Toronto and East York Community Council
The full agenda, as filed
All 90 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.
Items 1 to 25 of 90Show 2550100all
TE27.1adopted
This report recommends that the name "Love You More Lane" be approved to identify the naming of a public lane located west of Claremont Street, extending between Mansfield Avenue and Treford Place. This naming proposal complies with the City of Toronto Street Naming Policy which can be found at https://www.toronto.ca/city-government/planning-development/street-naming/ .
The Toronto and East York Community Council: 1. Approved the name "Love You More Lane" for naming of a public lane located west of Claremont Street, extending between Mansfield Avenue and Treford Place.
Staff recommendation as filed
The Director, Engineering and Construction Services recommends that Toronto and East York Community Council: 1. Approve the name "Love You More Lane" for naming of a public lane located west of Claremont Street, extending between Mansfield Avenue and Treford Place.
TE27.2adopted
138 Dowling Avenue - Zoning By-law Amendment - Decision Report - Approval
This report recommends approval of the application to amend the Zoning By-law to permit a 16 storey apartment building with 145 units at 138 Dowling Avenue. The proposed development is consistent with the Provincial Planning Statement (2024) and conforms to the City's Official Plan. Staff recommend approval of the application to amend the Zoning By-law.
The Toronto and East York Community Council recommends that: 1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 138 Dowling Avenue substantially in accordance with the draft Zoning By-law Amendment included as Attachment 5 to the report (November 10, 2025) from the Director, Community Planning, Toronto and East York District. 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. 3. City Council request the General Manager, Transportation Services to review and report back on the feasibility of amending Schedule B of the City of Toronto Municipal Code Chapter 925, Permit Parking, to exclude the development located at 138 Dowling Avenue from Permit Parking.
Staff recommendation as filed
The Director, Community Planning, Toronto and East York District recommends that: 1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 138 Dowling Avenue substantially in accordance with the draft Zoning By-law Amendment included as Attachment 5 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. 3. City Council request the General Manager, Transportation Services, to review and report back on the feasibility of amending Schedule B of the City of Toronto Municipal Code Chapter 925, Permit Parking, to exclude the development located at 138 Dowling Avenue from Permit Parking.
TE27.3adopted
This report recommends approval of the application to amend the Official Plan and Zoning By-law to permit an increase in residential gross floor area and a reduction in non-residential gross floor area including office floor area within the development previously approved at 1 Front Street West. The proposal is to permit residential uses within a portion of the west tower currently approved for non-residential uses. The application also proposes modifications to the north façade of the Dominion Public Building, a heritage building, with fourteen of the windows proposed to be lowered to provide additional views and access to the retail spaces proposed within the building. The site was the subject of a previous Official Plan and Zoning By-law amendment application approved by the Ontario Land Tribunal (OLT) in 2020. The final order was issued by the OLT in 2022 bringing OPA 507 (By-law 1250-2022 (OLT)) and the amending Zoning By-laws into force and effect (By-law 1251-2022 (OLT) and By-law 1252-2022 (OLT)), and subject to the former Section 37 of the Planning Act. No changes are proposed to the previously approved heights, building envelopes or setbacks of the two towers and no change is proposed to the overall gross floor area permitted on the site. The proposed changes to the development are consistent with the Provincial Planning Statement (2024) and conform to the Official Plan. The proposal conserves a significant heritage building, continues to provide for a contextually appropriate built form, includes public realm enhancements, proposes a mix of uses that supports housing and employment objectives, including the replacement of office and non-residential uses, and provides for a new community agency space as an additional benefit pursuant to former Section 37 of the Planning Act. Staff recommend that Council approve the application.
The Toronto and East York Community Council recommends that: 1. City Council amend the Official Plan for the lands municipally known as 1 Front Street West substantially in accordance with the draft Official Plan Amendment included as Attachment 15 to the revised report (November 17, 2025) from the Director, Community Planning, Toronto and East York District. 2. City Council amend Zoning By-law 569-2013 for the lands municipally known as 1 Front Street West substantially in accordance with the draft Zoning By-law Amendment included as Attachment 16 to the revised report (November 17, 2025) from the Director, Community Planning, Toronto and East York District. 3. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment and draft Zoning By-law Amendment as may be required. 4. Before introducing the necessary Bills to City Council for enactment, City Council require the owner to enter into and register on title to the lands, a Section 37 Agreement amending the existing Section 37 Agreement registered as Instrument AT6152661, to secure the following, in addition to the previously required services, facilities and matters, to the satisfaction of the Executive Director, Development Review, in consultation with the Ward Councillor, and with the execution and registration to the satisfaction of the City Solicitor: a. the owner shall design, construct, commission, finish and convey to the City in an acceptable environmental condition, for nominal consideration and at no cost to the City, a minimum 500 square metres of Community Agency Space as measured from the interior walls, located on the ground level in the southwest portion of the Dominion Public Building as shown on drawing A.1.3 Ground Level (Lane) prepared by Architects Alliance, dated April 29, 2025, Revision 5, with access from the south side of the existing building, and all subject to the following: 1. the Community Agency Space shall be conveyed to the City, in accordance with the City's Community Space Tenancy Policy and finished to Base Building Condition, with the terms and specifications to be secured in the amended Section 37 Agreement, to the satisfaction of the Executive Director, Development Review, the Chief Planner and Executive Director, City Planning, the Executive Director, Corporate Real Estate Management, the General Manager Economic Development and Culture, and the City Solicitor; 2. the Community Agency Space shall be conveyed to the City prior to the earlier of any condominium registration for any part of the development the lands and any residential occupancy of the lands; 3. concurrent with or prior to, the conveyance of the Community Agency Space to the City, the owner and the City shall enter into, and register on title to the appropriate lands, an Easement and Cost Sharing Agreement at no cost to the City, that is in a form satisfactory to the City Solicitor; the Easement and Cost Sharing Agreement shall address and/or provide for the integrated support, use, operation, maintenance, repair, replacement and reconstruction of certain shared facilities, and the sharing of costs, in respect thereof, of portions of the subject lands to be owned by the City and the owner as they pertain to the Community Agency Space; 4. prior to the issuance of the first above grade building permit for any part of the lands, the owner shall provide a letter of credit in the amount sufficient to guarantee 120 percent of the estimated cost of the design, construction, commissioning, finishing and handover of the Community Agency Space complying with the specifications and requirements of the amended Section 37 Agreement, to the satisfaction of the Executive Director, Corporate Real Estate Management, the Executive Director, Social Development, Finance and Administration, the Chief Planner and Executive Director, City Planning and the City Solicitor; 5. prior to the conveyance of the Community Agency Space to the City, the owner shall provide a one-time cash contribution in the amount of $300,000 for the total finishing costs of the Community Agency Space; and 6. the financial contribution referenced to Recommendation 4.a.5. above shall be indexed upwardly in accordance with the Statistics Canada Construction Price Index for Toronto calculated from the date of execution of the amended Section 37 Agreement to the date the payment is made to the City. 5. City Council authorize the City Solicitor and necessary City staff to take such necessary steps, as required, to implement City Council's decision.
Staff recommendation as filed
The Director, Community Planning, Toronto and East York District, recommends that: 1. City Council amend the Official Plan for the lands municipally known as 1 Front Street West substantially in accordance with the draft Official Plan Amendment included as Attachment 15 to this Report. 2. City Council amend Zoning By-law 569-2013 for the lands municipally known as 1 Front Street West substantially in accordance with the draft Zoning By-law Amendment included as Attachment 16 to this Report. 3. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment and draft Zoning By-law Amendment as may be required. 4. Before introducing the necessary Bills to City Council for enactment, City Council require the owner to enter into and register on title to the lands, a Section 37 Agreement amending the existing Section 37 Agreement registered as Instrument AT6152661, to secure the following, in addition to the previously required services, facilities and matters, to the satisfaction of the Executive Director, Development Review, in consultation with the Ward Councillor, and with the execution and registration to the satisfaction of the City Solicitor: a. the Owner shall design, construct, commission, finish and convey to the City in an acceptable environmental condition, for nominal consideration and at no cost to the City, a minimum 500 square metres of Community Agency Space as measured from the interior walls, located on the ground level in the southwest portion of the Dominion Public Building as shown on drawing A.1.3 Ground Level (Lane) prepared by Architects Alliance, dated April 29, 2025, Revision 5, with access from the south side of the existing building, and all subject to the following: 1. The Community Agency Space shall be conveyed to the City, in accordance with the City's Community Space Tenancy Policy and finished to Base Building Condition, with the terms and specifications to be secured in the amended Section 37 Agreement, to the satisfaction of the Executive Director, Development Review, the Chief Planner and Executive Director, City Planning, the Executive Director, Corporate Real Estate Management, the General Manager Economic Development and Culture and the City Solicitor; 2. the Community Agency Space shall be conveyed to the City prior to the earlier of any condominium registration for any part of the development the lands and any residential occupancy of the lands; 3. concurrent with or prior to, the conveyance of the Community Agency Space to the City, the owner and the City shall enter into, and register on title to the appropriate lands, an Easement and Cost Sharing Agreement at no cost to the City, that is in a form satisfactory to the City Solicitor; the Easement and Cost Sharing Agreement shall address and/or provide for the integrated support, use, operation, maintenance, repair, replacement, and reconstruction of certain shared facilities, and the sharing of costs, in respect thereof, of portions of the subject lands to be owned by the City and the owner as they pertain to the Community Agency Space; 4. prior to the issuance of the first above grade building permit for any part of the lands, the owner shall provide a letter of credit in the amount sufficient to guarantee 120 percent of the estimated cost of the design, construction, commissioning, finishing and handover of the Community Agency Space complying with the specifications and requirements of the amended Section 37 Agreement, to the satisfaction of the Executive Director, Corporate Real Estate Management, the Executive Director, Social Development, Finance and Administration, the Chief Planner and Executive Director, City Planning and the City Solicitor; 5. prior to the conveyance of the Community Agency Space to the City, the owner shall provide a one-time cash contribution in the amount of $300,000 for the total finishing costs of the Community Agency Space; and 6. the financial contribution referenced to Recommendation 4.a.5. shall be indexed upwardly in accordance with the Statistics Canada Construction Price Index for Toronto calculated from the date of execution of the amended Section 37 Agreement to the date the payment is made to the City. 5. City Council authorize the City Solicitor and necessary City staff to take such necessary steps, as required, to implement City Council's decision.
TE27.4adopted
This report recommends that City Council approve the alterations proposed for the heritage property located at 1 Front Street West under Section 42 of the Ontario Heritage Act at the Dominion Public Building, in connection with a proposed redevelopment of the subject property and that Council grant authority to amend the existing Heritage Easement Agreement for the subject property. The property at 1 Front Street West is designated under Part IV of the Ontario Heritage Act and is also contained within the Union Station Heritage Conservation District Plan. The Dominion Public Building at 1 Front Street West is identified as a "contributing building" within the Plan. A related Zoning By-law amendment application proposes amendments to the scheme that was approved in 2020 to permit changes to the permitted uses. The current Heritage Permit application is largely the same as the scheme that was approved in 2020. The only difference is that now modifications are being proposed to 14 of the 18 existing openings on the Front Street façade. The 7 central windows on each wing flanking the central entrance block would be lowered to allow access to the new retail units on the first floor. The modifications will enhance pedestrian access and permeability between the public realm and interior of the property while retaining some original windows, the building's heavy stone base and its symmetrical form. All other aspects of the conservation strategy that was approved in 2020 are still proposed including restoration of the canopy that once ran the length of the south façade of the building.
The Toronto and East York Community Council recommends that: 1. City Council approve the application to alter the designated heritage property at 1 Front Street West, in accordance with Section 42 of the Ontario Heritage Act to allow for alteration of 14 openings at the north elevation of the property in conjunction with previously approved construction of a two mixed-use towers atop the property in accordance with the plans and drawings dated April 29, 2025 prepared by Architects Alliance and on file with the Senior Manager, Heritage Planning and the Heritage Impact Assessment prepared by ERA Architects Inc., dated May 1, 2025 and on file with the Senior Manager, Heritage Planning, all subject to and in accordance with a Conservation Plan, satisfactory to the Senior Manager, Heritage Planning, subject to conditions. 2. City Council direct that its consent to the application to alter the designated heritage property at 1 Front Street West, in accordance with Section 42 of the Ontario Heritage Act are subject to the following conditions: a. the related Official Plan Amendment and Zoning By-law Amendment permitting the proposed alterations has been enacted by City Council and has come into full force and effect; b. prior to the introduction of the Bills for such Official Plan Amendment and Zoning By-law Amendment by City Council, the owner shall: 1. amend the existing Heritage Easement Agreement with the City for the property at 1 Front Street West substantially in accordance with the plans and drawings dated April 29, 2025, Architects Alliance, and on file with the Senior Manager, Heritage Planning, and the Heritage Impact Assessment prepared by ERA Architects Inc., dated May 1, 2025, subject to and in accordance with the Conservation Plan required in Recommendation 2.b.2. below to the satisfaction of the Senior Manager, Heritage Planning, including execution of such agreement to the satisfaction of the City Solicitor; and 2. provide a detailed Conservation Plan, prepared by a qualified heritage consultant that is substantially in accordance with the conservation strategy set out in the Heritage Impact Assessment for the property at 1 Front Street West prepared by ERA Architects Inc., dated May 1, 2025, to the satisfaction of the Senior Manager, Heritage Planning; c. prior to the issuance of any permit for all or any part of the property at 1 Front Street West, including a heritage permit or a building permit, but excluding permits for repairs and maintenance and usual and minor works for the existing heritage building as are acceptable to the Senior Manager, Heritage Planning, the owner shall: 1. provide a detailed Conservation Plan, prepared by a qualified heritage consultant that is substantially in accordance with the conservation strategy set out in the Heritage Impact Assessment prepared by ERA Architects Inc, dated April 29, 2025, and on file with the Senior Manager, Heritage Planning for the property at 1 Front Street West, to the satisfaction of the Senior Manager, Heritage Planning; 2. amend the existing Heritage Easement Agreement with the City for the property at 1 Front Street West substantially in accordance with the plans and drawings dated April 29, 2025, Architects Alliance, and on file with the Senior Manager, Heritage Planning, and the Heritage Impact Assessment prepared by ERA Architects Inc., dated May 1, 2025, subject to and in accordance with the Conservation Plan required in Recommendation 2.b.2. above to the satisfaction of the Senior Manager, Heritage Planning, including execution of such agreement to the satisfaction of the City Solicitor; 3. provide a detailed Landscape Plan for the subject property, demonstrating how it will support the cultural heritage value of the subject property, satisfactory to the Senior Manager, Heritage Planning; 4. provide a Heritage Lighting Plan that describes how the exterior of the heritage property will be sensitively illuminated to enhance its heritage character to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such Plan to the satisfaction of the Senior Manager Heritage Planning; 5. provide an Interpretation Plan for the subject property, to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Planning; 6. submit a Signage Plan to the satisfaction of the Senior Manager, Heritage Planning; 7. provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Conservation Plan required in Recommendation 2.b.2. above including a description of materials and finishes, to be prepared by the project architect and a qualified heritage consultant to the satisfaction of the Senior Manager, Heritage Planning; 8. provide a Letter of Credit, including provision for upwards indexing, in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Planning, to secure all work included in the approved Conservation and Interpretation Plans; and 9. provide full documentation of the existing heritage property, including two (2) printed sets of archival quality 8" x 10" colour photographs with borders in a glossy or semi-gloss finish and one (1) digital set on a CD in tiff format and 600 dpi resolution keyed to a location map, elevations and measured drawings, and copies of all existing interior floor plans and original drawings as may be available, to the satisfaction of the Senior Manager, Heritage Planning; and d. prior to the release of the Letter of Credit required in Recommendation 2.c.8. above, the owner shall: 1. provide a letter of substantial completion prepared and signed by a qualified heritage consultant confirming that the required conservation work has been completed in accordance with the approved Conservation Plan and Interpretation Plan, and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Planning; and 2. provide replacement Heritage Easement Agreement photographs to the satisfaction of the Senior Manager, Heritage Planning. 3. City Council authorize the amendment of a Heritage Easement Agreement under Section 37 of the Ontario Heritage Act with the owner of 1 Front Street West in a form and content satisfactory to the City Solicitor and the Chief Planner and Executive Director, City Planning. 4. City Council authorize the City Solicitor to introduce the necessary Bill in City Council authorizing the amendment of a Heritage Easement Agreement for the property at 1 Front Street West.
