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 50 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.
TE27.26adopted
38-50 Park Road - Official Plan and Zoning By-law Amendment Application - Decision Report - Refusal
This Report recommends refusal of the application to amend the Official Plan and Zoning By-law to permit a 31-storey (107.9 metres, mechanical penthouse not included) mixed-use building containing 289 units (including 40 replacement rental dwelling units) and 700 square metres of non-residential gross floor area at 38-50 Park Road. The existing buildings at 38 and 40 Park road, will be demolished, and a corresponding Rental Housing Demolition application has been submitted. The application includes the retention of the designated building at 50 Park Road. The proposed development does not fit the existing or planned context of the site and surrounding low-rise area. The proposed building massing, including setback to Neighbourhoods designated properties and parkland, lack of a base building, and height of 31-storeys, are not acceptable, and does not provide appropriate transition to the surrounding low-rise areas in the Rosedale Valley. An Official Plan Amendment is required to allow for the proposed height, to redesignate the lands from Neighbourhoods to Mixed Use Areas, to designate the lands as Mixed Use Area 2 - Intermediate in the Downtown Secondary Plan, and to reduce the right of way widening along Park Road.
The Toronto and East York Community Council recommends that: 1. City Council refuse the application for the Official Plan Amendment and Zoning By-law Amendment (Application 25 209063 STE 11 OZ) for the lands municipally known as 38-50 Park Road for the reasons identified in the report (November 10, 2025) from the Director, Community Planning, Toronto and East York District. 2. City Council authorize the City Solicitor, together with appropriate City Staff, to appear before the Ontario Land Tribunal in support of City Council's decision to refuse the application, in the event that the decision is appealed to the Ontario Land Tribunal. 3. City Council authorize the City Solicitor and other appropriate City Staff to take any necessary steps to implement City Council's decision, including requesting any conditions of approval that would be in the City's interest, in the event an appeal of City Council's decision is allowed by the Ontario Land Tribunal, in whole or in part.
Staff recommendation as filed
The Director, Community Planning Toronto and East York District recommends that: 1. City Council refuse the application for the Official Plan Amendment and Zoning By-law Amendment (Application No. 25 209063 STE 11 OZ) for the lands municipally known as 38-50 Park Road for the reasons identified in this Report. 2. City Council authorize the City Solicitor, together with appropriate City Staff, to appear before the Ontario Land Tribunal in support of City Council's decision to refuse the application, in the event that the decision is appealed to the Ontario Land Tribunal. 3. City Council authorize the City Solicitor and other appropriate City Staff to take any necessary steps to implement City Council's decision, including requesting any conditions of approval that would be in the City's interest, in the event an appeal of Council's decision is allowed by the Ontario Land Tribunal, in whole or in part.
TE27.27adopted
1-13 St. Clair Avenue West - Zoning By-law Amendment Application - Decision Report - Refusal
This report recommends refusal of the application to amend the Zoning By-law to permit a 160.6-metre (49-storey), excluding mechanical penthouse, mixed-use building with 340 dwelling units. The proposal integrates the existing 12-storey office building designated under Part IV of the Ontario Heritage Act. There is no Heritage application to alter the designated heritage building. The proposal has not demonstrated how a tall building can be accommodated on this site. The proposal has not adequately addressed issues including wind conditions, servicing capacity, vehicle access and loading, or an acceptable relationship with the designated heritage building. Staff are of the opinion that the proposal does not conform with the Official Plan.
The Toronto and East York Community Council recommends that: 1. City Council refuse the application for the Zoning By-law Amendment (Application 21 249631 STE 12 OZ) for the lands municipally known as 1-13 St. Clair Avenue West for the reasons identified in the report (November 10, 2025) from the Director, Community Planning, Toronto and East York District. 2. City Council authorize the City Solicitor, together with appropriate City Staff, to appear before the Ontario Land Tribunal in support of City Council's decision to refuse the application, in the event that the decision is appealed to the Ontario Land Tribunal. 3. City Council authorize the City Solicitor and other appropriate City Staff to take any necessary steps to implement City Council's decision, including requesting any conditions of approval that would be in the City's interest, in the event an appeal of City Council's decision is allowed by the Ontario Land Tribunal, in whole or in part.
Staff recommendation as filed
The Director, Community Planning Toronto and East York District recommends that: 1. City Council refuse the application for the Zoning By-law Amendment (Application No. 21 249631 STE 12 OZ) for the lands municipally known as 1-13 St. Clair Avenue West for the reasons identified in this Report. 2. City Council authorize the City Solicitor, together with appropriate City Staff, to appear before the Ontario Land Tribunal in support of City Council's decision to refuse the application, in the event that the decision is appealed to the Ontario Land Tribunal. 3. City Council authorize the City Solicitor and other appropriate City Staff to take any necessary steps to implement City Council's decision, including requesting any conditions of approval that would be in the City's interest, in the event an appeal of Council's decision is allowed by the Ontario Land Tribunal, in whole or in part.
