 to 1,243,620 jobs while part-time employment decreased by 1,530 jobs to 380,090 jobs. - There are 74,560 establishments, a net increase of 1,380 or 1.9% over 2024. - The Office category continued to make up the largest share of Toronto employment, with 50.1% of jobs. - Downtown has a total of 664,650 jobs, exceeding last year's record high and representing 40.9% of the city's total employment. - Employment Areas contained 21,440 establishments or 28.8% of the city total and 381,270 jobs or 23.5% of the city total. - Consistent since 2023, a quarter of businesses have reported having employees work on-site three days a week on average. - Tariff-exposed sectors experienced a 2.8% decrease in employment, while all other sectors had a 2.1% increase, a difference of 4.9%. The Bulletin reports on the type and longevity of establishments and employment activity in Downtown, the Districts, the Centres, designated Employment Areas, Secondary Plan areas and Areas of Employment across the city. The Bulletin also discusses the impacts of tariffs on Toronto's employment and hybrid work, which the Toronto Employment Survey has been tracking since the onset of the COVID-19 Pandemic.
The Planning and Housing Committee: 1. Received the report (November 19, 2025) from the Chief Planner and Executive Director, City Planning for information.
Staff recommendation as filed
The Chief Planner and Executive Director, City Planning recommends that: 1. Planning and Housing Committee receive this report for information.
PH26.12adopted
This report recommends that City Council state its intention to designate the property at 241 Yonge Street 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 241 Yonge Street is located on the east side of Yonge Street mid-block between Shuter Street to the south and Sankofa Square to the north, in the Downtown Yonge East neighbourhood. A location map and current photograph of the heritage property are found in Attachment 2. The property at 241 Yonge Street, formerly known as Art Metropole, contains a four-storey mixed-use commercial brick and stone building constructed in 1911 in the Edwardian Classicism style, following the designs of the architectural firm of Mitchell & White. It was purpose-built as the commercial property for the Art Metropole artist material supply company, first established in 1888 as one of the earliest companies of this type in Toronto. Art Metropole played a key supporting role in the artist community of early 20th century Toronto. Research into the products it supplied and who it supplied them to has contributed to a further understanding of that community. The first Art Metropole directly influenced the naming of the contemporary Art Metropole, the artist-run centre established in 1974 by the Canadian contemporary art group, General Idea, at 241 Yonge Street. Art Metropole was pivotal in the establishment of a national network of artist-run centres that connected the counterculture contemporary art movements of the 1970s and 80s. Today, the property continues to contribute to the historic commercial character of Yonge Street, south of Sankofa Square, where its style and typology reflect how the character of Yonge Street has been evolving for over a century. Staff have determined that the property at 241 Yonge Street has cultural heritage value and meets 6 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 November 21, 1973. Development applications for a combined Official Plan and Zoning By-law amendment and a Site Plan Approval application were made with the City for the subject property. The property is subject to a Prescribed Event, for which City Clerk's issued a complete application notice on February 10, 2025. The property owner provided a waiver of the Prescribed Event and has agreed upon the timing of this report.
The Planning and Housing Committee recommends that: 1. City Council state its intention to designate the property at 241 Yonge Street under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 241 Yonge Street (Reasons for Designation) attached as Attachment 1 to the report (October 31, 2025) from the Chief Planner and Executive Director, 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 Chief Planner and Executive Director, City Planning recommends that: 1. City Council state its intention to designate the property at 241 Yonge Street under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 241 Yonge Street (Reasons for Designation) attached as Attachment 1, to the report, October 31, 2025, from the Chief Planner and Executive Director, 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.
PH26.13adopted
This report recommends that City Council state its intention to designate the properties at 262-264 St. George Street under Part IV, Section 29 of the Ontario Heritage Act for their cultural heritage value according to the Statement of Significance, which includes a description of heritage attributes, found in Attachment 1. The subject properties at 262-264 St. George Street are located on the west side of St. George Street between Dupont Street and Bernard Avenue in the Annex neighbourhood. A location map and current photographs of the subject properties are found in Attachment 2. The properties at 262-264 St. George Street contain two 3-storey semi-detached properties within a house-form building constructed in 1893 and designed in the Annex style. The properties maintain and support the historic character of the Annex neighbourhood, which features an intermingling of the neighbourhood's earliest single family homes, that retain their architectural form and grandeur following the 1920s conversion to apartment houses and multi-tenant rooming houses to accommodate a rapidly growing population in the post-war era, alongside mid-century low- to high-rise apartment buildings. 262-264 St. George Street were listed on the City's Heritage Register on July 2, 1974. Staff have determined that the subject properties at 262-264 St. George Street have cultural heritage value and meet 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. A development application for Official Plan and Zoning By-law Amendment Application was made with the City for the subject properties. The proposed development is a 12-storey residential building where the applicant proposes to integrate the subject properties into the base of the new construction through partial in-situ retention. The new construction will be set back behind the rebuilt roofline of the subject properties. A Heritage Impact Assessment (HIA) is required for all development applications that affect listed and designated properties to determine how a heritage property is proposed to be conserved. An HIA, prepared by Hobson Built Heritage dated May 18, 2025, has been submitted. The properties are subject to a Prescribed Event. Clerks issued a complete application notice on June 16, 2025. The owner provided a waiver to extend the time period for Council to make a decision with no expiry date.
