Planning and Housing Committee
The full agenda, as filed
All 18 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.
PH31.1deferred
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 Item titled "Our Plan Toronto: Recommendations on the East Harbour Employment Area Conversion Request - Final Report" to the July 16, 2026 meeting of the Planning and Housing Committee, and that no further notice of special public meeting be given.
PH31.2adopted
Zoning for Low-Carbon Technologies - Final Report
Zoning for Low-Carbon Technologies is a review of Zoning By-law 569-2013 with a focus on climate action and enabling low-carbon technologies. The recommended zoning changes provide an opportunity to modernize the City-wide Zoning By-law to support the implementation of the Official Plan, Toronto's climate strategy, TransformTO, and contribute towards the City's goal of net zero greenhouse gas emissions by 2040. This study seeks to facilitate climate action across the city and make it easier for residents and businesses to retrofit buildings, switch to heat pumps, generate more renewable energy, and charge electric vehicles (EVs). This report recommends zoning amendments to facilitate the adoption of low-carbon technologies, such as heat pumps, energy storage systems, and solar energy devices on lands regulated under the Residential Zone category. This report also recommends permissions to facilitate building energy retrofits and introduce new opportunities to introduce EV charging stations and solar energy devices into surface parking areas across all zones. The recommended amendments have been developed in consultation with relevant City divisions and industry experts. They also consider industry best practices, recent development trends, and the City's climate strategy. They are consistent with the Provincial Planning Statement, 2024 and conform with the Official Plan. This study is divided into two phases. Phase 2 will consider zoning amendments to enable low-carbon technologies within all zones across Toronto and is expected to advance in Q3 2027.
The Planning and Housing Committee recommends that: 1. City Council amend Zoning By-law 569-2013, as amended, substantially in accordance with the proposed Zoning By-law Amendment appended as Attachment 1 to the report (May 26, 2026) from the Chief Planner and Executive Director, City Planning. 2. City Council request staff report back with final recommendations on the second phase of work by the third quarter of 2027. 3. City Council authorize the City Solicitor to make such stylistic and technical changes to Zoning By-law 569-2013, as may be required.
Staff recommendation as filed
The Chief Planner and Executive Director, City Planning, recommends that: 1. City Council amend Zoning By-law 569-2013, as amended, substantially in accordance with the proposed Zoning By-law Amendment appended as Attachment 1 to this report. 2. City Council request staff report back with final recommendations on the second phase of work by the third quarter of 2027. 3. City Council authorize the City Solicitor to make such stylistic and technical changes to Zoning By-law 569-2013, as may be required.
PH31.3adopted
This report outlines the analysis, consultation process, and recommended zoning amendment to advance the fourth phase of work to incorporate low-rise residential lands in Scarborough District into Zoning By-law 569-2013 (the "City-wide Zoning By-law). Staff recommend bringing low-rise residential lands into the City-wide Zoning By-law with zoning standards that are consistent with the applicable standards in the former municipal zoning by-law, consistent with city-wide zoning amendments, and in conformity with the Official Plan. These properties had active zoning by-law amendment or site plan control applications in 2012 and were excluded from the City-wide Zoning By-law through the transition protocol. This study is part of the on-going work to simplify and modernize the City-wide Zoning By-law, and to support consistent application of the City-wide Zoning By-law. Bringing these lands into the City-wide Zoning By-law will remove barriers, ease administration, and enable the creation of more housing as part of the Housing Action Plan. In addition, the recommended zoning by-law amendment will enable properties to take advantage of the removal of parking minimums and permissions for a broad range of "missing middle" housing permissions in support of the Housing Action Plan and its target of 285,000 homes over the next ten years. City staff have completed the fourth phase of the study's work plan by reviewing approximately 379 properties in the Scarborough district subject to former municipal zoning by-laws, and assessing the appropriateness of each property for inclusion in the City-wide Zoning By-law. This report recommends approval of the attached zoning amendment to incorporate approximately 201 low-rise residential properties into the City-wide Zoning By-law.
The Planning and Housing Committee recommends that: 1. City Council amend Zoning By-law 569-2013, substantially in accordance with the draft Zoning By-law Amendment attached as revised Attachment 2 to the report (May 26, 2026) from the Chief Planner and Executive Director, City Planning. 2. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendment as may be required.
Staff recommendation as filed
The Chief Planner and Executive Director, City Planning, recommends that: 1. City Council amend Zoning By-law 569-2013, substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 2 to this report. 2. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendment as may be required.
PH31.4adopted
This report recommends amendments to the Official Plan and Zoning By-law to permit three residential towers which range in height from 59 to 44-storeys and a minimum non-residential gross floor area of 1,000 square metres at 40 Bushby Drive. The recommended Official Plan Amendment removes the requirement for a public street in the Scarborough Secondary Plan. The recommended Zoning By-law Amendment protects for any outcomes that may emerge from the Scarborough Rapid Transit (SRT) Future Use Initiative. The site is located across the street from the future Scarborough Centre station, currently under construction. It also contains infrastructure related to the former Line 3 SRT being evaluated under the SRT Future Use Initiative. The City-owned site addressed in this Report is being developed in accordance with the Toronto Builds Policy Framework ("Toronto Builds"), which guides the development of new housing, including affordable housing. Consistent with the Toronto Builds Policy Framework, 20-30% of the residential units are proposed to be affordable and the development will provide a publicly accessible space and non-residential space. The Housing Development Office, in consultation with other City divisions and agencies, will oversee future delivery of the site, including determining the delivery model, securing development partners where appropriate, and advancing the feasibility and detailed design through a future Site Plan Control process.
The Planning and Housing Committee recommends that: 1. City Council amend the Official Plan for the lands municipally known as 40 Bushby Drive substantially in accordance with the draft Official Plan Amendment included as Attachment 7 to the report (May 26, 2026) from the Interim Executive Director, Development Review. 2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 40 Bushby Drive substantially in accordance with the draft Zoning By-law Amendment included as Attachment 8 to the report (May 26, 2026) from the Interim Executive Director, Development Review. 3. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment and the draft Zoning By-law Amendment as may be required.