Staff recommendation as filed
The Senior Manager, Heritage Planning, Urban Design, City Planning recommends that: 1. City Council approve the application to alter the designated heritage property at 1 Front Street West, in accordance with Section 42 of the Ontario Heritage Act to allow for alteration of 14 openings at the north elevation of the property in conjunction with previously approved construction of a two mixed-use towers atop the property in accordance with the plans and drawings dated April 29, 2025 prepared by Architects Alliance and on file with the Senior Manager, Heritage Planning and the Heritage Impact Assessment (HIA) prepared by ERA Architects Inc., dated May 1, 2025 and on file with the Senior Manager, Heritage Planning, all subject to and in accordance with a Conservation Plan, satisfactory to the Senior Manager, Heritage Planning, subject to conditions. 2. City Council direct that its consent to the application to alter the designated heritage property at 1 Front Street West, in accordance with Section 42 of the Ontario Heritage Act are subject to the following conditions: a. the related Official Plan Amendment and Zoning By-law Amendment permitting the proposed alterations has been enacted by City Council and has come into full force and effect; b. prior to the introduction of the bills for such Official Plan Amendment and Zoning By-law Amendment by City Council, the owner shall: 1. amend the existing Heritage Easement Agreement with the City for the property at 1 Front Street West substantially in accordance with the plans and drawings dated April 29, 2025, Architects Alliance, and on file with the Senior Manager, Heritage Planning, and the Heritage Impact Assessment prepared by ERA Architects Inc., dated May 1, 2025, subject to and in accordance with the Conservation Plan required in Recommendation 2.b.2 to the satisfaction of the Senior Manager, Heritage Planning, including execution of such agreement to the satisfaction of the City Solicitor; and 2. provide a detailed Conservation Plan, prepared by a qualified heritage consultant that is substantially in accordance with the conservation strategy set out in the Heritage Impact Assessment (HIA) for the property at 1 Front Street West prepared by ERA Architects Inc., dated May 1, 2025, to the satisfaction of the Senior Manager, Heritage Planning; c. prior to the issuance of any permit for all or any part of the property at 1 Front Street West, including a heritage permit or a building permit, but excluding permits for repairs and maintenance and usual and minor works for the existing heritage building as are acceptable to the Senior Manager, Heritage Planning, the owner shall: 1. provide a detailed Conservation Plan, prepared by a qualified heritage consultant that is substantially in accordance with the conservation strategy set out in the HIA prepared by ERA Architects Inc, dated April 29, 2025, and on file with the Senior Manager, Heritage Planning for the property at 1 Front Street West, to the satisfaction of the Senior Manager, Heritage Planning; 2. amend the existing Heritage Easement Agreement with the City for the property at 1 Front Street West substantially in accordance with the plans and drawings dated April 29, 2025, Architects Alliance, and on file with the Senior Manager, Heritage Planning, and the Heritage Impact Assessment prepared by ERA Architects Inc., dated May 1, 2025, subject to and in accordance with the Conservation Plan required in Recommendation 2.b.2 to the satisfaction of the Senior Manager, Heritage Planning, including execution of such agreement to the satisfaction of the City Solicitor; 3. provide a detailed Landscape Plan for the subject property, demonstrating how it will support the cultural heritage value of the subject property, satisfactory to the Senior Manager, Heritage Planning; 4. provide a Heritage Lighting Plan that describes how the exterior of the heritage property will be sensitively illuminated to enhance its heritage character to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such Plan to the satisfaction of the Senior Manager Heritage Planning; 5. provide an Interpretation Plan for the subject property, to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Planning; 6. submit a Signage Plan to the satisfaction of the Senior Manager, Heritage Planning; 7. provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Conservation Plan required in Recommendation 2.b.2 including a description of materials and finishes, to be prepared by the project architect and a qualified heritage consultant to the satisfaction of the Senior Manager, Heritage Planning; 8. provide a Letter of Credit, including provision for upwards indexing, in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Planning, to secure all work included in the approved Conservation and Interpretation Plans; and 9. provide full documentation of the existing heritage property, including two (2) printed sets of archival quality 8" x 10" colour photographs with borders in a glossy or semi-gloss finish and one (1) digital set on a CD in tiff format and 600 dpi resolution keyed to a location map, elevations and measured drawings, and copies of all existing interior floor plans and original drawings as may be available, to the satisfaction of the Senior Manager, Heritage Planning; and d. that prior to the release of the Letter of Credit required in Recommendation 2.c.8, the owner shall: 1. provide a letter of substantial completion prepared and signed by a qualified heritage consultant confirming that the required conservation work has been completed in accordance with the approved Conservation Plan and Interpretation Plan, and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Planning; and 2. provide replacement Heritage Easement Agreement photographs to the satisfaction of the Senior Manager, Heritage Planning. 3. City Council authorize the amendment of a heritage easement agreement under Section 37 of the Ontario Heritage Act with the owner of 1 Front Street West in a form and content satisfactory to the City Solicitor and the Chief Planner and Executive Director, City Planning. 4. City Council authorize the City Solicitor to introduce the necessary bill in Council authorizing the amendment of a heritage easement agreement for the property at 1 Front Street West.
TE27.5amended
This report recommends approval of the application to amend former City of Toronto Zoning By-law 438-86, as previously amended by By-law 852-2024 and By-law 1049-2006, to modify the zoning permissions of the first two blocks of the Quayside proposal, at 257-259 and 291 Lake Shore Boulevard East, 2 Small Street, and 200 Queens Quay East. Approval of the application would permit two towers rather than one on the north-westerly block (Block 1A) and allow the linear 12-storey building fronting Queens Quay East to be broken up into two buildings. This would result in four mixed-use towers of 50, 57, 66 and 53 storeys, fronting on to Lake Shore Boulevard East and two linear 12-storey buildings fronting Queens Quay East. The amended zoning by-law, if approved, would also revise some existing zoning permissions site-wide, and allocate site-wide density, institutional uses, amenity space requirements, and bike parking requirements, on a block-by-block basis. The amended zoning by-law would permit a total of 202,878 square metres of mixed-use development with up to 197,396 square metres of residential floor area, including 45,645 square metres of affordable rental housing (approximately 2,850 total residential units, including 553 affordable rental units, or 23% of the overall residential GFA), and 5,482 square metres of non-residential floor area. The application also includes revisions to the layout of Privately-Owned Publicly Accessible Space and a relocation of the planned community space to a different building. The in-force holding provisions and the Section 37 provisions will remain. A key driver for Quayside is the provision of affordable rental housing units by the City in partnership with Waterfront Toronto and the applicant, Quayside Impact Limited Partnership (QILP), a consortium consisting of Dream and Great Gulf. The City, QILP, and Waterfront Toronto have worked on an accelerated plan to maximize the number of affordable rental housing units that can be delivered in the first phase in addition to providing additional new market purpose-built rental homes. Approximately 553 affordable rental housing units, including 56% as two, three, and four bedroom units, and approximately 1,229 purpose-built rental homes will be delivered by 2030-31. This will assist in the achievement of the HousingTO 2020-2034 Action Plan target to approve 65,000 rent-controlled homes (comprised of 6,500 rent-geared-to-income (RGI), 41,000 affordable rental and 17,500 rent-controlled market homes) by 2030. The application also requests exemption from the Part Lot Control provisions of the Planning Act, to facilitate financing, fee simple transfers, and creation of easement interests. This report reviews and recommends approval of the applications to amend the Zoning By-law and the Part Lot Control Exemption application. The proposed zoning by-law amendment is consistent with the Provincial Planning Statement (2024) and conforms to the City's Official Plan, including the Central Waterfront Secondary Plan. The proposed development will contribute to the ongoing revitalization of the Central Waterfront as a complete, mixed-use community with significant affordable housing, a generous public realm, and high standards of sustainability and design.
The Toronto and East York Community Council recommends that: 1. City Council amend City of Toronto Zoning By-law 438-86, as amended by By-law 1049-2006 and By-law 852-2024 for the lands at 257-259 and 291 Lake Shore Boulevard East, 2 Small Street, and 200 Queens Quay East substantially in accordance with the draft Zoning By-law Amendment included as Attachment 1 to the motion by Deputy Mayor Ausma Malik. 2. City Council require the Owner to enter into an Agreement pursuant to Section 37.1 of the Planning Act and the repealed and transitioned subsections 37(1) and (3) of the Planning Act to reflect the increase in market residential gross floor area, in addition to the previously secured items, to implement the requirements of the recommended Zoning By-law Amendment to the satisfaction of the Executive Director, Development Review and the City Solicitor. 3. City Council enact a Part Lot Control Exemption By-law with respect to certain lands located at 257-259 and 291 Lake Shore Boulevard East, 2 Small Street and 200 Queens Quay East shown as Parts 1-13 on the Draft Part Lot Control Exemption Plan attached as Attachment 9 to the report (November 10, 2025) from the Director, Community Planning, Toronto and East York District, to be prepared to the satisfaction of the City Solicitor and to expire four years following enactment by City Council. 4. Prior to the enactment of the Part Lot Control Exemption Bill, City Council require the owner to: a. provide proof of payment of all current property taxes for the subject lands to the satisfaction of the City Solicitor; and b. register, to the satisfaction of the City Solicitor, a Section 118 Restriction under the Land Titles Act, in priority, prohibiting the transfer or charge any part of the lands subject to the Part Lot Control Exemption By-law without the written consent of the Executive Director, Development Review or their designate. 5. City Council authorize and direct the City Solicitor to register the Part Lot Control Exemption By-law on title to 257-259 and 291 Lake Shore Boulevard East, 2 Small Street and 200 Queens Quay East. 6. City Council authorize the City Solicitor to take the necessary steps to release the Section 118 Restriction from title to all or a portion of 257-259 and 291 Lake Shore Boulevard East, 2 Small Street and 200 Queens Quay East in the City Solicitor's sole discretion, after consulting with the Executive Director, Development Review. 7. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law and draft Part Lot Control Exemption By-law as may be required. 8. City Council delegate the approval and signing authority to the Executive Director, Development Review for agreements related to payments-in-lieu of bicycle parking under the By-law referred to in Recommendation 1 above, as amended, in a form satisfactory to the City Solicitor. 9. City Council direct the Executive Director, Development Review to use $538 per short-term bicycle parking space reduced, adjusted for inflation, as the basis upon which payments under the By-law referred to in Recommendation 1 above, as amended, be calculated. 10. City Council direct the Executive Director, Development Review to use $1076 per long-term bicycle parking space reduced, adjusted for inflation, as the basis upon which payments under Article the By-law referred to in Recommendation 1 above, as amended, be calculated. 11. City Council request the General Manager, Transportation Services to review and report back on the feasibility of amending City of Toronto Municipal Code Chapter 925, Permit Parking, to exclude the development located at 257-259 and 291 Lake Shore Boulevard East, 2 Small Street and 200 Queens Quay East from Permit Parking.