TE27.28adopted
59-81 Lawton Boulevard - Zoning By-law Amendment - Appeal Report
On February 14, 2025, a Zoning By-law Amendment application was submitted to permit a 129.8 and 142.6-metre (38 and 43 storeys), excluding mechanical penthouse, residential building containing 706 dwelling units. The proposed development also includes a 353 square metre on-site Parkland Dedication. On July 14, 2025, the applicant appealed the Zoning By-law Amendment application to the Ontario Land Tribunal (OLT) due to Council not making a decision within the time frame in the Planning Act. This report recommends that the City Solicitor and appropriate City staff attend the OLT hearing to oppose the application in its current form and continue discussions with the applicant to resolve outstanding issues
The Toronto and East York Community Council recommends that: 1. City Council direct the City Solicitor and appropriate City staff to attend the Ontario Land Tribunal in opposition to the current application regarding the Zoning By-law Amendment appeal for the lands at 59-81 Lawton Boulevard. 2. City Council direct the City Solicitor and appropriate City staff to continue discussions with the applicant in an attempt to resolve outstanding issues. 3. City Council direct that, if approved, in accordance with Section 42 of the Planning Act prior to the issuance of the first above grade building permit, the owner shall convey to the City, an on-site parkland dedication, having a minimum size of 353 square metres, to the satisfaction of the General Manager, Parks and Recreation and the City Solicitor: a. the acceptance of on-site parkland dedication is subject to the owner transferring the parkland to the City free and clear, above and below grade, of all easements, encumbrances, and encroachments, in an acceptable environmental condition. 4. City Council authorize the City Solicitor and City staff to take any necessary steps to implement City Council's decision.
Staff recommendation as filed
The Director, Community Planning, Toronto and East York District, recommends that: 1. City Council direct the City Solicitor and appropriate City staff to attend the Ontario Land Tribunal in opposition to the current application regarding the Zoning By-law Amendment appeal for the lands at 59-81 Lawton Boulevard. 2. City Council direct the City Solicitor and appropriate City staff to continue discussions with the applicant in an attempt to resolve outstanding issues. 3. If approved, in accordance with Section 42 of the Planning Act prior to the issuance of the first above grade building permit, the owner shall convey to the City, an on-site parkland dedication, having a minimum size of 353 square metres, to the satisfaction of the General Manager, Parks and Recreation and the City Solicitor: a. the acceptance of on-site parkland dedication is subject to the owner transferring the parkland to the City free and clear, above and below grade, of all easements, encumbrances, and encroachments, in an acceptable environmental condition. 4. City Council authorizes the City Solicitor and City staff to take any necessary steps to implement City Council's decision.
TE27.29adopted
Bloor West Village Avenue Study - Urban Design Guidelines - Final Report
This report recommends that City Council adopt the Bloor West Village Avenue Study Urban Design Guidelines (the "Guidelines"), endorse the High Park Neighbourhood Area Biodiverse Landscape Manual and identify the specified properties within the Study Area as having cultural heritage value or interest. On July 8, 2014, City Council adopted a motion which requested that the Chief Planner and Executive Director undertake a review of the current built form, density, height and heritage value of properties on Bloor Street West between Keele Street and the Humber River. The Bloor West Village Avenue Study Final Consultant Report (the "Consultant Report") was completed in 2018, which suggested a range of development policies and guidelines to allow for gentle, mid-rise intensification within the Bloor West Village Avenue Study Area. Bloor West Village has a unique and active retail character that serves the local community and also as a destination. It includes existing and potential heritage properties, as well as important linkages to natural and cultural heritage resources. The Guidelines focus on the pedestrian-oriented scale of Bloor West Village as draw for residents, employees, and visitors. They support the integration of new development into Bloor West Village in a manner that builds on this attractive, livable community with a mix of uses, walkable streets, distinctive neighbourhoods, and access to a variety of open spaces, including parks and publicly accessible spaces. The following document formalizes the previous work by providing direction and Urban Design Guidelines that have been developed to align with the current planning policy framework, which will inform new development in the Bloor West Village Urban Design Guidelines Area (the "Area"). Key objectives of the Guidelines are compatible intensification along a transit line, protection of sunlight in public spaces, celebrating natural and cultural heritage of the area, and enhancing the public realm.
The Toronto and East York Community Council recommends that: 1. City Council adopt the Bloor West Village Urban Design Guidelines in Attachment 7 to the report (November 10, 2025) from the Director, Urban Design, City Planning and the Director, Community Planning, Toronto and East York District and City Council direct staff to apply the Urban Design Guidelines during the review of current and future development applications. 2. City Council identify the properties listed in Attachment 3 to the report (November 10, 2025) from the Director, Urban Design, City Planning and the Director, Community Planning, Toronto and East York District as having cultural heritage value or interest, as identified through the Bloor West Village Heritage Conservation District Study and the Bloor West Village Avenue Study. 3. City Council adopt the High Park Neighbourhood Area Biodiverse Landscape Manual in Attachment 6 to the report (November 10, 2025) from the Director, Urban Design, City Planning and the Director, Community Planning, Toronto and East York District and City Council direct staff to make it available to landscape professionals and members of the public in the vicinity of High Park.