Staff recommendation as filed
The Interim Executive Director, Development Review recommends that: 1. City Council amend the Official Plan for the lands municipally known as 40 Bushby Drive substantially in accordance with the draft Official Plan Amendment included as Attachment 7 to this Report. 2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 40 Bushby Drive substantially in accordance with the draft Zoning By-law Amendment included as Attachment 8 to this Report. 3. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment and the draft Zoning By-law Amendment as may be required.
PH31.5deferred
Beginning in March 2026, the Toronto Port Authority and Province of Ontario have made a series of announcements about a proposed expansion of Billy Bishop Toronto City Airport (BBTCA). These announcements, by way of press conferences and media interviews, have been issued outside of the established and governing Tripartite Agreement. As of the date of submitting this report, the City has not received any specific plans or details regarding the proposed expansion. On May 28, 2026, the Province passed Bill 110, Building Billy Bishop Airport Act, 2026 (Bill 110) which enables the Province to assume the City's role in the Tripartite Agreement and take ownership over certain City-owned lands in Bathurst Quay and the Toronto Islands. The Province has also proposed declaring BBTCA a Special Economic Zone to enable a land mass expansion to lengthen the existing runway, enabling jet aircraft, among other things. Designation as a Special Economic Zone would empower the Province to exempt the project from various municipal approvals. Both an extension and use of BBTCA for jets are currently prohibited without amending the Tripartite Agreement. The Federal Minister of Transportation, on May 28, 2026 indicated, via the media, that consultations will launch summer 2026 and feedback gathered through this process will play a role in guiding any future decisions on the Tripartite agreement. This report reflects information and media reports to May 28, 2026. To date, City staff have not been consulted or been made aware of a comprehensive plan, business case, or rationale related to these announcements around the proposed expansion of the airport. This report responds to the April 14, 2026 Planning and Housing Committee direction to study the prospective impact that expanding the flightpath to accommodate jets at Billy Bishop Airport would have on new housing supply ( PH29.11 ) as well as the April 22-23, 2026 Council direction for staff to report back to on the current status of land-side transportation directions and matters related to BBTCA and the surrounding area ( MM40.23 ). This report provides an analysis of indicative growth scenarios, identifies possible impacts of land takings and growth proposals and identifies areas that will need further study should proposals advance. Staff have prepared this analysis based on prior proposals, including the 2013 Porter Airlines proposal and the Toronto Port Authority's own Environmental Assessment study in 2017 (the "2017 EA") of the proposed introduction of jets and runway extension advanced by Porter in 2013. The Environmental Assessment provides a critical evidence base for evaluating future runway extension proposals. It demonstrated that, in a constrained, dense urban waterfront setting, even incremental proposals for aviation expansion can generate multi‑dimensional and interdependent impacts that extend beyond the airport boundary.
The Planning and Housing Committee: 1. Deferred consideration of the item to the to the July 16, 2026 Planning and Housing Committee meeting and requested the City Manager to provide a supplementary report on the following: a. The ownership structure and controlling interests of Nieuport Aviation, owner of the terminal at Billy Bishop Toronto City Airport, including involvement of JP Morgan, and implications of foreign ownership of major transportation infrastructure; b. The City of Toronto's lobbying by-law and provisions around disclosure of details around parties that control or direct the activities of lobbyists' activities; and c. Impacts of the proposed airport and runway expansion on water quality in the Inner Harbour.
Staff recommendation as filed
The Chief Planner and Executive Director, City Planning recommends that: 1. Planning and Housing Committee receive this report for information.
PH31.6adopted
The purpose of this report is to seek City Council approval to amend City of Toronto Municipal Code Chapter 27, Council Procedures, and City of Toronto Municipal Code Chapter 925, Permit Parking, to implement City Council's 2021 direction regarding the exclusion of development-related addresses from eligibility for the residential on-street permit parking program. In 2021, City Council directed that potential amendments to Chapter 925, Permit Parking, be included in preliminary and final reports related to Zoning By-law Amendment applications to exclude residents of, visitors to, and tradespersons at new development addresses from eligibility for residential on-street permit parking. The intent was to address permit parking eligibility earlier in the development review process and reduce the need for separate reports following project approval. However, Section 27-18.4B(3) of Chapter 27 delegates authority over on-street permit parking matters on public lanes or public alleys, local roads, collector roads, and on minor and major arterial roads without an established TTC route to Community Council. This creates a procedural inconsistency that limits the ability to implement permit parking exclusion recommendations through Development Review reports and often requires separate reports to Community Council. To address this issue, the proposed amendment to Chapter 27 would clarify that the authority delegated to Community Council does not apply to amendments to Chapter 925 that exclude residents of, visitors to, or tradespersons at addresses within the Excluded Area, nor does it apply to addresses associated with Zoning By-law Amendment applications. Corresponding amendments to Chapter 925 would give effect to this change and consolidate currently excluded addresses into a new schedule to the chapter. These amendments will fully implement Council's prior direction, improve coordination between development review and permit parking processes, reduce administrative duplication, and provide a more efficient and consistent approval process.
The Planning and Housing Committee recommends that: 1. City Council amend §27-18.4B(3) of City of Toronto Municipal Code Chapter 27, Council Procedures to clarify that the authority delegated to Community Council does not include amendments to City of Toronto Municipal Code Chapter 925, Permit Parking that exclude from eligibility residents of, visitors to, or tradepersons at addresses located within the Excluded Area as defined in City of Toronto Municipal Code Chapter 925, Permit Parking, nor does it apply to addresses associated with Zoning By-law Amendment applications. 2. City Council amend City of Toronto Municipal Code Chapter 925, Permit Parking to give effect to Council's decision in Recommendation 1 and consolidate the excluded addresses into a new Schedule to the Chapter.
Staff recommendation as filed
The General Manager, Transportation Services recommends that: 1. City Council amend §27-18.4B(3) of City of Toronto Municipal Code Chapter 27, Council Procedures to clarify that the authority delegated to Community Council does not include amendments to City of Toronto Municipal Code Chapter 925, Permit Parking that exclude from eligibility residents of, visitors to, or tradepersons at addresses located within the Excluded Area as defined in City of Toronto Municipal Code Chapter 925, Permit Parking, nor does it apply to addresses associated with Zoning By-law Amendment applications. 2. City Council amend City of Toronto Municipal Code Chapter 925, Permit Parking to give effect to Council's decision in Recommendation 1 and consolidate the excluded addresses into a new Schedule to the Chapter.