Staff recommendation as filed
The Director, Community Planning, Toronto and East York District recommends that: 1. City Council amend City of Toronto Zoning By-law 438-86, as amended by By-law 1049-2006 and By-law 852-2024 for the lands at 257-259 and 291 Lake Shore Boulevard East, 2 Small Street, and 200 Queens Quay East substantially in accordance with the draft Zoning By-law Amendment included as Attachment No. 8 to this report. 2. City Council require the Owner to enter into an agreement pursuant to section 37.1 of the Planning Act and the repealed and transitioned subsections 37(1) and (3) of the Planning Act to reflect the increase in market residential gross floor area, in addition to the previously secured items, to implement the requirements of the recommended Zoning By-law Amendment to the satisfaction of the Executive Director, Development Review and the City Solicitor. 3. City Council enact a Part Lot Control Exemption By-law with respect to certain lands located at 257-259 and 291 Lake Shore Boulevard East, 2 Small Street and 200 Queens Quay East shown as Parts 1-13 on the Draft Part Lot Control Exemption Plan attached as Attachment No. 9 to this report, to be prepared to the satisfaction of the City Solicitor and to expire four years following enactment by City Council. 4. Prior to the enactment of the Part Lot Control Exemption Bill, City Council require the owner to: a. provide proof of payment of all current property taxes for the subject lands to the satisfaction of the City Solicitor; and b. register, to the satisfaction of the City Solicitor, a Section 118 Restriction under the Land Titles Act, in priority, prohibiting the transfer or charge any part of the lands subject to the Part Lot Control Exemption By-law without the written consent of the Executive Director, Development Review or their designate. 5. City Council authorize and direct the City Solicitor to register the Part Lot Control Exemption By-law on title to 257-259 and 291 Lake Shore Boulevard East, 2 Small Street and 200 Queens Quay East. 6. City Council authorize the City Solicitor to take the necessary steps to release the Section 118 Restriction from title to all or a portion of 257-259 and 291 Lake Shore Boulevard East, 2 Small Street and 200 Queens Quay East in the City Solicitor's sole discretion, after consulting with the Executive Director, Development Review. 7. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law and draft Part Lot Control Exemption By-law as may be required. 8. City Council delegate the approval and signing authority to the Executive Director, Development Review for agreements related to payments-in-lieu of bicycle parking under the by-law referred to in recommendation 1, as amended, in a form satisfactory to the City Solicitor. 9. City Council direct the Executive Director, Development Review to use $538 per short-term bicycle parking space reduced, adjusted for inflation, as the basis upon which payments under the by-law referred to in recommendation 1, as amended, be calculated. 10. City Council direct the Executive Director, Development Review to use $1076 per long-term bicycle parking space reduced, adjusted for inflation, as the basis upon which payments under Article the by-law referred to in recommendation 1, as amended, be calculated. 11. City Council request the General Manager, Transportation Services, to review and report back on the feasibility of amending City of Toronto Municipal Code Chapter 925, Permit Parking, to exclude the development located at 257-259 and 291 Lake Shore Boulevard East, 2 Small Street and 200 Queens Quay East from Permit Parking.
TE27.6forwarded without recommendation
This Report recommends approval of the application to amend the Official Plan and Zoning By-law to permit a 60-storey mixed-use building with institutional and residential uses at 149 College Street. The application to amend the Official Plan is required to allow the proposed residential use within the Institutional Area designation. Residences associated with institutional uses, like student residences, are permitted in Institutional Areas. The proposal integrates a new tower with the existing 6-storey heritage building and includes 620 privately-owned student residence units, 225 dwelling units, and 4,817 square metres of institutional space. A 235 square metre Privately Owned Publicly-accessible Space (POPS) is proposed at the north-east corner of the site. The property at 149 College Street is designated under Part IV, Section 29 of the Ontario Heritage Act and will be retained and integrated within the new development. A separate report from Heritage Planning, regarding the proposed alterations to the designated heritage property will be considered by City Council in conjunction with this report.
The Toronto and East York Community Council forwards the Item to City Council without recommendation.
Staff recommendation as filed
The Director, Community Planning Toronto and East York District recommends that: 1. City Council amend the Official Plan for the lands municipally known as 149 College Street substantially in accordance with the draft Official Plan Amendment included as Attachment 6 to this Report. 2. City Council amend Zoning By-law 569-2013 for the lands municipally known as 149 College Street substantially in accordance with the draft Zoning By-law Amendment included as Attachment 7 to this Report. 3. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan and Zoning By-law Amendments as may be required.
TE27.7forwarded without recommendation
This report recommends that City Council approve alterations under Section 33 of the Ontario Heritage Act for the Part IV designated heritage property at 149 College Street. This is in connection with an application to amend the Official Plan and Zoning By-law to permit a 60-storey mixed-use building that integrates the existing 6-storey heritage property known as the Stewart Building. The report also seeks approval to enter into a Heritage Easement Agreement to ensure the long-term conservation of this significant heritage resource. The site was designated in 1978 under the Ontario Heritage Act, on architectural and historic grounds, by City of Toronto By-law 508-1978. The designation identifies the building, which was designed by E.J. Lennox, as "a significant work in the Romanesque Revival style, by [an] important Toronto architect." The designation identifies "large arched windows, prominent wall dormers, a fine arched entrance portico and a distinctive use of stone and brick" as noteworthy features. A heritage permit application was submitted that integrates the retained building, including the College Street north façade, the east façade and a partial east and south façade into a base building with a 60-storey building component above. The new construction incorporates stepbacks above the retained heritage building. The transition in height between the heritage building and the tower will be moderated by a glazed reveal. A new landscape open area will be included at the northeast corner of the site. Staff are of the opinion that the proposal conserves the cultural heritage values, attributes and character of the heritage property.
The Toronto and East York Community Council forwards the Item to City Council without recommendation.
Staff recommendation as filed
The Senior Manager, Heritage Planning, Urban Design, City Planning recommends that: 1. City Council approve the alterations to the designated heritage property at 149 College Street, in accordance with Section 33 of the Ontario Heritage Act to allow for the construction of a 60-storey mixed-use building, with such alterations substantially in accordance with the plans and drawings dated March 11, 2025 prepared by Sweeney Architects Inc. and on file with the Senior Manager, Heritage Planning and the Heritage Impact Assessment prepared by ERA Architects, dated February 24, 2025, and on file with the Senior Manager, Heritage Planning, all subject to and in accordance with the Conservation Plan satisfactory to the Senior Manager, Heritage Planning and subject to conditions as set out below. 2. City Council direct that its consent to the application to alter the designated heritage property at 149 College Street, in accordance with Part IV, Section 33 of the Ontario Heritage Act are also subject to the following conditions: a. that the related Zoning By-law Amendment permitting the proposed alterations has been enacted by City Council and has come into full force and effect in a form and with content acceptable to City Council, as determined by Executive Director, Development Review, in consultation with the Senior Manager, Heritage Planning; b. that prior to the introduction of the bills for such Zoning By-law Amendment by City Council, the owner shall: 1. enter into a Heritage Easement Agreement with the City for the property at 149 College Street, substantially in accordance with the plans and drawings dated March 11, 2025 prepared by Sweeney Architects inc. and on file with the Senior Manager, Heritage Planning; and the Heritage Impact Assessment (HIA), dated February 24, 2025 prepared by ERA Architects, all on file with the Senior Manager, Heritage Planning, subject to and in accordance with the Conservation Plan required in Recommendation 2.b.2, to the satisfaction of the Senior Manager, Heritage Planning including execution of such agreement to the satisfaction of the City Solicitor; and 2. provide a detailed Conservation Plan, prepared by a qualified heritage consultant that is substantially in accordance with the conservation strategy set out in the Heritage Impact Assessment for the property at 149 College Street, to the satisfaction of the Senior Manager, Heritage Planning; c. that prior to the issuance of any permit for all or any part of the property at 149 College Street, including a heritage permit or a building permit, but excluding permits for repairs and maintenance and usual and minor works for the existing heritage building as are acceptable to the Senior Manager, Heritage Planning, the owner shall: 1. have entered into a Heritage Easement Agreement with the City required in Recommendation 2.b.1 above for the property at 149 College Street including registration on title of such agreement, to the satisfaction of the City Solicitor; 2. have obtained final approval for the necessary Zoning By-law Amendments, and such Amendments to have come into full force and effect; 3. provide a Heritage Lighting Plan that describes how the exterior of the heritage property will be sensitively illuminated to enhance its heritage character to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such a plan to the satisfaction of the Senior Manager Heritage Planning; 4. provide an Interpretation Plan for the subject property, to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such plan to the satisfaction of the Senior Manager, Heritage Planning; 5. submit a Signage Plan to the satisfaction of the Senior Manager, Heritage Planning; 6. provide a detailed Landscape Plan for the subject property, satisfactory to the Senior Manager, Heritage Planning; 7. provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Conservation Plans required in Recommendation 2.b.2, including a description of materials and finishes, to be prepared by the project architect and a qualified heritage consultant to the satisfaction of the Senior Manager, Heritage Planning; and 8. provide a Letter of Credit, including provision for upwards indexing, in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Planning, to secure all work included in the approved Conservation and Interpretation plans; and d. that prior to the release of the Letter of Credit required in Recommendation 2.c.8, the owner shall: 1. provide a letter of substantial completion prepared and signed by a qualified heritage consultant confirming that the required conservation work and the required interpretive work has been completed in accordance with the Conservation and Interpretation Plans and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Planning; and 2. provide replacement Heritage Easement Agreement photographs to the satisfaction of the Senior Manager, Heritage Planning. 3. City Council authorize the City Solicitor to introduce the necessary Bill in Council authorizing the entering into of a Heritage Easement Agreement for the property at 149 College Street. 4. City Council authorize the City Solicitor and City staff to take all necessary actions to implement City Council's decision.
TE27.8forwarded without recommendation
This Report recommends approval of an application to amend the Official Plan and Zoning By-law, to permit a 62.3-metre (20 storeys), excluding mechanical penthouse, mixed-use building containing 638 privately-owned student residence units, and a minimum of 60 square metres of non-residential gross floor area, at 333 College Street and the rear part of 303 Augusta Avenue. The development site does not include the front part of 303 Augusta Avenue, fronting onto Augusta Avenue. This lot will be subject to a future Consent to Sever Application, not currently under consideration. The proposed privately-owned student residence does not meet the by-law 569-2013 definition of a student residence, which requires that a student residence is owned and operated by an educational facility or institution. The proposed development will, however, be designed and operated as a student residence. As such, staff have reviewed the proposed development against the performance standards applied to student residences within the Official Plan and Zoning By-law. The application to amend Site and Area Specific Policy 533 of the Official Plan is required to allow a building taller than 30 metres, to vary setbacks from the side property lines, to permit a retail frontage less than 60 percent and to allow for a reduction in three-bedroom units.
The Toronto and East York Community Council forwards the Item to City Council without recommendation.
Staff recommendation as filed
The Director, Community Planning Toronto and East York District recommends that: 1. City Council amend the Official Plan for the lands municipally known as 333 College Street and 303 Augusta Avenue substantially in accordance with the draft Official Plan Amendment included as Attachment 5 to this Report. 2. City Council amend Zoning By-law 569-2013 for the lands municipally known as 333 College Street and 303 Augusta Avenue substantially in accordance with the draft Zoning By-law Amendment, which includes a Holding Provision, included as Attachment 6 to this Report. 3. City Council repeal By-Law 2017-1444, to amend Zoning By-law 569-2013, as amended, with respect to the lands municipally known in the year 2017 as 333 College Street and 303 Augusta Avenue. 4. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment and/or draft Zoning By-law Amendments as may be required.
TE27.9adopted
This Report recommends approval of the application to amend the Official Plan to re-designate a portion of the subject site at 630-646 Spadina Avenue and 67 Harbord Street from Neighbourhoods to Mixed Use Areas, and to designate the lands Mixed Use Areas 3 - Main Street in the Downtown Secondary Plan. Through the application process, the extent of the Official Plan Amendment has been refined to only cover the portion of the site at 630 Spadina Avenue. The application does not propose any new buildings or building additions at this time, and it is intended that the existing buildings will remain. The Minister of Municipal Affairs and Housing is the approval authority for amendments to authorized uses of land within Protected Major Transit Station Areas. If adopted by Council, the Official Plan Amendment would be forwarded to the Minister for approval under sections 17(22) and 17(34) of the Planning Act.
The Toronto and East York Community Council recommends that: 1. City Council amend the Official Plan for the lands municipally known as 630 Spadina Avenue substantially in accordance with the draft Official Plan Amendment included as Attachment 4 to the report (November 10, 2025) from the Director, Community Planning, Toronto and East York District. 2. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment as may be required.
Staff recommendation as filed
The Director, Community Planning Toronto and East York District recommends that: 1. City Council amend the Official Plan for the lands municipally known as 630 Spadina Avenue substantially in accordance with the draft Official Plan Amendment included as Attachment 4 to this Report. 2. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment as may be required.
TE27.10adopted
1673-1675 Bathurst Street - Rental Housing Conversion Application - Decision Report - Approval
This report recommends approval of a Rental Housing Conversion application which proposes to convert the existing apartment building containing 8 rental dwelling units with rents that all exceed Official Plan mid-range rents at 1673-1675 Bathurst Street to condominium. A Plan of Condominium application (25 189666 STE 12 CD ) allowing the conversion of the existing 8-unit apartment building to condominium has been submitted and a Plan of Condominium approval report has been advanced concurrently with this report. The applications do not propose any alterations to the existing apartment building to accommodate the conversion. The proposal would not change existing tenants security of tenure rights.
The Toronto and East York Community Council recommends that: 1. City Council approve the Rental Housing Conversion Application File 25 187566 STE 12 RH in accordance with Chapter 667 of the Toronto Municipal Code and pursuant to Section 111 of the City of Toronto Act, 2006, to permit the conversion to condominium of existing rental dwelling units located at 1673-1675 Bathurst Street, subject to the following conditions: a. the owner shall provide the Chief Planner and Executive Director, City Planning written confirmation that sitting tenants have been provided with a copy of the relevant provisions under the Residential Tenancies Act, 2006, concerning their security of tenure and right of first refusal; and b. the owner agrees, in writing, not to pass on, in the form of rent increases to tenants residing in the building on or before the date of registration of the Plan of Condominium, any costs associated with renovations or alterations of the building related to the conversion to condominium. 2. City Council authorize the Chief Planner and Executive Director, City Planning to issue Preliminary Approval of the Rental Housing Conversion Permit under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006, for the conversion of the eight (8) existing rental dwelling units located at 1673-1675 Bathurst Street after all conditions in Recommendation 1 above have been fully satisfied.