Staff recommendation as filed
The Director, Urban Design, City Planning and the Director, Community Planning, Toronto East York District recommend that: 1. City Council adopt the Bloor West Village Urban Design Guidelines and direct staff to apply the Urban Design Guidelines during the review of current and future development applications. 2. City Council identify the properties listed in Attachment 3 as having cultural heritage value or interest, as identified through the Bloor West Village Heritage Conservation District Study and the Bloor West Village Avenue Study. 3. City Council adopt the High Park Neighbourhood Area Biodiverse Landscape Manual in Attachment 6 of this report and direct staff to make it available to landscape professionals and members of the public in the vicinity of High Park.
TE27.30adopted
Elm Street Streetscape Vision - Final Report
This report recommends that City Council adopt the Elm Street Streetscape Vision (the Vision) for Elm Street between Yonge Street and Bay Street. The Vision aims to preserve, maintain, and enhance the existing character of Elm Street and will inform the review of development applications. The Vision illustrates pedestrian oriented design standards for the street, including improvements for pedestrians, public and café outdoor seating, planting areas, a potential mid-block crossing opportunity, and road safety enhancements. The Vision was developed with community input, including three public engagement sessions and additional correspondence with the Downtown Yonge Business Improvement Area (DYBIA) and the public. Implementation of the Vision is proposed to occur incrementally over time with each phase contributing to the completion of the overall streetscape concept.
The Toronto and East York Community Council recommends that: 1. City Council adopt the Elm Street Streetscape Vision, included as Attachment 2 to the report (November 10, 2025) from the Director, Community Planning, Toronto and East York District, and the Director, Urban Design. 2. City Council direct City staff to use the Elm Street Streetscape Vision in the review of all current and future development applications. 3. City Council direct City staff, including staff from Environment, Climate and Forestry, Community Planning, City Planning, Transportation Review, Parks and Recreation, and Transportation Services, among other relevant divisions, to review relevant capital and operational planning projects against the Elm Street Streetscape Vision document.
Staff recommendation as filed
The Director, Community Planning, Toronto and East York District and the Director, Urban Design recommend that: 1. City Council adopt the Elm Street Streetscape Vision, included as Attachment 2 to this report. 2. City Council direct City staff to use the Elm Street Streetscape Vision in the review of all current and future development applications. 3. City Council direct City staff, including staff from, Environment, Climate and Forestry, and Community Planning, City Planning, Transportation Review, Parks and Recreation and Transportation Services, among other relevant divisions, to review relevant capital and operational planning projects against the Elm Street Streetscape Vision document.
TE27.31adopted
This report recommends that City Council approve the demolition of an existing building on a non-contributing property located at 1266 Queen Street West within the Parkdale Main Street Heritage Conservation District (PHCD) and approve the erection of a replacement building in accordance with Section 42 of the Ontario Heritage Act. A Zoning By-law Amendment to construct a 24-storey tower with a 5-storey podium at this property was approved in June 2024. A revision to this application to facilitate the construction of a new 27-storey tower mixed-use building with a 4-storey podium building is currently being considered by Community Planning staff. The recommendations contained within this report relate solely to approvals required under the Ontario Heritage Act. As the Parkdale Heritage Conservation District (PHCD) Plan is in force and effect the proposed demolition and new construction requires approval under Section 42 of the Ontario Heritage Act and needs to be assessed in relation to the policies and objectives of the PHCD Plan. Heritage Planning staff have reviewed the application and consider that it complies with the PHCD Plan.
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 27-storey mixed-use building at 1266 Queen Street West, in the Parkdale Main 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 1266 Queen Street West is constructed substantially in accordance with the submitted plans as shown in the plans and elevations submitted by the applicant and prepared by BDP Quadrangle dated August 1, 2025, on file with the Senior Manager, Heritage Planning; and c. if construction works with respect to the replacement building for 1266 Queen Street West have not commenced within one-year of the issuance of a demolition permit for the demolition of the existing non-contributing property the owner shall: 1. provide an Interim Landscape Plan for the treatment of the site to the satisfaction of the Senior Manager, Heritage Planning; and 2. implement the approved Interim Landscape Plan within three-months of its approval and maintain it until the commencement of construction of the approved replacement building to the satisfaction of the Senior Manager, Heritage Planning.
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 27-storey mixed-use building at 1266 Queen Street West, in the Parkdale Main Street Heritage Conservation District (PHCD) 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 1266 Queen Street West is constructed substantially in accordance with the submitted plans as shown in the plans and elevations submitted by the applicant and prepared by BDP Quadrangle dated August 1st, 2025, on file with the Senior Manager, Heritage Planning; and c. that, if construction works with respect to the replacement building for 1266 Queen Street West have not commenced within one-year of the issuance of a demolition permit for the demolition of the existing non-contributing property the owner shall: 1. provide an Interim Landscape Plan for the treatment of the site to the satisfaction of the Senior Manager, Heritage Planning; and 2. implement the approved Interim Landscape Plan within three-months of its approval and maintain it until the commencement of construction of the approved replacement building to the satisfaction of the Senior Manager, Heritage Planning.