PH31.7adopted
Toronto Local Appeal Body - Chair's 2025 Annual Report
Enacted on May 3rd, 2017, the Toronto Local Appeal Body (TLAB) is an independent, quasi-judicial tribunal established through City of Toronto Municipal Code Chapter 142, Local Appeal Body, the City of Toronto Act, and other provincial legislation. The TLAB has all the powers of the Ontario Land Tribunal related to the hearing of appeals to Committee of Adjustment decisions for minor variance and consent applications under subsections 45(12), 53(14), 53(19) and 53(27) of the Planning Act. On May 21 and 22, 2025, City Council decreased the panel member composition of the TLAB from fourteen to ten members which includes the Chair, Vice-Chair, and eight Panel Members. Members are nominated by an impartial citizen-member nominating panel with recommendations for appointments submitted to City Council. City Council appoints Members of the TLAB for a four-year term of office. On November 12 and 13 2025, City Council adopted Item PH25.9, Toronto Local Appeal Body - Chair's 2024 Annual Report, along with additional amending motions. Through this decision, Council directed the Chair of the TLAB to review the Tribunal's Rules and Practice Directions with respect to document disclosure and Tribunal independence. Council also directed that the Chair's Annual Report include data on appellant types associated with TLAB appeals and decisions. The 2025 Toronto Local Appeal Body Chair's Annual Report responds to and fulfills these Council directives.
The Planning and Housing Committee recommends that: 1. City Council receive the 2025 Annual Report from the Chair of the Toronto Local Appeal Body, contained in Attachment 1 to the report (May 28, 2026) from the Executive Director, Court Services for information.
Staff recommendation as filed
The Executive Director, Court Services, recommends that: 1. City Council receive the 2025 Annual Report from the Chair of the Toronto Local Appeal Body, contained in Attachment 1 to the report for information.
PH31.8adopted
Preserving Affordable Homes at 38 Abell Street and 210 Simcoe Streets
In August 2023, Toronto Artscape Inc. (Artscape), a non-profit operator of affordable housing and community cultural spaces, announced that it had become insolvent and that its assets would be put up for sale by a court-appointed receiver. Through Item 2023.MM11.32, City Council provided direction to the City Solicitor to participate in the receivership proceedings with a view to protecting the City's property and interests in affordable housing and affordable not for profit community arts and culture space, and provided authority to settle or take reasonable steps to preserve the affordable housing units and non-profit cultural spaces that had been operated by Artscape. This report provides an update, as directed by City Council through 2023.MM11.32, on the outcome of the City's efforts to protect residential and non-profit cultural tenants impacted by the receivership proceedings, and requests authorities needed to protect the existing tenancies and preserve affordable rental housing. As part of the response to the receivership, the City worked with Artscape to develop comprehensive transition plans for each of its properties and provided direct support to tenants and community partners. In September 2024, the City purchased 22 condominium units, located at 38 Abell Street and 210 Simcoe Street, previously owned by Artscape and operated as affordable rental homes. This report requests authority to enter into one or more long-term nominal leases and Contribution Agreement(s) with ANPHI Affordable Homes Inc. (AAHI) to operate these units. The City's exceptional efforts, in concert with community and government partners, resulted in the retention of all of Artscape's former portfolio for affordable artists' housing and community not-for-profit cultural hubs, save for the former Artscape Launchpad facility - a remarkable outcome in preserving live, work and presentation space for Toronto's cultural community.
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 negotiate, approve, and execute, on behalf of the City, one or more long-term nominal leases, with ANPHI Affordable Homes Inc. or a related entity or entities, for the City-owned condominium units at 38 Abell Street and 210 Simcoe Street substantially on the major terms and conditions set out in Attachment 1 to the report (May 28, 2026) from the Executive Director, Housing Secretariat, the Executive Director, Corporate Real Estate Management, and the General Manager, Economic Development and Culture and such other terms as deemed appropriate by the Executive Director, Corporate Real Estate Management, in consultation with the Executive Director, Housing Secretariat and in a form satisfactory to the City Solicitor. 2. City Council declare the units at 38 Abell Street and 210 Simcoe Street surplus with the intended manner of disposal to be by way of long term lease to ANPHI Affordable Homes Inc., or a related entity or entities, and City Council direct staff to take all necessary steps to comply with the City of Toronto's real estate disposal process set out in City of Toronto Municipal Code Chapter 213, Real Estate. 3. City Council authorize the Executive Director, Housing Secretariat to negotiate and execute on behalf of the City, one or more municipal housing project facility agreements (the City's "Contribution Agreement") with ANPHI Affordable Homes Inc., or a related entity or entities, to secure the financial assistance being provided and to set out the terms of the operation of the affordable rental housing, on terms and conditions satisfactory to the Executive Director, Housing Secretariat, and in a form approved by the City Solicitor. 4. City Council authorize an exemption from taxation for municipal and school purposes for the affordable rental homes as listed in and for the periods of time described in Table 1 below in the Financial Impact section of the report (May 28, 2026) from the Executive Director, Housing Secretariat, the Executive Director, Corporate Real Estate Management, and the General Manager, Economic Development and Culture. 5. City Council authorize the Controller and Chief Accountant to cancel or refund any taxes paid after the effective date of the exemption from taxation for municipal and school purposes as set out in the applicable Contribution Agreement.