Staff recommendation as filed
The Director, Strategic Initiatives, Policy and Analysis recommends that: 1. City Council approve the Rental Housing Conversion application File Number 25 187566 STE 12 RH in accordance with Chapter 667 of the Toronto Municipal Code and pursuant to Section 111 of the City of Toronto Act, 2006 to permit the conversion to condominium of existing rental dwelling units located at 1673-1675 Bathurst Street, subject to the following conditions: a. the owner shall provide the Chief Planner and Executive Director, City Planning written confirmation that sitting tenants have been provided with a copy of the relevant provisions under the Residential Tenancies Act, 2006 concerning their security of tenure and right of first refusal; and b. the owner agrees, in writing, not to pass on, in the form of rent increases to tenants residing in the building on or before the date of registration of the Plan of Condominium, any costs associated with renovations or alterations of the building related to the conversion to condominium. 2. City Council authorize the Chief Planner and Executive Director, City Planning, to issue Preliminary Approval of the Rental Housing Conversion Permit under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006 for the conversion of the 8 existing rental dwelling units located at 1673-1675 Bathurst Street after all conditions in Recommendation 1 above have been fully satisfied.
TE27.11adopted
1673 and 1675 Bathurst Street - Plan of Condominium Application - Decision Report - Approval
This report recommends approval of the Plan of Condominium application to allow the conversion of the existing apartment building containing 8 rental dwelling units with rents that all exceed Official Plan mid-range rents to a Standard Condominium at 1673 and 1675 Bathurst Street. No alterations are proposed to the existing apartment building. A Rental Housing Conversion application (25 187566 STE 12 RH) has been reviewed concurrently with this application and has been reported on separately. The proposal would not change existing tenants security of tenure rights.
The Toronto and East York Community Council recommends that: 1. City Council issue Draft Plan of Condominium approval to Draft Plan of Condominium of Lot 23 and Part of 22, Registered Plan M-347, City of Toronto, Sheet 1 of 1, prepared by Crystal Cranch, Ontario Land Surveyor, IBW Surveyors, Date Signed: September 23, 2025, File A-040713-Condo_V9, Plot Date: June 12, 2025 for 1673 and 1675 Bathurst Street, subject to the conditions set out in Attachment 6 to the report (November 10, 2025) from the Director, Community Planning, Toronto and East York District. 2. City Council require that the conditions of Draft Plan of Condominium set out in Attachment 6 to the report (November 10, 2025) from the Director, Community Planning, Toronto and East York District be fulfilled, including the execution and satisfactory registration of any agreements deemed necessary by the City Solicitor, prior to consent for final registration by the City. 3. City Council authorize the City Solicitor to prepare any necessary agreements deemed necessary to secure the conditions set out in Attachment 6 to the report (November 10, 2025) from the Director, Community Planning, Toronto and East York District. 4. City Council authorize the City Solicitor to make such stylistic and technical changes to the conditions of Draft Approval of Condominium as may be required. 5. City Council authorize and direct staff to take necessary actions to give effect to the Plan of Condominium approval and the above.
Staff recommendation as filed
The Director, Community Planning, Toronto and East York District, recommends that: 1. City Council issue Draft Plan of Condominium approval to Draft Plan of Condominium of Lot 23 and Part of 22, Registered Plan M-347, City of Toronto, Sheet 1 of 1, prepared by Crystal Cranch, Ontario Land Surveyor, IBW Surveyors, Date Signed: September 23, 2025, File A-040713-Condo_V9, Plot Date: June 12, 2025 for 1673 and 1675 Bathurst Street, subject to the conditions set out in Attachment 6 of this report. 2. City Council require that the conditions of Draft Plan of Condominium set out in Attachment 6 of this report be fulfilled, including the execution and satisfactory registration of any agreements deemed necessary by the City Solicitor, prior to consent for final registration by the City. 3. City Council authorize the City Solicitor to prepare any necessary agreements deemed necessary to secure the conditions set out in Attachment 6 of this report. 4. City Council authorize the City Solicitor to make such stylistic and technical changes to the conditions of Draft Approval of Condominium as may be required. 5. City Council authorize and direct staff to take necessary actions to give effect to the Plan of Condominium approval and the above.
TE27.12amended
170 and 180 Merton Street - Official Plan and Zoning By-law Amendment - Decision Report - Approval
This report recommends approval of the application to amend the Official Plan to secure non-residential uses in lieu of office replacement. This report also recommends approval of the application to amend the Zoning By-law to permit a 141.3-metre (45-storey), excluding mechanical penthouse, mixed-use building with 531 dwelling units and 198.3 square metres of ground floor retail space at 170 and 180 Merton Street. A separate report from Heritage Planning on the proposed alterations to of the existing heritage-designated building at 170 Merton Street will be considered by City Council in conjunction with this report.
The Toronto and East York Community Council recommends that: 1. City Council amend the Official Plan for the lands municipally known as 170 and 180 Merton Street substantially in accordance with the draft Official Plan Amendment included as Attachment 5 to the report (November 10, 2025) from the Director, Community Planning, Toronto and East York District. 2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 170 and 180 Merton Street substantially in accordance with the draft Zoning By-law Amendment included as Attachment 6 to the report (November 10, 2025) from the Director, Community Planning, Toronto and East York District. 3. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan and Zoning By-law Amendments as may be required. 4. City Council request that the owner make reasonable commercial efforts to identify, in consultation with the General Manager, Parks and Recreation, a suitable off-site parkland dedication as a substitution for an on-site parkland dedication that: a. is accessible to the area where the subject site is located; b. is a good physical substitute for any on-site parkland dedication; c. is free and clear, above and below grade, of all easements, encumbrances and encroachments; d. is in an acceptable environmental condition; and e. the value of the off-site parkland dedication shall not exceed the estimated value of the cash-in-lieu parkland dedication that would otherwise be required, which value may include the cost of acquiring the land, land transfer tax, typical closing cost and reasonable real estate commissions of up to five (5) percent, all to the satisfaction of the General Manager, Parks and Recreation. 5. Should the General Manager, Parks and Recreation, and the owner agree to a property as a substitution for an on-site parkland dedication, City Council accept the off-site parkland dedication, in full or partial fulfilment of the parkland dedication requirements, pursuant to Section 42 of the Planning Act, with conveyance to the City to occur prior to the issuance of the first above grade building permit in accordance with the following: a. in the event the value of the off-site parkland dedication is less than the value of an on-site parkland dedication, the owner shall provide a cash-in-lieu payment for the shortfall in parkland dedication in accordance with Chapter 415 Article III of the Municipal Code; and b. in the event the owner is unable to provide a substituted off-site parkland dedication to the satisfaction of the General Manager, Parks and Recreation, the owner will be required to satisfy the parkland dedication requirement through a cash-in-lieu of parkland payment prior to the issuance of the first above grade building permit in accordance with Chapter 415 Article III of the Municipal Code, all to the satisfaction of the General Manager, Parks and Recreation. 6. Should a substituted off-site parkland dedication be accepted by the General Manager, Parks and Recreation, City Council approve a development charge credit against the Parks and Recreation component of the Development Charges for the design and construction by the owner of the Above Base Park Improvements to the satisfaction of the General Manager, Parks and Recreation; the development charge credit shall be in an amount that is the lesser of the cost to the owner of designing and constructing the Above Base Park Improvements, as approved by the General Manager, Parks and Recreation, and the Parks and Recreation component of development charges payable for the development in accordance with the City's Development Charges By-law, as may be amended from time to time. 7. City Council request the Mayor, as a part of subsequent City Budget processes at the time the Community Benefits Charge is collected, to allocate the Community Benefits Charge contribution from the development at 170 and 180 Merton Street towards streetscape enhancements and pedestrian improvements along the north and south sides of Merton Street between Yonge Street and Mount Pleasant Road, compatible with direction in the Midtown Public Realm Implementation Strategy. 8. City Council request the Applicant to establish a Neighbourhood Liaison Committee including the South Eglinton Davisville Residents Association, representatives from Condo Corporations at 194 Merton and 195 Merton, the Geneva Centre for Autism, Sprint Senior Care, as well as any other interested neighborhood residents, and to consult the Neighbourhood Liaison Committee on the Site Plan Application on items including wind, traffic and transportation impacts, pedestrian safety, and enhanced tree planting and public realm improvements. 9. City Council request the Executive Director, Development Review, in consultation with the Ward Councillor and the General Manager, Transportation Services, to consult the Neighbourhood Liaison Committee on the Construction Management Plan for the project and as a part of the Construction Management Plan, request the following key priorities be addressed: a. regular cleaning of the streets and sidewalks; b. the installation of screening adjacent to the Geneva Centre for Autism; and c. adequate notice to residents of any major construction disruptions.
Staff recommendation as filed
The Director, Community Planning Toronto and East York District recommends that: 1. City Council amend the Official Plan for the lands municipally known as 170 and 180 Merton Street substantially in accordance with the draft Official Plan Amendment included as Attachment 5 to this report. 2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 170 and 180 Merton Street substantially in accordance with the draft Zoning By-law Amendment included as Attachment 6 to this report. 3. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan and Zoning By-law Amendments as may be required. 4. City Council request that the owner make reasonable commercial efforts to identify, in consultation with the General Manager, Parks and Recreation, a suitable off-site parkland dedication as a substitution for an on-site parkland dedication that: a. is accessible to the area where the subject site is located; b. is a good physical substitute for any on-site parkland dedication; c. is free and clear, above and below grade, of all easements, encumbrances, and encroachments; d. is in an acceptable environmental condition; and e. the value of the off-site parkland dedication shall not exceed the estimated value of the cash-in-lieu parkland dedication that would otherwise be required, which value may include the cost of acquiring the land, land transfer tax, typical closing cost and reasonable real estate commissions of up to 5 percent, all to the satisfaction of the General Manager, Parks and Recreation. 5. Should the General Manager, Parks and Recreation, and the owner agree to a property as a substitution for an on-site parkland dedication, City Council accept the off-site parkland dedication, in full or partial fulfilment of the parkland dedication requirements, pursuant to Section 42 of the Planning Act, with conveyance to the City to occur prior to the issuance of the first above grade building permit in accordance with the following: a. in the event the value of the off-site parkland dedication is less than the value of an on-site parkland dedication, the owner shall provide a cash-in-lieu payment for the shortfall in parkland dedication in accordance with Chapter 415 Article III of the Municipal Code; and b. in the event the owner is unable to provide a substituted off-site parkland dedication to the satisfaction of the General Manager, Parks and Recreation, the owner will be required to satisfy the parkland dedication requirement through a cash-in-lieu of parkland payment prior to the issuance of the first above grade building permit in accordance with Chapter 415 Article III of the Municipal Code, all to the satisfaction of the General Manager, Parks and Recreation. 6. Should a substituted off-site parkland dedication be accepted by the General Manager, Parks and Recreation, City Council approve a development charge credit against the Parks and Recreation component of the Development Charges for the design and construction by the owner of the Above Base Park Improvements to the satisfaction of the General Manager, Parks and Recreation. The development charge credit shall be in an amount that is the lesser of the cost to the owner of designing and constructing the Above Base Park Improvements, as approved by the General Manager, Parks and Recreation, and the Parks and Recreation component of development charges payable for the development in accordance with the City's Development Charges By-law, as may be amended from time to time.
TE27.13adopted
This report recommends that City Council approve alterations to the property at 170 Merton Street under Part IV, Section 33 of the Ontario Heritage Act, in connection with the proposed redevelopment of the site and grant authority to enter into a Heritage Easement Agreement. The property at 170 Merton Street contains the former Visiting Homemakers Association (VHA) building, constructed in 1969. It is a representative example of a distinctive Late Modern style office building designed as the headquarters for the VHA featuring octagonal towers and bays, ribbon windows, concrete brick with distinctive interlocking corners and an integrated exterior space with landscaping. The property is the first purpose-built headquarters for the VHA, an important social-welfare agency founded in Toronto in 1925. In conjunction with an Official Plan and Zoning Amendment application (25 129087 STE 12 OZ), the redevelopment proposes a 45-storey mixed-use residential building, which includes the retention of a portion of the VHA Building. The terrace of the heritage building is proposed to be used for outdoor amenity space. A full conservation scope is proposed for the retained portion of the heritage building. The new construction has been designed to be compatible with and subordinate to the heritage building. The proposal conserves the heritage property and is consistent with the policy framework. The heritage impacts of the development proposal are appropriately mitigated through the overall conservation strategy.
The Toronto and East York Community Council recommends that: 1. City Council approve the application to alter the designated heritage property at 170 Merton Street, with conditions, under Part IV, Section 33 of the Ontario Heritage Act to allow for the construction of a mixed use development with such alterations substantially in accordance with the plans and drawings dated October 7, 2025 prepared by Turner Fleischer and on file with the Senior Manager, Heritage Planning and the Heritage Impact Assessment prepared by ERA Architects Inc., dated March 7, 2025, revised September 5, 2025, and on file with the Senior Manager, Heritage Planning, all subject to and in accordance with the Conservation Plan satisfactory to the Senior Manager, Heritage Planning, and subject to the conditions as set out below: a. the related site-specific Official Plan Amendment and Zoning By-law Amendment bringing about the proposed alterations have been enacted by City Council and have come into full force and effect in a form and with content acceptable to City Council, as determined by the Chief Planner and Executive Director, City Planning, in consultation with the Senior Manager, Heritage Planning; b. the owner shall: 1. enter into a Heritage Easement Agreement with the City for the property at 170 Merton Street, substantially in accordance with the plans and drawings dated October 7, 2025, prepared by Turner Fleischer and on file with the Senior Manager, Heritage Planning and the Heritage Impact Assessment prepared by ERA Architects Inc., dated March 7, 2025, revised September 5, 2025, all on file with the Senior Manager, Heritage Planning, subject to and in accordance with the Conservation Plan required in Recommendation 1.b.2. below, to the satisfaction of the Senior Manager, Heritage Planning, including execution and registration of such agreement to the satisfaction of the City Solicitor; and 2. provide a detailed Conservation Plan, prepared by a qualified heritage consultant that is substantially in accordance with the conservation strategy set out in the Heritage Impact Assessment for the property at 170 Merton Street to the satisfaction of the Senior Manager, Heritage Planning; c. prior to the issuance of any permit for all or any part of the property at 170 Merton Street, including a heritage permit or a building permit, but excluding permits for repairs and maintenance and usual and minor works for the existing heritage building as are acceptable to the Senior Manager, Heritage Planning, the owner shall: 1. have entered into a Heritage Easement Agreement with the City required in Recommendation 1.b.1. above for the property at 170 Merton Street, including registration on title of such agreement, to the satisfaction of the City Solicitor; 2. have obtained final approval for the necessary Official Plan Amendment and Zoning By-law Amendments, and such Amendments to have come into full force and effect; 3. provide a Heritage Lighting Plan that describes how the exterior of the heritage property will be sensitively illuminated to enhance its heritage character to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such a plan to the satisfaction of the Senior Manager, Heritage Planning; 4. provide an Interpretation Plan for the subject property, to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such plan to the satisfaction of the Senior Manager, Heritage Planning; 5. provide a detailed Landscape Plan for the subject property, satisfactory to the Senior Manager, Heritage Planning; 6. provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Conservation Plan required in Recommendation 1.b.2. above, including a description of materials and finishes, to be prepared by the project architect and a qualified heritage consultant to the satisfaction of the Senior Manager, Heritage Planning; and 7. provide a Letter of Credit, including provision for upwards indexing, in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Planning, to secure all work included in the approved Conservation Plan and Interpretation Plan; and d. prior to the release of the Letter of Credit required in Recommendation 1.c.7. above, the owner shall: 1. provide a letter of substantial completion prepared and signed by a qualified heritage consultant confirming that the required conservation work and the required interpretive work has been completed in accordance with the Conservation and Interpretation Plans and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Planning; and 2. provide replacement Heritage Easement Agreement photographs to the satisfaction of the Senior Manager, Heritage Planning. 2. City Council authorize the City Solicitor to introduce the necessary Bill in City Council authorizing the entering into of a Heritage Easement Agreement for the property at 170 Merton Street. 3. City Council authorize the City Solicitor and City staff to take all necessary actions to implement City Council's decision.