TE27.32deferred
This report recommends that City Council approve an application under Section 33 and Section 34(1) 1 of the Ontario Heritage Act to alter and demolish heritage attributes of a designated heritage property at 509 Parliament Street (the Carlton Theatre), 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 subject property contains a one-storey brick masonry building constructed in 1929 as a movie theatre. The property is designated under Part IV, Section 29 of the Ontario Heritage Act. Toronto City Council adopted Designation By-law 103-2024 on February 7, 2024; however, the Designation By-law is currently under appeal before the Ontario Land Tribunal and is not in force and effect. On March 21, 2023, the City received a Zoning By-law amendment application related to the proposed development of the subject property to permit a 10-storey mixed-use building. The proposed development includes the in-situ retention of the west (primary) elevation of the theatre along Parliament Street. A Heritage Impact Assessment prepared by ERA Architects Inc., dated June 20, 2025, was submitted to support the development application. Through revisions to the application, Heritage Planning staff are satisfied that the proposal conserves the designated heritage property and is consistent with the policy framework. The heritage impacts of the development proposal are appropriately mitigated through the overall conservation strategy.
The Toronto and East York Community Council: 1. Deferred consideration of the Item until such time as the Director, Community Planning, Toronto and East York District submits a report on the related development application.
Staff recommendation as filed
The Senior Manager, Heritage Planning, Urban Design, City Planning recommends that: 1. City Council approve: a. the alterations to the designated heritage property at 509 Parliament Street under Section 33 of the Ontario Heritage Act to allow for the construction of a 10-storey mixed-use building, with such alterations to the designated heritage property being substantially in accordance with the plans and drawings prepared by RAW Architects Inc., dated June 18 2025, and the Heritage Impact Assessment prepared by ERA Architects Inc., dated June 20, 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 509 Parliament Street accordance with Section 34(1) 1 of the Ontario Heritage Act to allow for the construction of a 10-storey mixed-use building substantially in accordance with the plans and drawings prepared by RAW Architects Inc., dated June 18 2025, and the Heritage Impact Assessment prepared by ERA Architects Inc., dated June 20, 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 509 Parliament Street, in accordance with Part IV, Section 33 of the Ontario Heritage Act, and its consent to the demolition of heritage attributes at 509 Parliament Street, under Part IV, Section 34(1) 1 of the Ontario Heritage Act are also subject to the following conditions: a. the related Zoning By-law Amendment requiring the proposed alterations has been enacted by the City Council and has 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 509 Parliament Street, prepared by ERA Architects Inc., dated June 20, 2025, to the satisfaction of the Senior Manager, Heritage Planning; 2. enter into a Heritage Easement Agreement with the City for the property at 509 Parliament Street substantially in accordance with the plans and drawings prepared by RAW Architects Inc., dated June 18 2025, and on file with the Senior Manager, Heritage Planning, and the Heritage Impact Assessment prepared by ERA Architects Inc., dated June 20, 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; and 3. withdraw their objection to the designation of the property at 509 Parliament Street under Part IV, Section 29 of the Ontario Heritage Act with the Ontario Land Tribunal; c. that prior to the issuance of any permit for all or any part of the property at 509 Parliament Street, including a heritage permit or a building permit, but excluding permits for repairs and maintenance and usual and minor works for the existing heritage buildings, as are acceptable to the Senior Manager, Heritage Planning, the owner shall: 1. have entered into a Heritage Easement Agreement with the City required in Recommendation 2.b.1 for the property at 509 Parliament Street including registration on title of such agreement, to the satisfaction of the City Solicitor; 2. have obtained final approval for the necessary Zoning By-law Amendment, and such Amendment has come into full force and effect; 3. provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Conservation Plan required in Recommendation 2.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; 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 8. withdraw their objection to the designation of the property at 509 Parliament Street under Part IV, Section 29 of the Ontario Heritage Act with the Ontario Land Tribunal; 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 509 Parliament Street. 4. City Council authorize the City Solicitor and City staff to take all necessary actions to implement City Council's decision.
TE27.33amended
9 Dora Avenue - Residential Demolition Application
This staff report is about a matter for which the Toronto and East York Community Council has delegated authority to make a final decision. In accordance with city wide residential demolition control under the Toronto Municipal Code Chapter 363, under the authority of Section 33 of the Planning Act, the application for the demolition of the existing detached house at 9 Dora Avenue (Application No. 25-239133 DEM 00 DM) is being referred to the Toronto and East York Community Council for consideration to refuse or to grant the application, including any conditions, to be attached to the demolition permit application because a building permit application for a replacement building has not been applied for.
The Toronto and East York Community Council: 1. Approved the application to demolish the existing detached house at 9 Dora Avenue with the following conditions: a. a construction fence be erected in accordance with the provisions of the Municipal Code, Chapter 363, Article 7, if deemed appropriate by the Chief Building Official and Executive Director, Toronto Building; b. all debris and rubble be removed immediately after demolition; c. sod be laid on the site and be maintained free of garbage and weeds, in accordance with the Municipal Code Chapter 629-10, paragraph B and 629-11; and d. any holes on the property are backfilled with clean fill.