Staff recommendation as filed
The Executive Director, Housing Secretariat, the Executive Director, Corporate Real Estate Management; and the General Manager, Economic Development and Culture recommend that: 1. City Council authorize the Executive Director, Corporate Real Estate Management, in consultation with the Executive Director, Housing Secretariat, to negotiate, approve, and execute, on behalf of the City, one or more long-term nominal leases, with ANPHI Affordable Homes Inc. or a related entity or entities, for the City-owned condominium units at 38 Abell Street and 210 Simcoe Street substantially on the major terms and conditions set out in Attachment 1 and such other terms as deemed appropriate by the Executive Director, Corporate Real Estate Management, in consultation with the Executive Director, Housing Secretariat and in a form satisfactory to the City Solicitor. 2. City Council declare the units at 38 Abell Street and 210 Simcoe Street surplus with the intended manner of disposal to be by way of long term lease to ANPHI Affordable Homes Inc., or a related entity or entities, and City Council direct staff to take all necessary steps to comply with the City of Toronto's real estate disposal process set out in City of Toronto Municipal Code Chapter 213, Real Estate. 3. City Council authorize the Executive Director, Housing Secretariat to negotiate and execute on behalf of the City, one or more municipal housing project facility agreements (the City's "Contribution Agreement") with ANPHI Affordable Homes Inc., or a related entity or entities, to secure the financial assistance being provided and to set out the terms of the operation of the affordable rental housing, on terms and conditions satisfactory to the Executive Director, Housing Secretariat, and in a form approved by the City Solicitor. 4. City Council authorize an exemption from taxation for municipal and school purposes for the affordable rental homes as listed in and for the periods of time described in Table 1 below in the Financial Impact section of this report. 5. City Council authorize the Controller and Chief Accountant to cancel or refund any taxes paid after the effective date of the exemption from taxation for municipal and school purposes as set out in the applicable Contribution Agreement.
PH31.9amended
The City recognizes the important role community housing providers play in advancing its vision for housing, as set out in the HousingTO 2020-2030 Action Plan ("HousingTO Plan"), and is actively engaged in preserving affordable housing for current and future residents. Maintaining and increasing access to affordable rents is further advanced through the Community Housing Sector Modernization and Growth Strategy ("Strategy"), as adopted by City Council in June 2024. This report recommends approval of property tax exemptions for affordable homes within three co-operative housing sites and two properties owned by Toronto Community Housing Corporation ("TCHC"), through execution of a Municipal Housing Project Facility Agreement ("Contribution Agreement"). This will advance the goals of the Strategy related to maintaining affordability of the existing community housing stock. The City has consistently applied property tax exemptions as a financial tool to protect and expand its supply of affordable housing. This report will advance work on the new lease agreements for Alexandra Park Housing Co-operative ("Alexandra Park Co-op"), Beech Hall Housing Co-operative ("Beech Hall Co-op") and Stanley Knowles Housing Co-operative ("Stanley Knowles Co-op") and authorize the execution of Contribution Agreements to secure affordability of existing rental homes. To further progress work on new lease agreements, this report recommends updating the Policy Framework for Ground Leases with Community Providers to permit lease terms of up to 99 years, replacing the current maximum of 49 years. A longer maximum term gives the City greater flexibility to assess on a case by case to safeguard significant public investment in Toronto's affordable housing stock. TCHC is undertaking multi-phased revitalizations of the Regent Park and Alexandra Park communities, integrating both affordable and community housing. Securing property tax exemptions for these developments is consistent with the financial benefits applied to other TCHC properties. Securing affordability in the existing community housing stock, through a Contribution Agreement, is a dependable approach to achieve improved housing outcomes. As a financial tool for the City, property tax exemptions provide a viable and cost-effective approach to preserve the supply of affordable rental housing in Toronto.
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, Municipal Housing Project Facility Agreements (the City's Contribution Agreements) with Alexandra Park Housing Co-operative, Beech Hall Housing Co-operative and Stanley Knowles Housing Co-operative to set out the terms of the operation of affordable housing, for the properties described in Table 1, 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. 2. City Council exempt up to 104 affordable rental homes at 25 Eden Place, operated by Alexandra Park Housing Co-operative, from taxation for municipal and school purposes for the term of the Municipal Housing Project Facility Agreement. 3. City Council exempt up to 127 affordable rental homes at 2-14 Humber Boulevard and 15-23 Cordella Avenue, operated by Beech Hall Housing Co-operative, from taxation for municipal and school purposes for the term of the Municipal Housing Project Facility Agreement. 4. City Council exempt up to 103 affordable rental homes at 38 Orchard View Boulevard, operated by Stanley Knowles Housing Co-operative, from taxation for municipal and school purposes for the term of the Municipal Housing Project Facility Agreement. 5. City Council authorize the Executive Director, Corporate Real Estate Management, in consultation with the Executive Director, Housing Secretariat to amend the Policy Framework for Ground Leases for Community Housing Providers to extend the allowable term length to up to 99 years, replacing the previously approved maximum of 49 years. 6. City Council authorize each of the Executive Director, Housing Secretariat, and Executive Director, Housing Development Office, severally to negotiate and enter into, on behalf of the City, Municipal Housing Project Facility Agreements (the City's Contribution Agreements) or amendments to existing Contribution Agreements with Toronto Community Housing Corporation for financial incentives and to set out the terms of the operation of affordable rental housing at 175 Oak Street and 130 Augusta Avenue, on terms and conditions satisfactory to the Executive Director, Housing Secretariat, in consultation with the Executive Director, Housing Development Office and in a form satisfactory to the City Solicitor. 7. City Council exempt up to 213 affordable rental homes at 175 Oak Street, operated by Toronto Community Housing Corporation, from taxation for municipal and school purposes for a period of 99 years, effective from the date as set out in the City's Municipal Housing Project Facility Agreement. 8. City Council exempt up to 99 affordable rental homes at 130 Augusta Avenue, owned by Toronto Community Housing Corporation and operated by Atkinson Housing Co-operative, from taxation for municipal and school purposes for the term of the Municipal Housing Project Facility Agreement. 9. City Council authorize the Chief Financial Officer to cancel or refund any taxes paid after the Effective Date of the Municipal Housing Project Facility Agreements, for the properties described in Table 1 and Table 2, with Alexandra Park Housing Co-operative, Beech Hall Housing Co-operative, Stanley Knowles Housing Co-operative, and Toronto Community Housing Corporation. 10. City Council direct the Executive Director, Housing Secretariat, to communicate and confirm to the Board of Directors of the Beech Hall Housing Co-operative that their seniors only-mandate is unaffected by the recommendations of the report on the Community Housing Partnership Renewal Program and the current Lease and Contribution Agreement negotiations, and that the Board of Directors will continue to set its own member selection policies and procedures for the acceptance of new senior residents, as they have for the past forty-seven years. 11. City Council direct the Executive Director Corporate Real Estate Management, and the Executive Director, Housing Secretariat to negotiate a new long-term Lease and Contribution Agreement with the Beech Hall Housing Co-operative taking in consideration the Lease Policy Framework with Community Housing Providers pursuant to the Community Housing Sector Modernization and Growth Strategy as described in 2024.PH13.9, and to work with the Co-operative and the Co-operative Housing Federation of Toronto to review the Co-operatives' financial outlook and assist with creating a financial and capital repair plan that prioritizes ongoing viability and report the results of this work to the Planning and Committee in 2027 prior to the expiry of the current lease extension. 12. City Council direct the Executive Director, Corporate Real Estate and the Executive Director Housing Secretariat to work with the Beech Hall Housing Co-operative to create a joint Revitalization Committee to develop a long-term capital repair plan and funding strategy for the municipally owned buildings and land leased to Beech Hall Housing Co-operative, and report the results of this work to the Planning and Housing Committee in 2027 prior to the expiry of the current lease extension.