The Planning and Housing Committee recommends that: 1. City Council state its intention to designate the properties at 262-264 St. George Street under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 262-264 St. George Street (Reasons for Designation) attached as Attachment 1 to the report (October 30, 2025) from the Chief Planner and Executive Director, 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 Chief Planner and Executive Director, City Planning recommends that: 1. City Council state its intention to designate the properties at 262-264 St. George Street under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 262-264 St. George Street (Reasons for Designation) attached as Attachment 1, to the report, October 30, 2025, from the Chief Planner and Executive Director, 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.
PH26.14amended
39 Wynford Drive - Inclusion on the City of Toronto's Heritage Register
This report recommends that City Council state its intention to designate the property at 39 Wynford Drive 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 property at 39 Wynford Drive is located on the southeast corner of Wynford Drive and Gervais Drive one block northeast of Eglinton Avenue East and Don Mills Road in the Flemingdon Park neighbourhood. It contains a 4-storey commercial office building. A location map and current photograph of the heritage property is found in Attachment 2. The property at 39 Wynford Drive was constructed in in 1962 for the A.C. Nielson Company of Canada Limited. Designed in the International Style by Peter Dickson Associates in 1961, it was one of the earliest properties built in the Flemingdon Park Industrial Area. Following Peter Dickinson's death in 1961, it was completed by his former associates, Webb, Zerafa, Menkes Architects (WZMH Architects). In 1967, Webb, Zerafa, Menkes Architects designed a complementary 2-storey addition on top of the structure to accommodate additional office space. With its Modernist design and prominent location at the broad curve in Wynford Drive in the Flemingdon Park Industrial Area, the property contributes to the Modernist design context of the area. Staff have determined that the property at 39 Wynford Drive has cultural heritage value and meets 6 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 identified as a potential heritage resource in the 2019 Don Mills Crossing Cultural Heritage Resource Assessment as part of the Don Mills Crossing Secondary Plan. On September 9, 2025, Demolition Permit Application # 25 222936 DEM 00 DM was submitted for the property at 39 Wynford Drive. The application is currently under review by Toronto Building. When a notice of intention to designate a property as a property of cultural heritage value or interest is given under Section 29, any permit that allowed for the alteration or demolition of the property and that was issued by the municipality under any Act, including a building permit, before the day the notice was served on the owner of the property and on the Trust and published in a newspaper is void as of the day the notice of intention is given in accordance with subsection 29 (3). 2005, c. 6, s. 18.
The Planning and Housing Committee recommends that: 1. City Council include the property at 39 Wynford Drive on the City of Toronto's Heritage Register in accordance with the Listing Statement (Reasons for Inclusion) attached as Attachment 1 to the report (December 1, 2025) from the Chief Planner and Executive Director, City Planning. 2. City Council request the Chief Planner and Executive Director, City Planning to report to the Planning and Housing Committee on the intention to designate the property at 39 Wynford Drive under Part IV, Section 29 of the Ontario Heritage Act in accordance with a Statement of Significance for 39 Wynford Drive (Entrance Address 41 Wynford Drive) following the completion of the Don Mills Regeneration Area Study and no later than July 16, 2026. 3. City Council request the Senior Manager, Heritage Planning, to continue to consult with the owner of 39 Wynford Drive regarding the proposed designation of that property under Part IV, Section 29 of the Ontario Heritage Act through the Don Mills Regeneration Area Study process.
Staff recommendation as filed
The Chief Planner and Executive Director, City Planning recommends that: 1. City Council state its intention to designate the property at 39 Wynford Drive under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 39 Wynford Drive (Entrance Address 41 Wynford Drive) (Reasons for Designation) attached as Attachment 1, to the report, October 31, 2025, from the Chief Planner and Executive Director, 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.