Staff recommendation as filed
The Deputy Chief Building Official and Director, Toronto and East York District, recommends that the Toronto and East York Community Council consider the application for demolition at 9 Dora Avenue and decide to: 1. Refuse the application to demolish the existing detached house at 9 Dora Avenue because a building permit application for a replacement building has not been issued; or 2. Approve the application to demolish the existing detached house at 9 Dora Avenue without conditions; or 3. Approve the application to demolish the existing detached house at 9 Dora Avenue with the following conditions: a. that a construction fence be erected in accordance with the provisions of the Municipal Code, Chapter 363, Article 7, if deemed appropriate by the Chief Building Official; b. that all debris and rubble be removed immediately after demolition; c. that sod be laid on the site and be maintained free of garbage and weeds, in accordance with the Municipal Code Chapter 629-10, paragraph B and 629-11; and, d. that any holes on the property are backfilled with clean fill.
TE27.34deferred
835 Queen Street West - Residential Demolition Application
This staff report is regarding a matter for which the Toronto and East York Community Council has delegated authority to make a final decision. In accordance with Section 33 of the Planning Act and the City of Toronto Municipal Code, Ch. 363, Article 6 "Demolition Control", the application for the demolition of the existing mixed-use building, containing ground floor commercial and second floor residential, at 835 Queen Street West (Application No. 25 227295 DEM 00 DM) is being referred to the Toronto and East York Community Council for consideration because Toronto Building received a request letter from the applicant to demolish the building prior to the issuance of a replacement building permit.
The Toronto and East York Community Council: 1. Deferred consideration of the Item until the January 13, 2026 meeting of the Toronto and East York Community Council.
Staff recommendation as filed
The Deputy Chief Building Official and Director, Toronto and East York District recommends that the Toronto and East York Community Council consider the application for demolition at 835 Queen Street West and decide to: 1. Refuse the application to demolish the existing mixed-use building at 835 Queen Street West because there is no permit to replace the building on the site; or 2. Approve the application to demolish the existing mixed-use building at 835 Queen Street West without any conditions; or 3. Approve the application to demolish the existing mixed-use building at 835 Queen Street West with the following conditions: a. that construction fences be erected in accordance with the provisions of the Municipal Code, Chapter 363, Article 7, if deemed appropriate by the Chief Building Official; b. that all debris and rubble be removed immediately after demolition; c. that sod be laid on the site and that the site be maintained free of garbage and weeds, in accordance with the Municipal Code Chapter 629-10, Paragraph B and 629-11; and d. that any holes on the property are backfilled with clean fill.
TE27.35deferred
5 Robinson Street - Residential Demolition Application
This staff report is regarding a matter for which the Toronto and East York Community Council has delegated authority to make a final decision. In accordance with city wide residential demolition control under the Toronto Municipal Code Chapter 363, under the authority of Section 33 of the Planning Act, the application for the demolition of the existing single detached house containing one dwelling unit at 5 Robinson Street (Application No. 24-167388 DEM 00 DM) is being referred to the Toronto and East York Community Council for consideration to refuse or to grant the application, including any conditions, to be attached to the demolition permit application because the building proposed to be demolished contains one residential dwelling unit and there are no replacement building permits to be issued at this time.
The Toronto and East York Community Council: 1. Deferred consideration of the Item until the January 13, 2026 meeting of the Toronto and East York Community Council.
Staff recommendation as filed
The Deputy Chief Building Official and Director, Toronto and East York District recommends that the Toronto and East York Community Council consider the application for demolition at 5 Robinson Street and decide to: 1. Refuse the application to demolish the existing single detached house containing one residential unit at 5 Robinson Street because a building permit application for a replacement building has not been issued; or 2. Approve the application to demolish the existing single detached house containing one residential unit at 5 Robinson Street without conditions; or 3. Approve the application to demolish the existing single detached house containing one residential unit at 5 Robinson Street with the following conditions: a. that a construction fence be erected in accordance with the provisions of the Municipal Code, Chapter 363, Article 7, if deemed appropriate by the Chief Building Official; b. that all debris and rubble be removed immediately after demolition; c. that sod be laid on the site and be maintained free of garbage and weeds, in accordance with the Municipal Code Chapter 629-10, paragraph B and 629-11; and d. that any holes on the property are backfilled with clean fill.
TE27.36amended
103 Hogarth Avenue - Residential Demolition Application
This staff report is about a matter for which the Toronto and East York Community Council has delegated authority to make a final decision. In accordance with city-wide residential demolition control under the Toronto Municipal Code Chapter 363, under the authority of Section 33 of the Planning Act, the application for the demolition of the existing detached house located at 103 Hogarth Avenue (application number: 25-203743 DEM 00 DM) is being referred to the Toronto and East York Community Council for consideration because Toronto Building has received an objection letter.