Staff recommendation as filed
The Executive Director, Housing Secretariat, recommends that: 1. City Council authorize the Executive Director, Housing Secretariat, to negotiate and enter into, on behalf of the City, Municipal Housing Project Facility Agreements (the City's Contribution Agreements) with Alexandra Park Housing Co-operative, Beech Hall Housing Co-operative and Stanley Knowles Housing Co-operative to set out the terms of the operation of affordable housing, for the properties described in Table 1, 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. 2. City Council exempt up to 104 affordable rental homes at 25 Eden Place, operated by Alexandra Park Housing Co-operative, from taxation for municipal and school purposes for the term of the Municipal Housing Project Facility Agreement. 3. City Council exempt up to 127 affordable rental homes at 2-14 Humber Boulevard and 15-23 Cordella Avenue, operated by Beech Hall Housing Co-operative, from taxation for municipal and school purposes for the term of the Municipal Housing Project Facility Agreement. 4. City Council exempt up to 103 affordable rental homes at 38 Orchard View Boulevard, operated by Stanley Knowles Housing Co-operative, from taxation for municipal and school purposes for the term of the Municipal Housing Project Facility Agreement. 5. City Council authorize the Executive Director, Corporate Real Estate Management, in consultation with the Executive Director, Housing Secretariat to amend the Policy Framework for Ground Leases for Community Housing Providers to extend the allowable term length to up to 99 years, replacing the previously approved maximum of 49 years. 6. City Council authorize each of the Executive Director, Housing Secretariat, and Executive Director, Housing Development Office, severally to negotiate and enter into, on behalf of the City, Municipal Housing Project Facility Agreements (the City's Contribution Agreements) or amendments to existing Contribution Agreements with Toronto Community Housing Corporation for financial incentives and to set out the terms of the operation of affordable rental housing at 175 Oak Street and 130 Augusta Avenue, on terms and conditions satisfactory to the Executive Director, Housing Secretariat, in consultation with the Executive Director, Housing Development Office and in a form satisfactory to the City Solicitor. 7. City Council exempt up to 213 affordable rental homes at 175 Oak Street, operated by Toronto Community Housing Corporation, from taxation for municipal and school purposes for a period of 99 years, effective from the date as set out in the City's Municipal Housing Project Facility Agreement. 8. City Council exempt up to 99 affordable rental homes at 130 Augusta Avenue, owned by Toronto Community Housing Corporation and operated by Atkinson Housing Co-operative, from taxation for municipal and school purposes for the term of the Municipal Housing Project Facility Agreement. 9. City Council authorize the Chief Financial Officer to cancel or refund any taxes paid after the Effective Date of the Municipal Housing Project Facility Agreements, for the properties described in Table 1 and Table 2, with Alexandra Park Housing Co-operative, Beech Hall Housing Co-operative, Stanley Knowles Housing Co-operative, and Toronto Community Housing Corporation.
PH31.10amended
Humber Bay Shores, Christie's Redevelopment and Park Lawn GO Station
On November 12, 2025, City Council directed staff to report back on options and legislative tools, including the use of holding provisions, available to the City to support the development of Humber Bay Shores as a complete community with access to higher order transit. As part of the Christie's Secondary Plan process, the City completed a review of community services and facilities and identified the need for a community recreation centre, library, childcare, community agency space, and new schools to address both current shortfalls and needs generated by future growth. The Secondary Plan and implementing Zoning By-law require these facilities and the GO Station, with delivery to be provided at different phases of the Christie's development according to the Section 37 and holding provisions in the by-law. The Park Lawn GO Station is a planned transit station on the Lakeshore West GO line, between Mimico and Exhibition GO stations, intended to support future intensification within the Christie's redevelopment area and Humber Bay Shores. The development application has been paused by the applicant. At the time of the writing of this report, the implementing Section 37 community benefits agreement, has not been signed by the owner of the site
The Planning and Housing Committee recommends that: 1. City Council direct that Confidential Attachment 1 to the supplementary report (June 3, 2026) from the City Solicitor is to remain confidential at the discretion of the City Solicitor, as it contains advice which is subject to solicitor-client privilege.
Staff recommendation as filed
The Interim Executive Director, Development Review and the Chief Planner and Executive Director, City Planning recommend that: 1. City Council receive this report for information.
PH31.11adopted
Continuous Improvement of the Committee of Adjustment - Status Update
In January 2026, operations and oversight of the Committee of Adjustment moved from City Planning to the Development Review division. This organizational re-alignment was designed to maintain the Committee's independent decision‑making role while reinforcing the systems that support effective and timely review. Development Review Division will continue to advance the transformation and continuous improvement of the Committee of Adjustment through initiatives that address recommendations from KPMG ( 2023 and 2025 ) and align with the Development Review Strategic Plan (2025-2028). Further to this organizational re-alignment, in February 2026, the Mayor (through Planning and Housing Committee) requested City staff to "review and report on how the Committee of Adjustment can be most effective, including opportunities to streamline and bring greater consistency to decision-making, improve timelines, and support faster delivery of housing." Development Review Division was directed to consult stakeholders and "report in Q2 2026 with preliminary findings, potential opportunities and a workplan on: - Improving customer service, streamlining decision-making, improving timelines, leveraging technology, simplifying submission requirements, and supporting faster delivery of housing, while maintaining the integrity of the development review process; - Attracting and retaining highly qualified panel members for the next round of recruitment and appointments; - Improving panel training and continuous education, including on changes to City and provincial planning rules; - Standardizing the practice of Development Review staff reports to the Committee of Adjustment, including comments where applicable, indicating where projects align with Council-approved policy objectives; and - Opportunities to harmonize and coordinate the application processes for tree injury or removal permits, and minor variances to reduce challenges arising from conflicting outcomes." This report outlines Development Review's work program, including near-term deliverables, and highlights from stakeholder consultations. It also addresses a previous request from Planning and Housing Committee in June 2025 to report back on the status and results of remaining KPMG recommendations. Development Review, in coordination with the City Manager's Office and the City Clerk's Office, will report back by early 2027 with any recommended changes to the term limits, qualifications, and remuneration for Committee of Adjustment panel members to be implemented prior to the next term of appointments.