Staff recommendation as filed
The Senior Manager, Heritage Planning, Urban Design, City Planning recommends that: 1. City Council approve the application to alter the designated heritage property at 170 Merton Street, with conditions, under Part IV, Section 33 of the Ontario Heritage Act to allow for the construction of a mixed use development with such alterations substantially in accordance with the plans and drawings dated October 7, 2025 prepared by Turner Fleischer and on file with the Senior Manager, Heritage Planning and the Heritage Impact Assessment prepared by ERA Architects Inc., dated March 7, 2025, revised September 5, 2025, and on file with the Senior Manager, Heritage Planning, all subject to and in accordance with the Conservation Plan satisfactory to the Senior Manager, Heritage Planning, and subject to the conditions as set out below. a. that the related site-specific Official Plan Amendment and Zoning By-law Amendment bringing about the proposed alterations have been enacted by City Council and have come into full force and effect in a form and with content acceptable to City Council, as determined by the Chief Planner and Executive Director, City Planning, in consultation with the Senior Manager, Heritage Planning; b. that the owner shall: 1. enter into a Heritage Easement Agreement with the City for the property at 170 Merton Street, substantially in accordance with the plans and drawings dated October 7, 2025, prepared by Turner Fleischer and on file with the Senior Manager, Heritage Planning and the Heritage Impact Assessment prepared by ERA Architects Inc., dated March 7, 2025, revised September 5, 2025, all on file with the Senior Manager, Heritage Planning, subject to and in accordance with the Conservation Plan required in Recommendation 1.b.2, to the satisfaction of the Senior Manager, Heritage Planning, including execution and registration of such agreement to the satisfaction of the City Solicitor; and 2. provide a detailed Conservation Plan, prepared by a qualified heritage consultant that is substantially in accordance with the conservation strategy set out in the Heritage Impact Assessment for the property at 170 Merton Street to the satisfaction of the Senior Manager, Heritage Planning; c. that prior to the issuance of any permit for all or any part of the property at 170 Merton Street, including a heritage permit or a building permit, but excluding permits for repairs and maintenance and usual and minor works for the existing heritage building as are acceptable to the Senior Manager, Heritage Planning, the owner shall: 1. have entered into a Heritage Easement Agreement with the City required in Recommendation 1.b.1 for the property at 170 Merton Street, including registration on title of such agreement, to the satisfaction of the City Solicitor; 2. have obtained final approval for the necessary Official Plan Amendment and Zoning By-law Amendments, and such Amendments to have come into full force and effect; 3. provide a Heritage Lighting Plan that describes how the exterior of the heritage property will be sensitively illuminated to enhance its heritage character to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such a plan to the satisfaction of the Senior Manager Heritage Planning; 4. provide an Interpretation Plan for the subject property, to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such plan to the satisfaction of the Senior Manager, Heritage Planning; 5. provide a detailed Landscape Plan for the subject property, satisfactory to the Senior Manager, Heritage Planning; 6. provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Conservation Plan required in Recommendation 1.b.2, including a description of materials and finishes, to be prepared by the project architect and a qualified heritage consultant to the satisfaction of the Senior Manager, Heritage Planning; and 7. provide a Letter of Credit, including provision for upwards indexing, in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Planning, to secure all work included in the approved Conservation Plan and Interpretation Plan; and d. prior to the release of the Letter of Credit required in Recommendation 1.c.7, the owner shall: 1. provide a letter of substantial completion prepared and signed by a qualified heritage consultant confirming that the required conservation work and the required interpretive work has been completed in accordance with the Conservation and Interpretation Plans and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Planning; and 2. provide replacement Heritage Easement Agreement photographs to the satisfaction of the Senior Manager, Heritage Planning. 2. City Council authorize the City Solicitor to introduce the necessary Bill in Council authorizing the entering into of a Heritage Easement Agreement for the property at 170 Merton Street. 3. City Council authorize the City Solicitor and City staff to take all necessary actions to implement City Council's decision.
TE27.14adopted
This report recommends approval of the application to amend the Zoning By-law to permit the development of a 67-storey (213.5-metre, excluding mechanical penthouse) mixed-use building, containing 822 residential units and 1,012 square metres of non-residential space along the Yonge Street frontage. A 168 square metre Privately Owned Publicly Accessible Space (POPS) is proposed facing Dr. Lillian McGregor Park. The application proposes the demolition of one rental dwelling unit. The applicant has agreed to provide a Tenant Assistance Plan that is consistent with the City's current practices. A separate report from Heritage Planning, on the proposed conservation of the designated heritage properties at 530-550 Yonge Street, 145 St. Luke Lane and 6-8 Breadalbane Street will be considered by City Council in conjunction with this report.
The Toronto and East York Community Council recommends that: 1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 530-550 Yonge Street, 145 St. Luke Lane and 6-8 Breadalbane Street substantially in accordance with the draft Zoning By-law Amendment included as Attachment 6 to the report (November 10, 2025) from the Director, Community Planning, Toronto and East York District. 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. 3. City Council require the owner to provide and implement an acceptable Tenant Assistance Plan to the satisfaction of the Chief Planner and Executive Director, City Planning for Eligible Tenants of the existing rental dwelling unit proposed to be demolished, addressing financial compensation and other assistance to lessen hardship, including the provision of rent gap payments. 4. Before introducing the necessary Bills to City Council for enactment, City Council require the owner to provide a legal undertaking with the City to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning, securing the implementation of the Tenant Assistance Plan required by Recommendation 3 above. 5. City Council request the General Manager, Transportation Services to review and report back on the feasibility of amending City of Toronto Municipal Code Chapter 925, Permit Parking, to exclude the development located at 530-550 Yonge Street, 145 St. Luke Lane and 6-8 Breadalbane Street from Permit Parking.
Staff recommendation as filed
The Director, Community Planning Toronto and East York District recommends that: 1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 530-550 Yonge Street, 145 St. Luke Lane and 6-8 Breadalbane Street substantially in accordance with the draft Zoning By-law Amendment included as Attachment 6 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. 3. City Council require the owner to provide and implement an acceptable Tenant Assistance Plan to the satisfaction of the Chief Planner and Executive Director, City Planning for Eligible Tenants of the existing rental dwelling unit proposed to be demolished, addressing financial compensation and other assistance to lessen hardship, including the provision of rent gap payments. 4. Before introducing the necessary Bills to City Council for enactment, City Council require the owner to provide a legal undertaking with the City to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning, securing the implementation of the Tenant Assistance Plan required by Recommendation 3 above. 5. City Council request the General Manager, Transportation Services, to review and report back on the feasibility of amending City of Toronto Municipal Code Chapter 925, Permit Parking, to exclude the development located at 530-550 Yonge Street, 145 St. Luke Lane and 6-8 Breadalbane Street from Permit Parking.
TE27.15adopted
This report recommends that City Council approve an application under Section 42 of the Ontario Heritage Act to alter a designated heritage property at 530-550 Yonge Street, 6-8 Breadalbane Street and 145 St. Luke Lane, in connection with a Zoning By-law amendment application on the subject property, and that Council grant authority to enter into a Heritage Easement Agreement. The proposed development includes minor alterations of the principal east facade of 538 Yonge Street and in-situ retention of 544 Yonge Street and 546-550 Yonge Street, to be incorporated into the two-storey podium of a 67-storey mixed-use building. The south façade of the existing two-storey commercial building at 530-536 Yonge Street and 6-8 Breadalbane Street will be partially retained and incorporated into a new corner building with retail storefronts on the ground floor. The remainder of the existing building will be demolished. 145 St. Luke Lane is also proposed to be demolished as part of this proposal. A Privately-Owned Publicly Accessible Space (POPS) fronting on St. Luke Lane will replace the western portion of the existing building. A Heritage Impact Assessment prepared by ERA Architects Inc., dated January 2, 2025, was submitted to support the development application and revised July 17, 2025, and October 21, 2025. Through revisions to the application, Heritage Planning staff are satisfied that the proposal conserves the designated heritage property and is consistent with the policy framework. The heritage impacts of the development proposal are appropriately mitigated through the overall conservation strategy of the retained buildings and design of the replacement buildings.
The Toronto and East York Community Council recommends that: 1. City Council approve: a. the alterations to the designated heritage properties at 530-550 Yonge Street, 6-8 Breadalbane Street and 145 St. Luke Lane under Section 42 of the Ontario Heritage Act to allow for the construction of a 67-storey mixed-use building, with such alterations to the designated heritage properties being substantially in accordance with the plans and drawings prepared by Giannone Petricone Associated Inc. Architects, dated September 30, 2025 and the Heritage Impact Assessment prepared by ERA Architects Inc., dated January 2, 2025, and revised July 17, 2025 and October 21, 2025, on file with the Senior Manager, Heritage Planning, all subject to and in accordance with an approved Conservation Plan and drawings satisfactory to the Senior Manager, Heritage Planning and subject to conditions as set out below; and b. the demolition of heritage attributes of the existing designated heritage property at 530-536 Yonge Street and 145 St. Luke Lane in accordance with Section 42 of the Ontario Heritage Act to allow for the construction of a 67-storey mixed-use building substantially in accordance with the plans and drawings prepared by Giannone Petricone Associated Inc. Architects, dated September 30, 2025 and the Heritage Impact Assessment prepared by ERA Architects Inc., dated January 2, 2025, and revised July 17, 2025 and October 21, 2025, on file with the Senior Manager, Heritage Planning, all subject to and in accordance with an approved Conservation Plan and drawings satisfactory to the Senior Manager, Heritage Planning and subject to conditions as set out below. 2. City Council direct that its consent to the application to alter the designated heritage property at 530-550 Yonge Street, 6-8 Breadalbane Street and 145 St. Luke Lane, in accordance with Section 42 of the Ontario Heritage Act, and its consent to the demolition of heritage attributes at 530-536 Yonge Street and 145 St. Luke Lane, under Section 42 of the Ontario Heritage Act are also subject to the following conditions: a. the related Zoning By-law Amendment requiring the proposed alterations have been enacted by the City Council and have come into full force and effect; b. prior to the introduction of the Zoning By-law Amendment Bill to City Council, the owner shall: 1. provide a detailed Conservation Plan, prepared by a qualified heritage consultant that is consistent with the conservation strategy set out in the Heritage Impact Assessment for 530-550 Yonge Street, 6-8 Breadalbane Street and 145 St. Luke Lane, prepared by ERA Architects Inc., dated January 2, 2025, and revised July 17, 2025 and October 21, 2025, to the satisfaction of the Senior Manager, Heritage Planning; and 2. enter into a Heritage Easement Agreement with the City for the property at 530-550 Yonge Street, 6-8 Breadalbane Street and 145 St. Luke Lane substantially in accordance with the plans and drawings prepared by Giannone Petricone Associated Inc. Architects, dated September 30, 2025, and on file with the Senior Manager, Heritage Planning, and the Heritage Impact Assessment prepared by ERA Architects Inc., dated January 2, 2025, and revised July 17, 2025 and October 21, 2025 subject to and in accordance with the Conservation Plan required in Recommendation 2.b.1. above, to the satisfaction of the Senior Manager, Heritage Planning, including execution of such agreement to the satisfaction of the City Solicitor; c. prior to the issuance of any permit for all or any part of the property at 530-550 Yonge Street, 6-8 Breadalbane Street and 145 St. Luke Lane, including a heritage permit or a building permit, but excluding permits for repairs and maintenance and usual and minor works for the existing heritage buildings, as are acceptable to the Senior Manager, Heritage Planning, the owner shall: 1. have entered into a Heritage Easement Agreement with the City required in Condition 2.b.2. above for the property at 530-550 Yonge Street, 6-8 Breadalbane Street and 145 St. Luke Lane including registration on title of such agreement, to the satisfaction of the City Solicitor; 2. have obtained final approval for the necessary Zoning By-law Amendment and such Amendment has come into full force and effect; 3. provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Conservation Plan required in Recommendation 2.b.1. above including a description of materials and finishes, to be prepared by the project architect and a qualified heritage consultant to the satisfaction of the Senior Manager, Heritage Planning; 4. provide a Heritage Lighting Plan that describes how the exterior of the heritage property will be sensitively illuminated to enhance their heritage character to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Planning; 5. provide an Interpretation Plan for the subject property, to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Planning; 6. submit a Signage Plan for the subject property, to the satisfaction of the Senior Manager, Heritage Planning; and 7. provide a Letter of Credit, including provision for upwards indexing, in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Planning to secure all work included in the approved Conservation Plan and Interpretation Plan; and d. prior to the release of the Letter of Credit required in Recommendation 2.c.7. above the owner shall: 1. provide a letter of substantial completion prepared and signed by a qualified heritage consultant confirming that the required conservation work and the required interpretive work has been completed in accordance with the Conservation Plan and Interpretation Plan and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Planning; and 2. provide replacement Heritage Easement Agreement photographs to the satisfaction of the Senior Manager, Heritage Planning. 3. City Council authorize the City Solicitor to introduce the necessary Bill in City Council authorizing the entering into of a Heritage Easement Agreement for the heritage property at 530-550 Yonge Street, 6-8 Breadalbane Street and 145 St. Luke Lane. 4. City Council authorize the City Solicitor and City staff to take all necessary actions to implement City Council's decision.