The Toronto and East York Community Council: 1. Approved the application to demolish the existing detached house at 103 Hogarth Avenue with the following conditions: a. construction fences be erected in accordance with the provisions of the Toronto Municipal Code, Chapter 363, Article 7, if deemed appropriate by the Chief Building Official and Executive Director, Toronto Building; b. all debris and rubble be removed immediately after demolition; c. sod be laid on site and that the site be maintained free from garbage and weeds, in accordance with the Municipal Code Chapter 629-10, Paragraph B and 629-11; and d. any holes on the property are backfilled with clean fill.
Staff recommendation as filed
The Deputy Chief Building Official and Director, Toronto and East York District recommends that the Toronto and East York Community Council give consideration to the demolition application for 103 Hogarth Avenue, and decide to: 1. Approve the application to demolish the existing detached house at 103 Hogarth Avenue without any conditions; or 2. Approve the application to demolish the existing detached house at 103 Hogarth Avenue with the following conditions: a. that construction fences be erected in accordance with the provisions of the Toronto Municipal Code, Chapter 363, Article 7, if deemed appropriate by the Chief Building Official; b. that all debris and rubble be removed immediately after demolition; c. that sod be laid on site and that the site be maintained free from garbage and weeds, in accordance with the Municipal Code Chapter 629-10, Paragraph B and 629-11; and d. that any holes on the property are backfilled with clean fill.
TE27.37adopted
93 Silver Birch Avenue - Application to Remove a Private Tree
This report requests that Toronto and East York Community Council deny the request for a permit to remove one privately owned tree located on the boundary line between the properties of 93 and 95 Silver Birch Avenue. The applicant indicates the reason for requesting the removal of the tree is concern over the potential failure of the tree that is growing with a strong lean over the house. The white oak tree (Quercus alba) measures 74 cm in diameter. The City's Tree By-laws do not support the removal of this tree as it is healthy and maintainable. The permit was denied, and the applicant is appealing the decision. Community Council has delegated authority from City Council to make a final decision as to whether a permit may be issued when an applicant appeals the City's decision to deny a tree permit.
The Toronto and East York Community Council: 1. Denied the request for a permit to remove one privately owned tree located at 93 Silver Birch Avenue.
Staff recommendation as filed
The Director of Urban Forestry, Environment, Climate and Forestry recommends that: 1. Toronto and East York Community Council deny the request for a permit to remove one privately owned tree located at 93 Silver Birch Avenue.
TE27.38withdrawn
34 Tubman Avenue - Application for Fence Exemption
The Applicant for 34 Tubman Avenue (parent address), with convenience addresses of 225, 227, and 229 Sumach Street, 36, and 38 Tubman Avenue, has requested Toronto and East York Community Council to exempt their property from the following by-law requirements: City of Toronto Municipal Code Chapter 447-1.2B(1) B. Fence height. (1) No fence described in the following Table shall, when measured at any point along its length from the average grade level measured perpendicular to and one meter away on either side of the fence, exceed the height set out in the Table for the fence. The Applicant for 34 Tubman Avenue is requesting an exemption for their: - Existing fence, and gates, that encloses three ground-floor residential units of a condominium building. - Constructed with a uniformed lower masonry portion and an upper aluminum/composite horizontal board on board fencing portion. - Consistent height of 2.1 meters. - Maximum Height of Fence: 1.2 meters Municipal Licensing and Standards Division has inspected the subject property and noted the violations contrary to City of Toronto Municipal Code Chapter 447-1.2B(1)
Item TE27.38 was withdrawn from the Agenda.
Staff recommendation as filed
The South District Manager, Municipal Licensing and Standards recommends that Toronto and East York Community Council pursuant to City of Toronto Municipal Code Fences Chapter 447-1.5 B: 1. Refuse to grant an exemption to Chapter 447, Fences, to the property owner of 34 Tubman Avenue, for the existing fence described in the Summary of this report.
TE27.39deferred indefinitely
33 Morse Street - Application for Fence Exemption
The Applicant for 33 Morse Street has requested Toronto and East York Community Council to exempt their property from the following by-law requirements: City of Toronto Municipal Code Chapter 447-1.2B(1): B. Fence height. (1) No fence described in the following Table shall, when measured at any point along its length from the average grade level measured perpendicular to and one meter away on either side of the fence, exceed the height set out in the Table for the fence. The Applicant for 33 Morse Street is requesting an exemption for; - Proposed increase to existing fence. - Increased height of existing fence from 2m to proposed height of 2.8m. - Fence constructed with pressure treated wood, identical to existing fence. Municipal Licensing and Standards Division has inspected the subject property and issued a notice of violation of City of Toronto Municipal Code Chapter 447-1.2B(1). The property complied with the violation notice and then applied for a fence exemption. The applicant has indicated that the proposed fence height is intended to create a visual barrier in response to a spotlight and surveillance camera installed on the neighbouring property. According to the applicant, these installations contribute to an ongoing interpersonal conflict, which they describe as "escalating" and "making life unbearable." The applicant is seeking to construct the taller fence in order to ensure privacy and peace for themselves and their household.
The Toronto and East York Community Council deferred consideration of the Item indefinitely.