The Planning and Housing Committee recommends that: 1. Received the report (May 28, 2026) from the Interim Executive Director, Development Review for information.
Staff recommendation as filed
The Interim Executive Director, Development Review recommends that: 1. Planning and Housing Committee receive this report for information.
PH31.12amended
Overview of Bill 98 Implications with Respect to Planning Matters
Bill 98, Building Homes and Improving Transportation Infrastructure Act, 2026 , was introduced on March 30, 2026, and received Royal Assent on June 2, 2026. Among other matters, the changes affect land use planning authorities in the Planning Act and the City of Toronto Act, including official plans, zoning, site plan control, development standards, secondary plans, application requirements and parkland dedication. The Bill 98 changes, along with related regulatory changes and potential future changes, impact the relationship between the planning tools that collectively support development review and city-building objectives. These tools include Toronto's shift towards a greater reliance on zoning that permits as-of-right development, which intends to work together with other planning tools to facilitate development, streamline development approvals, and support coordination of infrastructure, servicing, community services, public realm improvements and parkland delivery. As a result of the Bill 98 changes, staff will be making modifications to some aspects of the scope of review of the Site Plan Control process, as well as modifying the application of the Toronto Green Standard. These changes are summarized in this report.
The Planning and Housing Committee: 1. Requested the Chief Planner and Executive Director, City Planning, to assess the implications of the Province's new and proposed changes to the scope of Site Plan Control and Parkland Dedication, including how context-specific matters will be addressed and the need for any additional or modified zoning standards, as part of the reporting on any recommended city-wide as-of-right zoning by-law amendments, including zoning by-law amendments to implement new Official Plan policies.
Staff recommendation as filed
The Chief Planner and Executive Director, City Planning recommends that: 1. Planning and Housing Committee receive this report for information.
PH31.13adopted
Understanding current development activity is essential to managing future growth and building a city that is inclusive, successful and sustainable. Development and Growth Services plays a central role in shaping Toronto's future through increasing housing supply, including affordable housing, retaining employment lands, planning for complete communities and integrated transit, and delivering efficient development approvals processes. The 2025 Development Activity Bulletin examines development activity in Toronto from multiple perspectives, beginning with the broader market context and progressing to more detailed analysis. The primary purpose of the Bulletin is to monitor the growth management policies of Toronto's Official Plan. The detailed analysis of the 2025 Development Activity Bulletin offers key insights into Toronto's growth and potential urban changes ahead.
The Planning and Housing Committee: 1. Received the report (May 28, 2026) 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. The Planning and Housing Committee receive this report for information.
PH31.14adopted
This report recommends that City Council amend the Reasons for Designation within the 2017 City of Toronto By-law 715-2017 designating the property at 339 Queen Street East under Part IV, Section 29 of the Ontario Heritage Act, to include within the property's description reference to the direct association of the property with Cecil B. Tadman's nearly 50-year ownership of the property as the Home Furniture Company Limited, to further clarify the property's value as a representative example of Chicago School style architecture, and to include the historic post and beam timber frame construction as a heritage attribute. The property at 339 Queen Street East is located at the south-west corner of Queen Street East and Parliament Street. Built in 1907, with an extension in 1925-1926, the building is a three-storey, brick-clad store and warehouse, with curtain wall cladding on the first two storeys of the principal north and east façades. The property continuously operated as a furniture store for over a century. The property was originally owned by the Home Furniture Carpet Co. Ltd. from 1907 until 1928 and was sold to an employee, Cecil B. Tadman, who renamed the business "The Home Furniture Company Limited." Tadman continued to own and operate the store for nearly 50 years until his death in 1976. The property was then owned and occupied by Marty Millionaire Ltd. from 1978 until 2014. A rehabilitation of the building was completed in 2017 to house the WE Global Learning Centre, within which the original post and beam timber frame construction was retained. Staff have subsequently reviewed the interior and determined that it contributes to the physical value of 339 Queen Street East and its association with the Chicago School style and is therefore a heritage attribute. Additionally, in June 2024, the local Councillor requested that Heritage Planning staff respond to a concern expressed by the Tadman family that despite his long association with the property and the prominence of his business, Cecil B. Tadman's was not referenced in the designation by-law. On December 2, 2025, the Toronto Public Library (TPL) announced the purchase of the property at 339 Queen Street East to house a new district library branch that will replace the current neighbourhood St. Lawrence branch located at 171 Front Street. At present TPL staff and Heritage Planning staff are exchanging information about the heritage significance of the building, including the proposed designation by-law amendment. As a result of staff review, Heritage Planning recommend that the City Council amend designation By-law 715-2017 with the Revised Reasons for Designation, appended as Attachment 2 to this report. A comparison of the existing and proposed revised wording for Schedule "A" of By-law 715-2017 is appended in this report as Attachment 3.