Staff recommendation as filed
The Senior Manager, Heritage Planning, Urban Design, City Planning recommends that: 1. City Council approve: a. the alterations to the designated heritage properties at 530-550 Yonge Street, 6-8 Breadalbane Street and 145 St. Luke Lane under Section 42 of the Ontario Heritage Act to allow for the construction of a 67-storey mixed-use building, with such alterations to the designated heritage properties being substantially in accordance with the plans and drawings prepared by Giannone Petricone Associated Inc. Architects, dated September 30, 2025 and the Heritage Impact Assessment prepared by ERA Architects Inc., dated January 2, 2025, and revised July 17, 2025 and October 21, 2025, on file with the Senior Manager, Heritage Planning, all subject to and in accordance with an approved Conservation Plan and drawings satisfactory to the Senior Manager, Heritage Planning and subject to conditions as set out below; and b. the demolition of heritage attributes of the existing designated heritage property at 530-536 Yonge Street and 145 St. Luke Lane in accordance with Section 42 of the Ontario Heritage Act to allow for the construction of a 67-storey mixed-use building substantially in accordance with the plans and drawings prepared by Giannone Petricone Associated Inc. Architects, dated September 30, 2025 and the Heritage Impact Assessment prepared by ERA Architects Inc., dated January 2, 2025, and revised July 17, 2025 and October 21, 2025, on file with the Senior Manager, Heritage Planning, all subject to and in accordance with an approved Conservation Plan and drawings satisfactory to the Senior Manager, Heritage Planning and subject to conditions as set out below. 2. City Council direct that its consent to the application to alter the designated heritage property at 530-550 Yonge Street, 6-8 Breadalbane Street and 145 St. Luke Lane, in accordance with Section 42 of the Ontario Heritage Act, and its consent to the demolition of heritage attributes at 530-536 Yonge Street and 145 St. Luke Lane, under Section 42 of the Ontario Heritage Act are also subject to the following conditions: a. the related Zoning By-law Amendment requiring the proposed alterations have been enacted by the City Council and have come into full force and effect; b. prior to the introduction of the Zoning By-law Amendment bill to City Council, the owner shall: 1. provide a detailed Conservation Plan, prepared by a qualified heritage consultant that is consistent with the conservation strategy set out in the Heritage Impact Assessment for 530-550 Yonge Street, 6-8 Breadalbane Street and 145 St. Luke Lane, prepared by ERA Architects Inc., dated January 2, 2025, and revised July 17, 2025 and October 21, 2025, to the satisfaction of the Senior Manager, Heritage Planning; and 2. enter into a Heritage Easement Agreement with the City for the property at 530-550 Yonge Street, 6-8 Breadalbane Street and 145 St. Luke Lane substantially in accordance with the plans and drawings prepared by Giannone Petricone Associated Inc. Architects, dated September 30, 2025, and on file with the Senior Manager, Heritage Planning, and the Heritage Impact Assessment prepared by ERA Architects Inc., dated January 2, 2025, and revised July 17, 2025 and October 21, 2025 subject to and in accordance with the Conservation Plan required in Recommendation 2.b.1, to the satisfaction of the Senior Manager, Heritage Planning, including execution of such agreement to the satisfaction of the City Solicitor; c. that prior to the issuance of any permit for all or any part of the property at 530-550 Yonge Street, 6-8 Breadalbane Street and 145 St. Luke Lane, including a heritage permit or a building permit, but excluding permits for repairs and maintenance and usual and minor works for the existing heritage buildings, as are acceptable to the Senior Manager, Heritage Planning, the owner shall: 1. have entered into a Heritage Easement Agreement with the City required in Condition 2.b.2 for the property at 530-550 Yonge Street, 6-8 Breadalbane Street and 145 St. Luke Lane including registration on title of such agreement, to the satisfaction of the City Solicitor; 2. have obtained final approval for the necessary Zoning By-law Amendment, and such Amendment has come into full force and effect; 3. provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Conservation Plan required in Recommendation 2.b.1 including a description of materials and finishes, to be prepared by the project architect and a qualified heritage consultant to the satisfaction of the Senior Manager, Heritage Planning; 4. provide a Heritage Lighting Plan that describes how the exterior of the heritage property will be sensitively illuminated to enhance their heritage character to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Planning; 5. provide an Interpretation Plan for the subject property, to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Planning; 6. submit a Signage Plan for the subject property, to the satisfaction of the Senior Manager, Heritage Planning; and 7. provide a Letter of Credit, including provision for upwards indexing, in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Planning to secure all work included in the approved Conservation Plan and Interpretation Plan; and d. that prior to the release of the Letter of Credit required in Recommendation 2.c.7 the owner shall: 1. provide a letter of substantial completion prepared and signed by a qualified heritage consultant confirming that the required conservation work and the required interpretive work has been completed in accordance with the Conservation Plan and Interpretation Plan and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Planning; and 2. provide replacement Heritage Easement Agreement photographs to the satisfaction of the Senior Manager, Heritage Planning. 3. City Council authorize the City Solicitor to introduce the necessary Bill in Council authorizing the entering into of a Heritage Easement Agreement for the heritage property at 530-550 Yonge Street, 6-8 Breadalbane Street and 145 St. Luke Lane. 4. City Council authorize the City Solicitor and City staff to take all necessary actions to implement City Council's decision.
TE27.16adopted
543-555 Yonge Street -Zoning By-law Amendment Application - Decision Report - Approval
This report recommends approval of the application to amend the Zoning By-law to permit a 222-metre (68-storey), excluding mechanical penthouse, mixed-use building at 543-555 Yonge Street. The proposed building cantilevers above the existing building at 555 Yonge Street, which will be maintained, and includes 679 residential units and 402 square metres of non-residential gross floor area. A separate report from Heritage Planning, on the proposed conservation of the designated heritage properties at 543-555 Yonge Street will be considered by City Council in conjunction with this report.
The Toronto and East York Community Council recommends that: 1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 543-555 Yonge Street substantially in accordance with the draft Zoning By-law Amendment included as Attachment 6 to the report (November 10, 2025) from the Director, Community Planning, Toronto and East York District. 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. 3. City Council request the General Manager, Transportation Services to review and report back on the feasibility of amending City of Toronto Municipal Code Chapter 925, Permit Parking, to exclude the development located at 543-555 Yonge Street from Permit Parking.
Staff recommendation as filed
The Director, Community Planning Toronto and East York District recommends that: 1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 543-555 Yonge Street substantially in accordance with the draft Zoning By-law Amendment included as Attachment 6 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. 3. City Council request the General Manager, Transportation Services, to review and report back on the feasibility of amending City of Toronto Municipal Code Chapter 925, Permit Parking, to exclude the development located at 543-555 Yonge Street from Permit Parking.
TE27.17adopted
This report recommends that City Council approve the proposed demolition of the 4-storey commercial building on the site at 543 Yonge Street (543, 545 and 549 Yonge Street) and approve its replacement with a 68-storey mixed-use building with a 2-storey podium, including retail at grade and residential above, in accordance with Section 42(1) 2 and 42(1) 4 of the Ontario Heritage Act, with conditions. The property is designated under Part V of the Ontario Heritage Act as part of the Historic Yonge Street Heritage Conservation District ("HYSCD"). The subject property is identified as 'non-contributing' in the District Plan. The District Plan allows for the demolition of buildings or structures on non-contributing properties. The proposed new 68-storey mixed-use building complies with the intent of objectives contained within the HYSCD Plan. The development application also requires approval under the Planning Act, which is the subject of a separate report from the Director, Community Planning. Recommendations contained within this report relate solely to approvals required under the Ontario Heritage Act.
The Toronto and East York Community Council recommends that: 1. City Council approve the demolition of the non-contributing building and the erection of a new mixed-use building at 543 Yonge Street in the Historic Yonge Street Heritage Conservation District, in accordance with subsections 42(1) 4 and 42(1) 2 of the Ontario Heritage Act, and subject to the following conditions: a. the related Zoning By-law Amendment has come into full force and effect; b. the replacement building for 543 Yonge Street is substantially in accordance with the plans and elevations submitted by the applicant and prepared by Arcadis, dated September 5, 2025, and the Heritage Impact Assessment, prepared by ERA Architects Inc, dated June 2, 2025, and on file with the Senior Manager, Heritage Planning; and c. prior to the issuance of any heritage permit for the property at 543 Yonge Street including a demolition permit, but excluding permits for interior work, repairs and maintenance and usual and minor works for the existing 'non-contributing' building as are acceptable to the Senior Manager, Heritage Planning, the owner provides the following to the satisfaction of the Senior Manager, Heritage Planning: 1. final building permit drawings for the replacement building, including the design of the replacement building, consistent with the Historic Yonge Street Heritage Conservation District Plan substantially in accordance with the plans and elevations submitted by the applicant and prepared by Arcadis, dated September 5, 2025, and the Historic Yonge Street Heritage Conservation District Plan.
Staff recommendation as filed
The Senior Manager, Heritage Planning, Urban Design, City Planning recommends that: 1. City Council approve the demolition of the non-contributing building and the erection of a new mixed-use building at 543 Yonge Street in the Historic Yonge Street Heritage Conservation District, in accordance with subsections 42(1) 4 and 42(1) 2 of the Ontario Heritage Act, and subject to the following conditions: a. that the related Zoning By-law Amendment has come into full force and effect; b. that the replacement building for 543 Yonge Street is substantially in accordance with the plans and elevations submitted by the applicant and prepared by Arcadis, dated September 5, 2025, and the Heritage Impact Assessment, prepared by ERA Architects Inc, dated June 2, 2025, and on file with the Senior Manager, Heritage Planning; and c. that prior to the issuance of any heritage permit for the property at 543 Yonge Street including a demolition permit, but excluding permits for interior work, repairs and maintenance and usual and minor works for the existing 'non-contributing' building as are acceptable to the Senior Manager, Heritage Planning, the owner provides the following to the satisfaction of the Senior Manager, Heritage Planning: 1. final building permit drawings for the replacement building, including the design of the replacement building, consistent with the Historic Yonge Street Heritage Conservation District Plan substantially in accordance with the plans and elevations submitted by the applicant and prepared by Arcadis, dated September 5, 2025, and the Historic Yonge Street Heritage Conservation District Plan.
TE27.18forwarded without recommendation
This report reviews and recommends approval of the application to amend the Official Plan and Zoning By-law to permit a mixed use building. The building would have two taller elements of 14 and 16 storeys, sharing a five storey shared podium, with an approximately 800 square metres courtyard space provided at the rear. The building would provide 313 dwelling units, with a total gross floor area of 30,480.5 square metres, including 633 square metres of non-residential space on the ground floor. A total of 207 vehicle parking spaces and 363 bicycle parking spaces are proposed. The proposed development is consistent with Provincial Planning Statement (2024), conforms to the City's Official Plan, and represents an appropriate use, form and scale of development that is compatible with the context.
The Toronto and East York Community Council forwards the Item to City Council without recommendation.
Staff recommendation as filed
The Director, Community Planning Toronto and East York District recommends that: 1. City Council amend the Official Plan for the lands municipally known as 1099 Broadview Avenue substantially in accordance with the draft Official Plan Amendment included as Attachment 5 to this Report. 2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 1099 Broadview Avenue substantially in accordance with the draft Zoning By-law Amendment included as Attachment 6 to this Report. 3. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment and draft Zoning By-law Amendments as may be required. 4. City Council request the General Manager, Transportation Services, to review and report back on the feasibility of amending Schedule B of the City of Toronto Municipal Code Chapter 925, Permit Parking, to exclude the development located at 1099 Broadview Avenue from Permit Parking. 5. City Council request that the Owner make reasonable commercial efforts to identify, in consultation with the General Manager, Parks and Recreation, a suitable off-site parkland dedication as a substitution for an on-site parkland dedication that: a. is accessible to the area where the Site is located; b. is a good physical substitute for any on-site parkland dedication; c. is free and clear, above and below grade, of all easements, encumbrances, and encroachments; d. is in an acceptable environmental condition; and e. the value of the off-site dedication shall not exceed the estimated value of the on-site dedication that would otherwise be required, which value may include the cost of acquiring the land, land transfer tax, typical closing cost and reasonable real estate commissions of up to 5 percent, all to the satisfaction of the General Manager, Parks and Recreation. 6. Should the General Manager, Parks and Recreation, and the Owner agree to a property as a substitution for an on-site dedication, City Council accept the off-site parkland dedication, in full or partial fulfilment of the parkland dedication requirements, pursuant to Section 42 of the Planning Act, with conveyance to the City to occur prior to the issuance of the first above grade building permit in accordance with the following, all to the satisfaction of the General Manager, Parks and Recreation, and the City Solicitor: a. in the event the value of the off-site parkland dedication is less than the value of an on-site parkland dedication, the Owner shall provide a cash-in-lieu payment for the shortfall in parkland dedication in accordance with Chapter 415 Article III of the Municipal Code; and b. in the event the Owner is unable to provide a substituted off-site parkland dedication to the City, the Owner will be required to satisfy the parkland dedication requirement through a cash-in-lieu of parkland payment prior to the issuance of first above grade building permit in accordance with Chapter 415 Article III of the Municipal Code.