Staff recommendation as filed
The South District Manager, Municipal Licensing and Standards, recommends that Toronto and East York Community Council pursuant to City of Toronto Municipal Code Fences Chapter 447-1.5 B: 1. Refuse to grant an exemption to Chapter 447, Fences, to the property owner of 33 Morse Street, for the proposed fence described in the Summary of this report.
TE27.40adopted
289 Barton Avenue - Application for Fence Exemption
The Applicant for 289 Barton Avenue has requested Toronto and East York Community Council to exempt their property from the following by-law requirements: City of Toronto Municipal Code Chapter 447-1.2B(1) B. Fence height. 1. No fence described in the following Table shall, when measured at any point along its length from the average grade level measured perpendicular to and one meter away on either side of the fence, exceed the height set out in the Table for the fence. The Applicant for 289 Barton Avenue is requesting an exemption for their; -Existing fence constructed with pressure treated wood and mounted with an artificial boxwood privacy screen, polyethylene (or similar synthetic material) designed to mimic the appearance of boxwood foliage. -Average range of height of 2.75 to 3.0 metres. -Maximum height permitted is 2 metres. Municipal Licensing and Standards Division has inspected the subject property and issued a notice of violation of City of Toronto Municipal Code Chapter 447-1.2B(1).
The Toronto and East York Community Council: 1. Refused to grant an exemption to Chapter 447, Fences, to the property owner of 289 Barton Avenue, for the existing fence described in the Summary section of the report (October 28, 2025) from the South District Manager, Municipal Licensing and Standards.
Staff recommendation as filed
The South District Manager, Municipal Licensing and Standards recommends that Toronto and East York Community Council pursuant to City of Toronto Municipal Code Fences Chapter 447-1.5 B: 1. Refuse to grant an exemption to Chapter 447, Fences, to the property owner of 289 Barton Avenue, for the existing fence described in the Summary of this report.
TE27.41adopted
47 Lewis Street - Application for Fence Exemption
The Applicant for 47 Lewis Street has requested Toronto and East York Community Council to exempt their property from the following by-law requirements: City of Toronto Municipal Code Chapter 447-1.2B(1): B. Fence height. 1. No fence described in the following Table shall, when measured at any point along its length from the average grade level measured perpendicular to and one meter away on either side of the fence, exceed the height set out in the Table for the fence. The Applicant for 47 Lewis Street is requesting an exemption for; -Existing wooden lattice fence -Measured to height: 2.48 metres surrounding the rear deck 2.26 metres through rear yard adjacent to the laneway suite 2.8 metres in the side yard. -The maximum height permitted is 2.0 meters. Municipal Licensing and Standards Division has inspected the subject property and issued a notice of violation of City of Toronto Municipal Code Chapter 447-1.2B(1).
The Toronto and East York Community Council: 1. Refused to grant an exemption to Chapter 447, Fences, to the property owner of 47 Lewis Street, for the existing fence described in the Summary section of the report (October 1, 2025) from the South District Manager, Municipal Licensing and Standards.
Staff recommendation as filed
The South District Manager, Municipal Licensing and Standards, recommends that Toronto and East York Community Council pursuant to City of Toronto Municipal Code Fences Chapter 447-1.5 B: 1. Refuse to grant an exemption to Chapter 447, Fences, to the property owner of 47 Lewis Street, for the existing fence described in the Summary of this report.
TE27.42deferred indefinitely
Application for a Sidewalk Cafe Permit Located at 561 Danforth Avenue, Carlaw Avenue flankage
The purpose of this staff report is to address the application submitted to Municipal Licensing and Standards in the matter of an application for a Sidewalk Café permit at 561 Danforth Avenue, Carlaw Avenue flankage.
The Toronto and East York Community Council deferred consideration of the Item indefinitely.
Staff recommendation as filed
The Director of Business Licensing and Regulatory Services, Municipal Licensing and Standards recommends that: 1. Toronto and East York Community Council deny the application for the proposed Sidewalk Café permit located at 561 Danforth Avenue, Carlaw Avenue flankage. OR 2. Toronto and East York Community Council approve the application for the proposed Sidewalk Cafe permit located at 561 Danforth Avenue, Carlaw Avenue flankage.
TE27.43adopted
Changes to Business Improvement Area Boards of Management
Toronto and East York Community Council has delegated authority to appoint and remove directors from the boards of Business Improvement Areas (BIAs) that fall within its geographic boundaries. The purpose of this report is to make changes to the Bloor-Yorkville, Broadview Danforth, CityPlace and Fort York, College West, Danforth Village, Greektown on the Danforth, Oakwood Village, Rosedale Main Street, The Beach, and Toronto Financial District BIA Boards of Management, in accordance with the requirement of City of Toronto Municipal Code Chapter 19, Business Improvement Areas.