The Planning and Housing Committee recommends that: 1. City Council state its intention to amend By-law 715-2017, which designates the property at 339 Queen Street East under Part IV, Section 29 of the Ontario Heritage Act, pursuant to Section 30.1 of the Ontario Heritage Act in accordance with Attachment 2, Statement of Significance (Revised Reasons for Designation): 339 Queen Street East appended to the report, June 2, 2026, from the Chief Planner and Executive Director, City Planning. 2. If there are no objections to the proposed amendment to the By-law 715-2017, City Council authorize the City Solicitor to introduce the Bill in Council amending By-law 715- 2017 under Part IV, Section 30.1 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 amend By-law 715-2017, which designates the property at 339 Queen Street East under Part IV, Section 29 of the Ontario Heritage Act, pursuant to Section 30.1 of the Ontario Heritage Act in accordance with Attachment 2, Statement of Significance (Revised Reasons for Designation): 339 Queen Street East appended to the report, June 2, 2026, from the Chief Planner and Executive Director, City Planning. 2. If there are no objections to the proposed amendment to the By-law 715-2017, City Council authorize the City Solicitor to introduce the Bill in Council amending By-law 715- 2017 under Part IV, Section 30.1 of the Ontario Heritage Act.
PH31.15adopted
This report recommends that City Council state its intention to designate the property at 4150 Yonge Street under Part IV, Section 29 of the Ontario Heritage Act ("the 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 4150 Yonge Street, known historically as the John Street Workers Cottages, is located on the west side of Yonge Street north of Wilson Avenue in the Bedford Park-Nortown neighbourhood of North York. It contains two semi-detached (originally detached), single-storey residential structures, fronting onto an office park with frontage along Yonge Street. A location map and current photograph of the heritage property are included in Attachment 2. The property is comprised of two single-storey Ontario Cottage style house form buildings with cedar shingle roofs and stucco exteriors. Relocated to their present location in the 1980s, the cottages were originally known as 22 and 26 John Street (no longer extant) and were part of a trio of mid-nineteenth century workers cottages that once fronted onto a residential streetscape. Built in 1860 by local carpenter Robert Gray, the John Street Workers Cottages historically housed a mix of tradespeople and millworkers, along with their families, up until the redevelopment of the area in the late 20th century. Following their relocation and rehabilitation in the 1980s, the two remaining cottages were conjoined and converted into an upscale restaurant - Auberge de Pommier - which has served the adjacent office park and surrounding area for forty years. The subject property stands as a prominent physical remnant of the former village of York Mills. The subject property at 4150 Yonge Street was listed on the City of Toronto's Heritage Register on September 27, 2006. This property is one of eighteen pre-1870 listed properties citywide which have been identified as candidates for designation through the City's implementation of Bill 23 amendments to the Act and its ongoing prioritization strategy for listed properties. Properties listed on the City's Heritage Register prior to January 1, 2023 will be deemed removed from the Heritage Register unless they are designated by January 1, 2027. Part of the City's strategy for the review of listed properties on the Heritage Register includes the procurement of qualified heritage consultants to research, evaluate, and prepare heritage evaluation reports for a subset of listed properties prioritized for designation. City Planning retained the services of Alex Corey Heritage Consulting (the Consultant) to research and evaluate a citywide group of eighteen pre-1870 listed properties which includes the subject property at 4150 Yonge Street. The Consultant evaluated the subject property and determined that it meets the provincial criteria. The Consultant's research on the subject property is included in Attachment 3 of this report. The research, analysis, and evaluation contained within Attachment 3 reflect the Consultant's professional expertise and opinion. Staff have independently reviewed the Consultant's research and heritage evaluation and concur with the determination that the property at 4150 Yonge Street has cultural heritage value and meets two of the Ontario Regulation 9/06 criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act. A property may be designated under Part IV, Section 29 of the Ontario Heritage Act, if it meets two or more of the nine criteria. Designation enables City Council to review proposed alterations or demolitions to the property and enforce heritage property standards and maintenance.
The Planning and Housing Committee recommends that: 1. City Council state its intention to designate the property at 4150 Yonge Street under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 4150 Yonge Street (Reasons for Designation) attached as Attachment 1 to the report (May 20, 2026) 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 4150 Yonge Street under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 4150 Yonge Street (Reasons for Designation) attached as Attachment 1, to the report, May 20, 2026, 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.
PH31.16adopted
This report recommends that City Council state its intention to designate the property at 34 Jason Road under Part IV, Section 29 of the Ontario Heritage Act ("the 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 34 Jason Road, known historically as the Elm Bank Piggery, is located on the north side of Jason Road at the intersection of Riverdale Drive within the Thistletown community of Etobicoke. It contains a single-family house form building, constructed c. 1921, featuring an extension c.1926-33. The extension was built atop foundations believed to date to the mid-nineteenth century that once supported a piggery on the Elm Bank property belonging to the Grubb family. The Grubb family (later "Grubbe") were post-colonial settlers within the present-day Thistletown community. In more recent years, the home was owned by the notable photographer Bruce Metcalfe, and his family. The property remains a physical reminder of Thistletown's agricultural past. A location map and current photograph of the heritage property are included in Attachment 2. The subject property at 34 Jason Road was listed on the City of Toronto's Heritage Register on September 27, 2006. This property is one of eighteen pre-1870 listed properties citywide which have been identified as candidates for designation through the City's implementation of Bill 23 amendments to the Act and its ongoing prioritization strategy for listed properties. Properties listed on the City's Heritage Register prior to January 1, 2023 will be deemed removed from the Heritage Register unless they are designated by January 1, 2027. Part of the City's strategy for the review of listed properties on the Heritage Register includes the procurement of qualified heritage consultants to research, evaluate, and prepare heritage evaluation reports for a subset of listed properties prioritized for designation. City Planning retained the services of Alex Corey Heritage Consulting ("the Consultant") to research and evaluate a citywide group of eighteen pre-1870 listed properties which includes the subject property at 34 Jason Road. The Consultant evaluated the subject property and determined that it meets the provincial criteria. Staff concur with this assessment. The Consultant's research on the subject property is included as Attachment 3 of this report. The research, analysis, and evaluation contained within Attachment 3 reflect the Consultant's professional expertise and opinion. Staff have independently reviewed the Consultant's research and heritage evaluation and concur with the determination that the property at 34 Jason Road has cultural heritage value and meets four of the Ontario Regulation 9/06 criteria prescribed for municipal designation under Part IV, Section 29 of the Act. A property may be designated under Part IV, Section 29 of the Ontario Heritage Act, if it meets two or more of the nine criteria. Designation enables City Council to review proposed alterations or demolitions to the property and enforce heritage property standards and maintenance.