TE27.19deferred
Zoning By-law Amendment for Garden Suites on Parkmount Road Facing Craven Road - Final Report
On October 9 and 10, 2024, City Council directed City Planning staff through Item "TE16.75 - Council Direction on PH14.13 - Allowing Time for a Thorough Review", to review garden suite zoning permissions for homes on Parkmount Road that back onto Craven Road between Danforth Avenue and Hanson Street, and to allow more time for the review that Council had previously requested. The Council decision directed staff to consider matters such as provincial planning changes, previous consultation, and modifications to the zoning by-law for better integration of garden suites in the area including appropriate setbacks from Craven Road for garden suites. Garden suites have been permitted in Toronto's Neighbourhoods since early 2022, when City Council adopted city-wide permissions. As a priority project of the Expanding Housing Options in Neighbourhoods (EHON) initiative, garden suites contribute to Toronto's housing goals and targets, including the 2023 Housing Action Plan, and the Province's housing target of 285,000 new homes in Toronto by 2031. The garden suite permissions provide opportunities through gentle intensification for a variety of living arrangements, providing flexibility for existing homeowners looking to rent a unit to tenants, creating additional units for multigenerational living, or those looking to downsize and age in place. To date, the City has received over 900 building permit applications for garden suites. In July 2025, Council adopted additional amendments to further support the effective implementation of garden suites in Toronto based on the findings from the Garden Suites Monitoring Program and to align Zoning By-law 569-2013 with recent provincial regulatory changes. This report presents the findings from the review, feedback from public consultation, and staff's recommended approach to reflect the distinct context of Craven Road, including recommended amendments to the zoning by-law. The recommended zoning by-law amendment would continue to permit garden suites on Parkmount Road while providing minor modifications to performance standards that reflect and address several unique characteristics on Craven Road, notably the narrowness of the street, and the through-lot character of Parkmount Road versus the facing condition of the homes fronting onto Craven Road. Staff are aware of only one other street in the City that exhibits the same characteristics.
The Toronto and East York Community Council adjourned the public meeting for Zoning By-law Amendment for Garden Suites on Parkmount Road Facing Craven Road - Final Report, until January 13, 2026 at 10:00 a.m..
Staff recommendation as filed
The Director, Zoning and Secretary-Treasurer, Committee of Adjustment, City Planning and the Director, Community Planning, Toronto and East York District, Development Review recommend that: 1. City Council amend City of Toronto Zoning By-law 569-2013 substantially in accordance with the draft Zoning By-law Amendment included as Attachment 1 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.
TE27.20adopted
1012, 1014, 1016 and 1018 Gerrard Street East - Zoning By-law Amendment - Decision Report - Approval
This report reviews and recommends approval of the application to amend the Zoning By-law to permit a 14-storey mixed-use building at 1012, 1014, 1016 and 1018 Gerrard Street East. The proposed development has 112 residential dwelling units, 7,905 square metres of residential gross floor area, 291 square metres of commercial gross floor area and one level of underground vehicular parking. The proposed development is consistent with the Provincial Planning Statement, 2024, conforms to the City's Official Plan and represents appropriate intensification that is compatible with the existing and planned context. The proposed development will also provide a diversity of unit types in proximity to a future transit station, additional retail space and an improved public realm.
The Toronto and East York Community Council recommends that: 1. City Council amend Zoning By-law 569-2013 for the lands municipally known as 1012, 1014, 1016 and 1018 Gerrard Street East substantially in accordance with the draft Zoning By-law Amendment included as Attachment 5 to the report (November 10, 2025) from the Director, Community Planning, Toronto and East York District. 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. 3. City Council approve an amendment to Schedule B of the City of Toronto Municipal Code, Chapter 925, Permit Parking, to exclude the development located at 1012, 1014, 1016 and 1018 Gerrard Street East, and any other addresses for the development at 1012 Gerrard Street East from Permit Parking Area 8C or from permit parking on Gerrard Street East and Marjory Avenue.
Staff recommendation as filed
The Director, Community Planning, Toronto and East York District recommends that: 1. City Council amend Zoning By-law 569-2013 for the lands municipally known as 1012, 1014, 1016 and 1018 Gerrard Street East substantially in accordance with the draft Zoning By-law Amendment included as Attachment 5 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. 3. City Council approve an amendment to Schedule B of the City of Toronto Municipal Code, Chapter 925, Permit Parking, to exclude the development located at 1012, 1014, 1016 and 1018 Gerrard Street East, and any other addresses for the development at 1012 Gerrard Street East from Permit Parking Area 8C or from permit parking on Gerrard Street East and Marjory Avenue.
TE27.21forwarded without recommendation
This report reviews and recommends approval of the application to amend the Zoning By-law to permit a 12-storey mixed-use building made up of one level of underground parking, retail on the ground floor, and 278 residential units at 1291-1311 Gerrard Street East and 243-247 Greenwood Avenue. There are 29 rental replacement units, and 6 net new affordable rental units being secured.
The Toronto and East York Community Council forwards the Item to City Council without recommendation.
Staff recommendation as filed
The Director, Community Planning, Toronto and East York District recommends that: 1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 1291-1311 Gerrard Street East and 243-247 Greenwood Avenue substantially in accordance with the draft Zoning By-law Amendment included as Attachment 5 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. 3. City Council request the General Manager, Transportation Services, to review and report back on the feasibility of amending Schedule B of the City of Toronto Municipal Code Chapter 925, Permit Parking, to exclude the development located at 1291-1311 Gerrard Street East and 243-247 Greenwood Avenue from Permit Parking. 4. City Council approve the Rental Housing Demolition Application 23 141619 STE 14 RH under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006, to permit the demolition of 29 existing rental dwelling units before introducing the necessary Bills for enactment. 5. City Council allow the Owner of 1291-1311 Gerrard Street East and 243-247 Greenwood Avenue to design, construct, finish, provide and maintain 6 affordable rental housing units as part of the development, to the satisfaction of the Chief Planner and Executive Director, City Planning, and Executive Director, Housing Secretariat as an in-kind contribution pursuant to subsection 37(6) of the Planning Act in accordance with the following terms (the "in-kind contribution"): a. the in-kind contribution shall be comprised of 2 studio units, and 4 one-bedroom units (the "Affordable Rental Housing Units"); b. the average unit size of the Affordable Rental Housing Units must be no less than the average unit size of all the market units, by unit type, in each phase of the proposed development; c. the minimum unit size of the Affordable Rental Housing Units must be no less than the minimum unit sizes of all market units, by unit type, in each phase of the proposed development; d. the Affordable Rental Housing Units must be provided in contiguous groups of at least 6 rental dwelling units; e. the general configuration, location and layout of the Affordable Rental Housing Units in the development must be to the satisfaction of the Chief Planner and Executive Director, City Planning; f. tenants of the Affordable Rental Housing Units must be provided with access to, and use of all indoor and outdoor amenities in the development on the same terms and conditions as any other resident of the building without the need to pre-book or pay a fee, unless specifically required as a customary practice for private bookings; g. all Affordable Rental Housing Units will be provided with ensuite laundry facilities and central air conditioning at no extra charge; h. tenants of the Affordable Rental Housing Units will be provided with access to long-term and short-term bicycle parking and visitor bicycle parking in accordance with the Zoning By-law, and on the same basis as other units within the development; i. the initial rent (inclusive of utilities) charged to first tenants and upon turnover of the Affordable Rental Housing Units must not exceed Affordable Rent as defined in the Official Plan for a minimum 25-year period, beginning with the date each such unit is first occupied (the "Affordability Period"). During the Affordability Period, increases to initial rents charged to tenants occupying any of the Affordable Rental Housing Units must be in accordance with the Residential Tenancies Act and must not exceed the Provincial rent guideline, regardless of whether the Provincial rent guideline applies to the Affordable Rental Housing Units under the Residential Tenancies Act; j. the Owner must provide and maintain the Affordable Rental Housing Units as rental dwelling units at the rents identified in Recommendation 5.i above for the duration of the Affordability Period. The Affordable Rental Housing Units must not be registered as a condominium or any other form of ownership, such as life lease or co-ownership, which provide a right to exclusive possession of a dwelling unit, and no application for conversion for non-rental housing purposes, or application to demolish any Affordable Rental Housing Unit will be made for the duration of the Affordability Period; and upon the expiration of the Affordability Period, the owner must continue to provide and maintain the Affordable Rental Housing Units as rental dwelling units, unless and until such time as the owner has applied for and obtained all approvals necessary to do otherwise; k. the Owner will use the City's Centralized Affordable Housing Access System to advertise and select tenants for the Affordable Rental Housing Units, provided it is in place, unless otherwise agreed to by the Executive Director, Housing Secretariat; and at least 6 months in advance of any Affordable Rental Housing Unit being made available for rent, the owner must develop and implement an Access Plan which will outline how the Affordable Rental Housing Units will be rented to eligible households in consultation with, and to the satisfaction of, the Executive Director, Housing Secretariat; and l. the Affordable Rental Housing Units must be made ready and available for occupancy no later than the date by which seventy percent (70%) of the new dwelling units in the proposed development erected on the site are available and ready for occupancy. 6. City Council attribute a value to the in-kind contribution set out in Recommendation 5 above, equal to 100 percent of four (4) percent of the value of the land (net of any exclusions or exemptions authorized under the Community Benefits Charge By-law), as determined the day before the day the first building permit is issued in respect of the development. 7. City Council authorize the Executive Director, Development Review Division to enter into an Agreement pursuant to Subsection 37(7.1) of the Planning Act (the "in-kind Contribution Agreement") to address the provision of the in-kind contribution identified in Part 5 above, to the satisfaction of the Executive Director, Development Review and the City Solicitor, with such Agreement to be registered on the title to 1291-1311 Gerrard Street East and 243-247 Greenwood Avenue, which agreement shall be evidence of arrangements for the provision of the in-kind Contribution that are satisfactory to City Council. 8. City Council authorize the appropriate City officials to take such actions as are necessary to implement City Council's decision, including execution of the in-kind Agreement and any other related agreements.
TE27.22forwarded without recommendation
This report recommends approval of a Rental Housing Demolition application which proposes to demolish 29 rental dwelling units located at 1291-1311 Gerrard Street East and 243-247 Greenwood Avenue. The 29 rental units are proposed to be replaced as part of the new development on the site. The proposal includes a Tenant Assistance Plan that addresses the right of existing tenants to return to replacement rental units at similar rents and provides financial compensation to mitigate hardship. The proposed development on the site at 1291-1311 Gerrard Street East and 243-247 Greenwood Avenue is the subject of a related Zoning By-law Amendment application (23 140447 STE 14 OZ). The proposed development would permit a 12-storey residential building with 282 dwelling units, including 29 replacement rental units. An approval report for the Zoning By-law Amendment application has been advanced concurrently with this Rental Housing Demolition application approval report. This report also recommends approval of the Residential Demolition Permit under Chapter 363 of the Toronto Municipal Code, subject to conditions.
The Toronto and East York Community Council forwards the Item to City Council without recommendation.
Staff recommendation as filed
The Director, Strategic Initiatives, Policy and Analysis recommends that: 1. City Council approve the Rental Housing Demolition application File Number 23 141619 STE 14 RH in accordance with Chapter 667 of the Toronto Municipal Code and pursuant to Section 111 of the City of Toronto Act, 2006 to permit the demolition of 29 existing rental dwelling units located at 1291-1299, 1303 and 1307-1311 Gerrard Street East and 243-247 Greenwood Avenue, subject to the following conditions: a. the owner shall provide and maintain 29 replacement rental dwelling units on the subject site for a period of at least 20 years beginning from the date that each replacement rental dwelling unit is first occupied and, during which time, no application may be submitted to the City for condominium registration, or for any other conversion to a non-rental housing purpose, or for demolition without providing for replacement; b. the replacement rental dwelling units required by Recommendation 1.a. above shall collectively have a total gross floor area of at least 1,998 square metres and be comprised of 5 studio units, 7 one-bedroom units, 12 two-bedroom units, and 5 three-bedroom units, as generally illustrated in the plans submitted to City Planning dated September 25, 2025. Any revision to these plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning; c. the owner shall, as part of the 29 replacement rental dwelling units required in Recommendation 1.a above, provide at least 1 studio unit, 2 one-bedroom units, 2 two-bedroom units, and 2 three-bedroom units at affordable rents, 1 studio unit and 1 one-bedroom unit at mid-range (affordable) rents, and 1 studio unit, 7 two-bedroom units, and 2 three-bedroom units at mid-range (moderate) rents, as currently defined in the City's Official Plan, all for a period of at least 10 years beginning from the date of first occupancy of each unit. The rents of the remaining 10 replacement rental dwelling units shall be unrestricted; d. the owner shall provide a Tenant Assistance Plan for tenants of the 29 existing rental dwelling units proposed to be demolished to the satisfaction of the Chief Planner and Executive Director, City Planning; e. the owner shall provide tenants of all 29 replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed 12-storey building at no extra charge. Access to, and use of, these amenities shall be on the same terms and conditions as any other resident of the building without the need to pre-book or pay a fee, unless specifically required as a customary practice for private bookings; f. the owner shall provide ensuite laundry and central air conditioning in each replacement rental dwelling unit at no extra charge; g. the owner shall provide tenants of all replacement rental dwelling units with access to bicycle and visitor parking on the same terms and conditions as any other resident of the proposed development; h. the replacement rental dwelling units required in Recommendation 1.a. above shall be made ready and available for occupancy no later than the date by which 70% of the new dwelling units in the proposed development, exclusive of the replacement rental dwelling units, are made available and ready for occupancy, subject to any revisions to the satisfaction of the Chief Planner and Executive Director, City Planning; and i. the owner shall enter into, and register on title to the lands, an agreement pursuant to Section 111 of the City of Toronto Act, 2006 to secure the conditions outlined in Recommendations 1.a. through 1.i. above all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning. 2. City Council authorize the Chief Planner and Executive Director, City Planning, to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006 for the demolition of the 29 existing rental dwelling units located at 1291-1299, 1303 and 1307-1311 Gerrard Street East and 243-247 Greenwood Avenue after all the following have occurred: a. all conditions in Recommendation 1 above have been fully secured; b. the Zoning By-law Amendment for application 23 140447 STE 14 OZ has come into full force and effect; c. the issuance of the Notice of Approval Conditions for site plan approval by the Executive Director, Development Review or their designate, pursuant to Section 114 of the City of Toronto Act, 2006, or as otherwise determined by the Chief Planner and Executive Director, City Planning; d. the issuance of excavation and shoring permits (conditional or full permit) for the approved development on the site; and e. the owner has confirmed, in writing, that all existing rental dwelling units proposed to be demolished are vacant. 3. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code after the Chief Planner and Executive Director, City Planning, or their designate, has given Preliminary Approval referred to in Recommendation 2 above. 4. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Residential Demolition Permit under Section 33 of the Planning Act and Chapter 363 of the Toronto Municipal Code for 23 140447 STE 14 OZ after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 2 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to section 6.2 of Chapter 363, on condition that: a. the owner removes all debris and rubble from the site immediately after demolition; b. the owner erects solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building; c. the owner erects the proposed building on the site no later than three (3) years from the date that the demolition of the existing rental dwelling units commences, subject to the timeframe being extended at the discretion of the Chief Planner and Executive Director, City Planning; and d. should the owner fail to complete the proposed building within the time specified in Recommendation 4.c. above, the City Clerk shall be entitled to enter on the collector's roll, as with municipal property taxes, an amount equal to the sum of twenty thousand dollars ($20,000.00) per dwelling unit for which a demolition permit is issued, and that such amount shall, until payment, be a lien or charge upon the land for which the Residential Demolition Permit is issued. 5. City Council authorize the appropriate City officials to take such actions as are necessary to implement City Council's decision, including execution of the Section 111 Agreement and any other related agreements.