PH26.15adopted
This report recommends that City Council state its intention to designate the properties at 6-8 and 10-12 Sumach Street under Part IV, Section 29 of the Ontario Heritage Act for their cultural heritage value according to the Statement of Significance and description of heritage attributes in Attachment 1. The properties at 6-8 and 10-12 Sumach Street contain two pairs of semi-detached house-form buildings completed between 1886 and 1888. The Late Victorian-era dwellings are located on the west side of "old" Sumach Street, a remnant one-block stub severed from the original street alignment in the 1960s to make way for the Richmond Street Bridge from the westbound Don Valley Parkway (DVP) off-ramp at Richmond and the concurrent eastbound Adelaide Street Bridge. Both infrastructural interventions cut through the city's historic Corktown neighbourhood and demolished over 200 residences. The subject properties stand today directly alongside the parkway ramps as remnants of the area's late-19th century residential character, as well as physical evidence of the impact of mid-20th century urban renewal efforts on existing neighbourhoods. A location map and current photograph of the properties are found in Attachment 2. The subject properties were identified as having cultural heritage value through the Cultural Heritage Resource Assessment conducted as part of the King-Parliament Secondary Plan Review (2019) and were included on the City of Toronto's Heritage Register in December 2020. Staff have determined that the properties at 6-8 and 10-12 Sumach Street have cultural heritage value and meet 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 2 or more of the 9 criteria. As of July 1, 2021, Section 29(1.2) of the Ontario Heritage Act restricts City Council's ability to give notice of its intention to designate a property under the Act to within 90 days of a "Prescribed Event". The properties at 6-8 and 10-12 Sumach Street are subject to a Prescribed Event. On September 13, 2021, the City received an Official Plan and Zoning By-law Amendment application related to the proposed redevelopment of the subject properties (21204556STE13OZ). The City Clerk sent a Notice of Complete Application on December 24, 2021. The owner provided a waiver to hold the time limit for Council to make a decision in abeyance until such time as either the Owner or the City of Toronto provides written notice to the other party (the "Notice") that the 90 day time period will recommence with the first day of the 90 day time period being the day that is fourteen days after the date of the Notice. Neither party have reenacted the time period and have instead through dialogue co-ordinated the timing of the staff report to the Toronto Preservation Board. On July 23, 2025, the City received a resubmission of the Official Plan and Zoning By-law Amendment application to facilitate a revised development proposal including partial retention and integration of the subject properties. A Heritage Impact Assessment (HIA) authored by ERA Architects and dated November 30, 2021 was submitted in support of the active development application on the site of the subject properties. A revised HIA authored by ERA Architects and dated July 11, 2025 accompanied the revised development application submission on July 23, 2025. Both versions of the HIA conclude that the properties at 6-8 and 10-12 Sumach Street have cultural heritage value with each property meeting 2 or more criteria in their evaluation under Ontario Regulation 9/06 prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act. Designation enables City Council to review proposed alterations or demolitions to the properties and enforce heritage property standards and maintenance.
The Planning and Housing Committee recommends that: 1. City Council state its intention to designate the properties at 6-8 and 10-12 Sumach Street under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 6-8 and 10-12 Sumach Street (Reasons for Designation) attached as Attachment 1 to the report (October 2, 2025) from the Chief Planner and Executive Director, 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 Chief Planner and Executive Director, City Planning recommends that: 1. City Council state its intention to designate the properties at 6-8 and 10-12 Sumach Street under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 6-8 and 10-12 Sumach Street (Reasons for Designation) attached as Attachment 1, to the report, October 2, 2025 from the Chief Planner and Executive Director, 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.
PH26.16adopted
Automated External Defibrillator (AED) Access in High-Rise Buildings
I am writing to request your support to have Staff review opportunities to expand access to Automated External Defibrillators (AEDs) in Toronto's residential buildings, with particular attention to high-rise developments and buildings with significant senior populations. Toronto is experiencing unprecedented densification. As we grow upward, we must ensure that this density does not compromise the health and safety of our residents. Current research demonstrates a troubling gap in emergency cardiac care access for residents of tall buildings, particularly seniors who face elevated risk of cardiac events. A 2016 study published in the Canadian Medical Association Journal found that cardiac arrests occurring above the third floor of high-rise buildings have significantly lower survival rates (2.6%) compared to those below the third floor (4.2%). Meanwhile, Toronto uses AEDs in only 3% of out-of-hospital cardiac arrests, far lower than peer cities like Seattle where both AED deployment and survival rates are higher. This gap in emergency preparedness is particularly concerning given Toronto's aging population. As we continue to build tall residential developments, we have an opportunity to ensure these buildings include basic life-saving equipment. The City has multiple potential avenues to address this issue, including regulatory measures, fiscal incentives to support AED installation, and advocacy to the Provincial Government for Building Code amendments. The motion below directs staff to undertake a comprehensive review of options to expand AED access in Toronto's residential buildings, with a focus on practical implementation pathways. As Toronto continues to grow upward and age, ensuring access to basic emergency medical equipment in our high-rise buildings is a matter of life and death. I urge your support for this important review.