The Planning and Housing Committee recommends that: 1. City Council state its intention to designate the property at 34 Jason Road under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 34 Jason Road (Reasons for Designation) attached as Attachment 1 to the revised report (June 4, 2026) 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 34 Jason Road under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 34 Jason Road (Reasons for Designation) attached as Attachment 1, to the report, June 4, 2026, 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.
PH31.17adopted
This report recommends that City Council state its intention to designate the property at 328 Bellamy Road North under Part IV, Section 29 of the Ontario Heritage Act ("the 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 328 Bellamy Road North, historically known as the John Perryman (J.P.) Wheler House, is located on the west side of Bellamy Road North, south of Lawrence Avenue East, in the Golfdale-Cedarbrae-Woburn neighbourhood of Scarborough. It contains a two-and-a-half-storey brick "bank" house situated to the rear of the Bendale Bible Chapel which fronts onto Bellamy Road North. A location map and current photograph of the heritage property are found in Attachment 2. The property contains a two-and-a-half-storey brick "bank" house built in 1867 and designed in a vernacular style with Gothic elements emblematic of Ontario's rural residential architecture from the early to mid-nineteenth century. The bank-style Wheler House was built into the side of a hill, rising above West Highland Creek and presents from the south side as a two-and-a-half-storey building, and from the north as a single-storey plus attic residence. J.P. Wheler, a local agriculturalist, mill owner, and politician, was a prominent figure within Woburn and Scarborough Township, serving as reeve 18 times between 1851 and 1875. Though partially obscured from the public realm since the circa 1959 construction of the Bendale Bible Chapel, which is attached to the J.P. Wheler House along its east façade, the subject property remains a strong historic reminder of Woburn and Scarborough's rural, agrarian, past. The subject property at 328 Bellamy Road North was listed on the City of Toronto's Heritage Register on September 27, 2006. This property is one of eighteen pre-1870 listed properties citywide that were identified as candidates for designation through the City's implementation of Bill 23 amendments to the Act, and its ongoing prioritization strategy for listed properties that must be designated or removed from the Heritage Register by January 1, 2027. Part of the City's strategy for the review of listed properties on the Heritage Register includes the procurement of qualified heritage consultants to research, evaluate, and prepare heritage evaluation reports for a subset of listed properties prioritized for designation. City Planning retained the services of Alex Corey Heritage Consulting ("the Consultant") to research and evaluate a citywide group of eighteen pre-1870 listed properties which includes the subject property at 328 Bellamy Road North. The Consultant evaluated the subject property and determined that it meets the provincial criteria. The Consultant's research on the subject property is included in Attachment 3 of this report. The research, analysis, and evaluation contained within Attachment 3 reflect the Consultant's professional expertise and opinion. Staff have independently reviewed the Consultant's research and heritage evaluation and concur with the determination that the property at 328 Bellamy Road North has cultural heritage value and meets two 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. In accordance with 3.1.6.50 of the Official Plan and the City's Protocol for the Identification and Review of Heritage Places of Worship, Heritage Planning staff consulted members of the Bendale Bible Chapel to determine if any of the heritage attributes identified in the Statement of Significance and in a future designating by-law were liturgical elements, and therefore not subject to regulation while the property remained in use by the congregation. The Bendale Bible Chapel confirmed that while the structure is used for liturgical purposes none of the identified attributes were liturgical elements. Designation enables City Council to review proposed alterations or demolitions to the property and enforce heritage property standards and maintenance.
The Planning and Housing Committee recommends that: 1. City Council state its intention to designate the property at 328 Bellamy Road North under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 328 Bellamy Road North (Reasons for Designation) attached as Attachment 1to the report (May 20, 2026) 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: 1. City Council state its intention to designate the property at 328 Bellamy Road North under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 328 Bellamy Road North (Reasons for Designation) attached as Attachment 1, to the report, May 20, 2026, 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.
PH31.18adopted
Requesting Reasonable Regulation of Length and Depth for Multiplexes in Residential Multiple Zones
An issue has come to light with our zoning by-laws for multiplexes in Residential Multiple (RM) zones, where multiplex development can greatly exceed the scale of other permitted residential buildings in the same zone, including apartment buildings. RM zones in Toronto historically have not regulated building length or depth. Multiplex by-law changes implemented city-wide did not include the building length or depth regulations in RM zones that were implemented in Residential Detached (RD), Residential Semi-detached (RS), and Residential Townhouse (RT) zones. Additionally, the changes exempted multiplexes from maximum Floor Space Index (FSI) restrictions. Combined, this means that the building length and depth in RM zones are only indirectly regulated by front and rear yard setbacks. Under certain conditions, this allows for an as-of-right multiplex that significantly exceeds what would be expected as "gentle intensification". An as-of-right development currently under construction at 63 Station Road in Ward 3 perfectly encapsulates this issue and serves as a clear example of why we need to address this gap in the zoning by-law. The as-of-right fourplex is 36.4m in length, the maximum length possible while complying with front and rear yard setback requirements. The issue is even more pronounced as the building is being constructed on a relatively narrow lot with a 9.14m frontage. Images of the development are shared in Attachment 1 to provide visual context. The recommendations below direct City Planning to review this matter as quickly as possible and to report back with recommended changes to the zoning by-law in RM zones to ensure that as-of-right development of multiplexes in these zones is of the intended scale.
The Planning and Housing Committee: 1. Directed the Chief Planner and Executive Director, City Planning to review zoning standards for multiplexes and apartment buildings in the Residential Multiple zone to ensure new development does not impose undue impact on adjacent properties, with particular regard for zoning standards that determine building depth, building length, and side yard setback and consideration for aligning with apartment building zoning standards that apply to Major Streets and/or the Residential zone, and report at the earliest opportunity and no later than the planned second quarter of 2027 multiplex monitoring report.
Staff recommendation as filed
Councillor Amber Morley recommends that the Planning and Housing Committee 1. Direct the Chief Planner and Executive Director, City Planning to review zoning standards for multiplexes and apartment buildings in the Residential Multiple zone to ensure new development does not impose undue impact on adjacent properties, with particular regard for zoning standards that determine building depth, building length, and side yard setback and consideration for aligning with apartment building zoning standards that apply to Major Streets and/or the R zone, and report at the earliest opportunity and no later than the planned second quarter 2027 multiplex monitoring report.