TE27.23forwarded without recommendation
354-358 Pape Avenue - Zoning By-law Amendment Application - Decision Report - Approval
This report reviews and recommends approval of the application to amend the Zoning By-law to permit a 10-storey mixed-use building with one level of underground parking, retail use on the ground floor, office space on the second floor, and 41 residential units located on the upper floors at 354-358 Pape Avenue. The proposed development is consistent with Provincial Planning Statement (2024), conforms to the City's Official Plan, and represents an appropriate use, form and scale of development that is compatible with the context.
The Toronto and East York Community Council forwards the Item to City Council without recommendation.
Staff recommendation as filed
The Director, Community Planning, Toronto and East York District recommends that: 1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 354-358 Pape Avenue substantially in accordance with the draft Zoning By-law Amendment included as Attachment 5 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.
TE27.24adopted
6 Dawes Road - Zoning By-law Amendment Application - Decision Report - Approval
This report reviews and recommends approval of the application to amend the Zoning By-law to permit the addition of 22 storeys to the previously approved 17 storey building on the east block of the 6 Dawes Road development. The current application seeks permission for a 39 storey residential building inclusive of a four storey podium. The building would include 452 rental dwelling units, including three net new affordable rental units, with a total gross floor area of 32,343 square metres, including 50 square metres of retail space on the ground floor. There are 69 vehicle parking spaces provided in three levels above grade, and 508 bicycle parking spaces proposed in an underground level. The proposed development is consistent with the Provincial Planning Statement (2024), conforms to the City's Official Plan and represents an appropriate use, form and scale of development. The report reviews and recommends the Zoning By-law Amendment with a Holding provision (H) in the Zoning By-law to address the acceptance of the Rail Safety Report by Metrolinx.
The Toronto and East York Community Council recommends that: 1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 6 Dawes Road substantially in accordance with the draft Zoning By-law Amendment included as Attachment 5 to the revised report (November 19, 2025) from the Director, Community Planning, Toronto and East York District. 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. 3. Prior to the enactment of Bills, City Council require the Owner to enter into an agreement pursuant to section 37.1 of the Planning Act and the repealed and transitioned subsections 37(1) and (3) of the Planning Act to secure an additional three (3) affordable rental units at the City's current definition of affordable rent beyond the six (6) affordable rental units required by the zoning by-law no. 1176-2022(OLT), subject to the following conditions: a. City Council require the owner of the lands at 6 Dawes Road, at their sole cost and expense, to enter into, and register on title, an Amending Section 37 Agreement that amends the Section 37 Agreement registered on title to the lands, registered as Instrument Number AT6294660, to secure three (3) new affordable rental units in addition to the previously secured items to implement the requirements of the recommended Zoning Bylaw Amendment, to the satisfaction of the Executive Director, Development Review and the City Solicitor as follows: 1. a minimum of three (3) Affordable Rental Housing Units shall be designed, constructed, finished, maintained and provided by the owner of 6 Dawes Road on the lands known in 2025 as 6 Dawes Road; 2. the average unit size of the Affordable Rental Housing Units must be no less than the average unit size of all the market units, by unit type, in each phase of the proposed development; 3. the minimum unit size of the Affordable Rental Housing Units must be no less than the minimum unit sizes of all market units, by unit type, in each phase of the proposed development; 4. the general configuration, location and layout of the Affordable Rental Housing Units in the development must be to the satisfaction of the Chief Planner and Executive Director, City Planning; 5. The unit mix of the Affordable Rental Housing Units shall be consistent with the overall unit mix in the development to the satisfaction of the Chief Planner and Executive Director, City Planning; 6. tenants of the Affordable Rental Housing Units must be provided with access to, and use of all indoor and outdoor amenities in the development on the same terms and conditions as any other resident of the building without the need to pre-book or pay a fee, unless specifically required as a customary practice for private bookings; 7. all Affordable Rental Housing Units will be provided with ensuite laundry facilities and central air conditioning at no extra charge; 8. tenants of the Affordable Rental Housing Units will be provided with access to long-term and short-term bicycle parking and visitor bicycle parking in accordance with the Zoning By-law, and on the same basis as other units within the development; 9. the initial rent (inclusive of utilities) charged to first tenants and upon turnover of the Affordable Rental Housing Units must not exceed Affordable Rent as defined in the Official Plan for a minimum 99-year period, beginning with the date each such unit is first occupied (the "Affordability Period"). During the Affordability Period, increases to initial rents charged to tenants occupying any of the Affordable Rental Housing Units must be in accordance with the Residential Tenancies Act and must not exceed the Provincial rent guideline, regardless of whether the Provincial rent guideline applies to the Affordable Rental Housing Units under the Residential Tenancies Act; 10. the Owner must provide and maintain the Affordable Rental Housing Units as rental dwelling units at the rents identified in Recommendation 3.a.9 above for the duration of the Affordability Period. The Affordable Rental Housing Units must not be registered as a condominium or any other form of ownership, such as life lease or co-ownership, which provide a right to exclusive possession of a dwelling unit, and no application for conversion for non-rental housing purposes, or application to demolish any Affordable Rental Housing Unit will be made for the duration of the Affordability Period; and upon the expiration of the Affordability Period, the owner must continue to provide and maintain the Affordable Rental Housing Units as rental dwelling units, unless and until such time as the owner has applied for and obtained all approvals necessary to do otherwise; and 11. the Owner will use the City's Centralized Affordable Housing Access System to advertise and select tenants for the Affordable Rental Housing Units, provided it is in place, unless otherwise agreed to by the Executive Director, Housing Secretariat; and at least 6 months in advance of any Affordable Rental Housing Unit being made available for rent, the owner must develop and implement an Access Plan which will outline how the Affordable Rental Housing Units will be rented to eligible households in consultation with, and to the satisfaction of, the Executive Director, Housing Secretariat. 4. City Council request the General Manager, Transportation Services, to review and report back on the feasibility of amending Schedule B of the City of Toronto Municipal Code Chapter 925, Permit Parking, to exclude the development located at 6 Dawes Road from Permit Parking.
Staff recommendation as filed
The Director, Community Planning, Toronto and East York District recommends that: 1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 6 Dawes Road substantially in accordance with the draft Zoning By-law Amendment included as Attachment 5 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. 3. Prior to the enactment of Bills, City Council require the Owner to enter into an agreement pursuant to section 37.1 of the Planning Act and the repealed and transitioned subsections 37(1) and (3) of the Planning Act to secure an additional three (3) affordable rental units at the City's current definition of affordable rent beyond the six (6) affordable rental units required by the zoning by-law no. 1176-2022(OLT), subject to the following conditions: a. City Council require the owner of the lands at 6 Dawes Road, at their sole cost and expense, to enter into, and register on title, an Amending Section 37 Agreement that amends the Section 37 Agreement registered on title to the lands, registered as Instrument Number AT6294660, to secure three (3) new affordable rental units in addition to the previously secured items to implement the requirements of the recommended Zoning Bylaw Amendment, to the satisfaction of the Executive Director, Development Review and the City Solicitor as follows: 1. A minimum of three (3) Affordable Rental Housing Units shall be designed, constructed, finished, maintained and provided by the owner of 6 Dawes Road on the lands known in 2025 as 6 Dawes Road. 2. the average unit size of the Affordable Rental Housing Units must be no less than the average unit size of all the market units, by unit type, in each phase of the proposed development. 3. the minimum unit size of the Affordable Rental Housing Units must be no less than the minimum unit sizes of all market units, by unit type, in each phase of the proposed development; 4. the general configuration, location and layout of the Affordable Rental Housing Units in the development must be to the satisfaction of the Chief Planner and Executive Director, City Planning; 5. The unit mix of the Affordable Rental Housing Units shall be consistent with the overall unit mix in the development to the satisfaction of the Chief Planner and Executive Director, City Planning; 6. tenants of the Affordable Rental Housing Units must be provided with access to, and use of all indoor and outdoor amenities in the development on the same terms and conditions as any other resident of the building without the need to pre-book or pay a fee, unless specifically required as a customary practice for private bookings; 7. all Affordable Rental Housing Units will be provided with ensuite laundry facilities and central air conditioning at no extra charge; 8. tenants of the Affordable Rental Housing Units will be provided with access to long-term and short-term bicycle parking and visitor bicycle parking in accordance with the Zoning By-law, and on the same basis as other units within the development; 9. the initial rent (inclusive of utilities) charged to first tenants and upon turnover of the Affordable Rental Housing Units must not exceed Affordable Rent as defined in the Official Plan for a minimum 99-year period, beginning with the date each such unit is first occupied (the "Affordability Period"). During the Affordability Period, increases to initial rents charged to tenants occupying any of the Affordable Rental Housing Units must be in accordance with the Residential Tenancies Act and must not exceed the Provincial rent guideline, regardless of whether the Provincial rent guideline applies to the Affordable Rental Housing Units under the Residential Tenancies Act; 10. the Owner must provide and maintain the Affordable Rental Housing Units as rental dwelling units at the rents identified in Recommendation 3.a.9 above for the duration of the Affordability Period. The Affordable Rental Housing Units must not be registered as a condominium or any other form of ownership, such as life lease or co-ownership, which provide a right to exclusive possession of a dwelling unit, and no application for conversion for non-rental housing purposes, or application to demolish any Affordable Rental Housing Unit will be made for the duration of the Affordability Period; and upon the expiration of the Affordability Period, the owner must continue to provide and maintain the Affordable Rental Housing Units as rental dwelling units, unless and until such time as the owner has applied for and obtained all approvals necessary to do otherwise; and 11. the Owner will use the City's Centralized Affordable Housing Access System to advertise and select tenants for the Affordable Rental Housing Units, provided it is in place, unless otherwise agreed to by the Executive Director, Housing Secretariat; and at least 6 months in advance of any Affordable Rental Housing Unit being made available for rent, the owner must develop and implement an Access Plan which will outline how the Affordable Rental Housing Units will be rented to eligible households in consultation with, and to the satisfaction of, the Executive Director, Housing Secretariat. 4. City Council request the General Manager, Transportation Services, to review and report back on the feasibility of amending Schedule B of the City of Toronto Municipal Code Chapter 925, Permit Parking, to exclude the development located at 6 Dawes Road from Permit Parking.
TE27.25adopted
This report reviews and recommends approval of the application to amend the Official Plan and Zoning By-law to permit a 13 and 29 storey mixed-use building containing 620 dwelling units at 2451-2495 Danforth Avenue. The proposal includes a 2,277 square metre grocery store, 943 square metres of retail, and 354 square metres of publicly accessible open space at-grade. A total of 254 vehicular parking spaces and 714 bicycle parking spaces are proposed. The proposed development is consistent with the Provincial Planning Statement (2024) and conforms to the City's Official Plan. It represents an appropriate use, form and scale of development that is compatible with the context.
The Toronto and East York Community Council recommends that: 1. City Council amend the Official Plan for the lands municipally known as 2451-2495 Danforth Avenue substantially in accordance with the draft Official Plan Amendment included as Attachment 5 to the report (November 10, 2025) from the Director, Community Planning, Toronto and East York District. 2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 2451-2495 Danforth Avenue substantially in accordance with the draft Zoning By-law Amendment included as Attachment 6 to the report (November 10, 2025) from the Director, Community Planning, Toronto and East York District. 3. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment and/or draft Zoning By-law Amendment as may be required. 4. City Council authorize the Chief Planner and Executive Director, City Planning to enter into an Agreement pursuant to subsection 35.2(2) of the Planning Act and the City's Inclusionary Zoning By-law on terms satisfactory to the Chief Planner and Executive Director, City Planning and in a form acceptable to the City Solicitor. 5. City Council request the General Manager, Transportation Services to review and report back on the feasibility of amending Schedule B of the City of Toronto Municipal Code Chapter 925, Permit Parking, to exclude the development located at 2451-2495 Danforth Avenue from Permit Parking.
Staff recommendation as filed
The Director, Community Planning, Toronto and East York District, recommends that: 1. City Council amend the Official Plan for the lands municipally known as 2451-2495 Danforth Avenue substantially in accordance with the draft Official Plan Amendment included as Attachment 5 to this Report. 2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 2451-2495 Danforth Avenue substantially in accordance with the draft Zoning By-law Amendment included as Attachment 6 to this Report. 3. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment and/or draft Zoning By-law Amendment as may be required. 4. City Council authorize the Chief Planner and Executive Director, City Planning to enter into an Agreement pursuant to subsection 35.2(2) of the Planning Act and the City's Inclusionary Zoning Bylaw on terms satisfactory to the Chief Planner and Executive Director, City Planning and in a form acceptable to the City Solicitor. 5. City Council request the General Manager, Transportation Services, to review and report back on the feasibility of amending Schedule B of the City of Toronto Municipal Code Chapter 925, Permit Parking, to exclude the development located at 2451-2495 Danforth Avenue from Permit Parking.