The Planning and Housing Committee: 1. Requested the Executive Director, Municipal Licensing and Standards and the Chief Building Official and Executive Director, Toronto Building, in consultation with the Medical Officer of Health, to report back by the third quarter of 2026 on opportunities to expand the presence of Automated External Defibrillators in private buildings in Toronto, including the feasibility of voluntary and regulatory measures.
Staff recommendation as filed
Councillor Shelley Carroll recommends that: 1. Planning and Housing Committee request the Executive Director, Municipal Licensing and Standards and the Chief Building Official and Executive Director, Toronto Building, in consultation with the Medical Officer of Health, to report back by the third quarter 2026 on opportunities to expand the presence of Automated External Defibrillators in private buildings in Toronto, including the feasibility of voluntary and regulatory measures.
PH26.17amended
444 Logan Avenue - Making Quality of Life and Environmental Improvements for Seniors
The former Municipality of Metropolitan Toronto (City of Toronto) and WoodGreen Community Housing Incorporated (WoodGreen) entered into a municipal agreement on October 22, 1965, to convey the site at 444 Logan Avenue (also known as Ray McCleary Towers) to WoodGreen for the development and operation of 160 social housing units for low-income seniors. The project was funded under a former federal social housing operating agreement which expired on July 1, 2017, when the original Canada Mortgage and Housing Corporation (CMHC) mortgage was discharged. The municipal agreement required that upon mortgage expiry, the property is to be reconveyed to the City. City Council has since approved an extension of the municipal agreement (and WoodGreen's obligation to reconvey the property to the City) to August 2026. This extension provided time for the parties to negotiate the terms and conditions for WoodGreen's continued long-term use of the property. In addition to the municipal agreement, WoodGreen and the City entered into a Local Agency Housing Agreement on May 23, 2017, which provides a framework for the coordination of three WoodGreen housing initiatives including the redevelopment of 1117-1119 Gerrard Street East, the social housing property at 835-841 Queen Street East, and 444 Logan Avenue. The Local Agency Housing Agreement supports the City and WoodGreen to renegotiate the terms of the reconveyance of 444 Logan Avenue, while considering all three properties together, to ensure no loss of affordable rental and social housing in the city. Since the Local Agency Agreement was signed, the redevelopment of 1117-1119 Gerrard Street East. has been completed and now provides 36 good quality social housing units and an onsite daycare for residents. To further advance the goals of the Local Housing Agency Agreement, while considering the current context, this report recommends that: - City Council extend the date at which the 444 Logan Avenue reconveyance obligation comes into force to a date that is 40 years following the registration of a new Social Housing Agreement to be signed between the City and WoodGreen; - The Local Agency Housing Agreement be amended to incorporate a City-led process for the redevelopment framework for WoodGreen at 835-841 Queen Street East; and - WoodGreen enter into a Municipal Housing Facility Agreement ("Contribution Agreement") with the City to secure an exemption from property taxes for a period of 40 years for 444 Logan Avenue. Council's approval of the recommendations in this report will allow WoodGreen to secure approximately $27 million in federal funding and low-cost financing to complete a deep energy retrofit and modernization of 444 Logan Avenue. These improvements will support quality of life improvements for tenants through adequate heating and cooling, better quality homes and reduced operating costs to enable long-term affordability. The initiative will also support the City's TransformTO Net Zero Strategy and overall sustainability goals by reducing greenhouse gas emissions. Furthermore, the amended Local Agency Housing Agreement will facilitate the future development of 835-841 Queen Street East through a City-led process, allowing WoodGreen to leverage the City and CreateTO's development expertise to expedite the delivery of good quality, sustainable and affordable homes for seniors.
The Planning and Housing Committee recommends that: 1. City Council authorize the Executive Director, Housing Secretariat to negotiate and enter into, on behalf of the City, a Social Housing Agreement with WoodGreen Community Housing Incorporated, or its successor, upon such terms and conditions that are satisfactory to the Executive Director, Housing Secretariat, and in a form satisfactory to the City Solicitor, with a re-conveyance obligation for the property at 444 Logan Avenue to the City that is 40 years following the registration of a Social Housing Agreement, upon completion of Item 2 below. 2. City Council authorize the Executive Director, Housing Secretariat to negotiate and enter into, on behalf of the City, a Municipal Housing Facility Agreement ("Contribution Agreement") with WoodGreen Community Housing Incorporated, to exempt the property at 444 Logan Avenue from the payment of property taxes in accordance with the Toronto Municipal Code Chapter 513, Housing Programs, on terms and conditions satisfactory to the Executive Director, Housing Secretariat, and in a form approved by the City Solicitor. 3. City Council authorize a site specific property tax exemption by-law authorized as "Affordable Housing" in the Toronto Municipal Code Chapter 513, Housing Programs, to exempt from taxation for municipal and school purposes, a total of 160 units at 444 Logan Avenue, a project owned and operated by WoodGreen Community Housing Incorporated for a period of 40 years, effective from the Effective Date as set out in the City's Municipal Housing Project Facility Agreement. 4. City Council authorize the Chief Financial Officer to cancel or refund any taxes paid after the effective date of the Municipal Housing Project Facility Agreement signed between the City of Toronto and WoodGreen Community Housing Incorporated. 5. City Council request the Government of Ontario to allow residents of community housing projects which are exempt from taxation for municipal and school purposes to be eligible for the Ontario Energy and Property Tax Credit component of the Ontario Trillium Benefit. 6. City Council direct the Deputy City Manager, Development and Growth Services to amend the existing Local Agency Housing Agreement by: a. removing 1117-1119 Gerrard Street East; b. including the changes reflected in the executed Social Housing Agreement for 444 Logan Avenue; c. the establishment of a redevelopment framework for WoodGreen Community Housing Incorporated at 835-841 Queen Street East led by the Executive Director, Housing Development Office, in consultation with the Executive Director of Development Review, the Chief Executive Officer of CreateTO and the local Councillor and in collaboration with WoodGreen Community Housing Incorporated. 7. City Council direct the Deputy City Manager, Development and Growth Services to report to the April 14, 2026 Planning and Housing Committee on the redevelopment framework.
Staff recommendation as filed
The Executive Director, Housing Secretariat and the Executive Director, Housing Development Office, recommend that: 1. City Council authorize the Executive Director, Housing Secretariat to negotiate and enter into, on behalf of the City, a Social Housing Agreement with WoodGreen Community Housing Incorporated, or its successor, upon such terms and conditions that are satisfactory to the Executive Director, Housing Secretariat, and in a form satisfactory to the City Solicitor, with a re-conveyance obligation for the property at 444 Logan Avenue to the City that is 40 years following the registration of a Social Housing Agreement, upon completion of Item 2 below. 2. City Council authorize the Executive Director, Housing Secretariat to negotiate and enter into, on behalf of the City, a Municipal Housing Facility Agreement ("Contribution Agreement") with WoodGreen Community Housing Incorporated, to exempt the property at 444 Logan Avenue from the payment of property taxes in accordance with the Toronto Municipal Code Chapter 513, Housing Programs, on terms and conditions satisfactory to the Executive Director, Housing Secretariat, and in a form approved by the City Solicitor. 3. City Council authorize a site specific property tax exemption by-law authorized as "Affordable Housing" in the Toronto Municipal Code Chapter 513, Housing Programs, to exempt from taxation for municipal and school purposes, a total of 160 units at 444 Logan Avenue, a project owned and operated by WoodGreen Community Housing Incorporated for a period of 40 years, effective from the Effective Date as set out in the City's Municipal Housing Project Facility Agreement. 4. City Council authorize the Chief Financial Officer to cancel or refund any taxes paid after the effective date of the Municipal Housing Project Facility Agreement signed between the City of Toronto and WoodGreen Community Housing Incorporated. 5. City Council request the Government of Ontario to allow residents of community housing projects which are exempt from taxation for municipal and school purposes to be eligible for the Ontario Energy and Property Tax Credit component of the Ontario Trillium Benefit. 6. City Council direct the Deputy City Manager, Development and Growth Services to amend the existing Local Agency Housing Agreement by: a. removing 1117-1119 Gerrard Street East; b. including the changes reflected in the executed Social Housing Agreement for 444 Logan Avenue; c. the establishment of a redevelopment framework for WoodGreen Community Housing Incorporated at 835-841 Queen Street East led by the Executive Director, Housing Development Office, in consultation with the Executive Director of Development Review, the Chief Executive Officer of and the local Councillor and in collaboration with WoodGreen Community Housing Incorporated. 7. City Council direct the Deputy City Manager, Development and Growth Services to report to the April 14, 2026 Planning and Housing Committee on the redevelopment framework.