The Toronto and East York Community Council: 1. Appointed, in accordance with the City's Public Appointments Policy, the following nominees to the Business Improvement Area Boards of Management set out below, at pleasure of Council, and for a term expiring at the end of the term of Council or as soon thereafter as successors are appointed: Bloor-Yorkville: Bernard, Kimberly Brownlie, Kathryn Chan, Kerry Watson, Sarah Broadview Danforth: O'Hara, Tracy Greektown on the Danforth: Papalambropoulos, Nickolaos Oakwood Village: Walter-Campbell, Mikael The Beach: Collins, Jonathan Macchione, Melissa MacIntosh Ritchie, Karen Stokes, Owen Toronto Financial District: Whitty, Matt 2. Removed the following directors from the Business Improvement Area Boards of Management set out below: Bloor-Yorkville: Campisi, Melissa Chruszez, Christena Rabideau, Joy Stuart, Alex CityPlace and Fort York: Medeiros, Sandy College West: Monahan, Paul Danforth Village: Shamsuddoha, Anwar Rosedale Main Street: Rajaratnam, James Toronto Financial District: Wong, Denise
Staff recommendation as filed
The General Manager, Economic Development and Culture recommends that Toronto and East York Community Council: 1. In accordance with the City's Public Appointments Policy, appoint the following nominees to the Business Improvement Area Boards of Management set out below at the pleasure of Toronto and East York Community Council, and for a term expiring at the end of the term of Council or as soon thereafter as successors are appointed: Bloor-Yorkville: Bernard, Kimberly Brownlie, Kathryn Chan, Kerry Watson, Sarah Broadview Danforth: O'Hara, Tracy Greektown on the Danforth: Papalambropoulos, Nickolaos Oakwood Village: Walter-Campbell, Mikael The Beach: Collins, Jonathan Macchione, Melissa MacIntosh Ritchie, Karen Stokes, Owen Toronto Financial District: Whitty, Matt 2. Remove the following directors from the Business Improvement Area Boards of Management set out below: Bloor-Yorkville: Campisi, Melissa Chruszez, Christena Rabideau, Joy Stuart, Alex CityPlace and Fort York: Medeiros, Sandy College West: Monahan, Paul Danforth Village: Shamsuddoha, Anwar Rosedale Main Street: Rajaratnam, James Toronto Financial District: Wong, Denise
TE27.44adopted
Use of Nathan Phillips Square for Team Canada FanFest - February 6-8, 2026
The City of Toronto provides opportunities to access Nathan Phillips Square for eligible events through a permitting process administered by the Economic Development and Culture Division. The purpose of this report is to request exemptions from Toronto Municipal Code Chapter 636, "Public Squares", and former City of Toronto Municipal Code Chapter 237, "Nathan Phillips Square", for an event that is proposed to be held on Nathan Phillips Square on February 6-8, 2026.
The Toronto and East York Community Council recommends that: 1. City Council grant permission to the Canadian Olympic Committee to operate a beer and wine Vintners Quality Alliance (VQA) garden and to serve alcohol contingent upon the following conditions: a. approval of the Alcohol and Gaming Commission of Ontario; b. approval of the Medical Officer of Health; c. compliance with the City of Toronto's Municipal Alcohol Policy; and d. receipt of all the necessary permits associated with the production of the event, i.e., building permits, noise by-law extension permit. 2. City Council grant permission to the Canadian Olympic Committee to solicit donations in support of their organization. 3. City Council grant permission to the Canadian Olympic Committee to engage in sports demonstrations. 4. City Council grant permission to the Canadian Olympic Committee to use open flame as part of their event production. All permissions would be contingent upon each applicant securing an Open Air Burning permit under Ontario Fire Code 2.4.4.4. from Toronto Fire Services. 5. City Council grant permission to the Canadian Olympic Committee to place objects in the reflecting pool. 6. City Council require the various events to compensate the City of Toronto, through the Corporate Real Estate Management Division, for all the City of Toronto costs associated with an event above the standard staffing complement.
Staff recommendation as filed
The General Manager, Economic Development and Culture recommends that: 1. City Council grant permission to the Canadian Olympic Committee to operate a beer and wine Vintners Quality Alliance (VQA) garden and to serve alcohol contingent upon the following conditions: a. approval of the Alcohol and Gaming Commission of Ontario; b. approval of the Medical Officer of Health; c. compliance with the City of Toronto's Municipal Alcohol Policy; and d. receipt of all the necessary permits associated with the production of the event, i.e., building permits, noise by-law extension permit. 2. City Council grant permission to the Canadian Olympic Committee to solicit donations in support of their organization. 3. City Council grant permission to the Canadian Olympic Committee to engage in sports demonstrations. 4. City Council grant permission to the Canadian Olympic Committee to use open flame as part of their event production. All permissions would be contingent upon each applicant securing an Open Air Burning permit under Ontario Fire Code 2.4.4.4. from Toronto Fire Services. 5. City Council grant permission to the Canadian Olympic Committee to place objects in the reflecting pool. 6. City Council requires that the various events compensate the City of Toronto, through the Corporate Real Estate Management Division, for all the City of Toronto costs associated with an event above the standard staffing complement.
TE27.45adopted
140 Cumberland Street - Encroachment Appeal
This staff report is about a matter that Community Council has delegated authority from City Council to make a final decision. The purpose of this report is for Toronto and East York Community Council to consider an appeal from the property owner of 140 Cumberland Street regarding their encroachment application. The encroachment consists of an existing enclosed patio structure within the Cumberland Street boulevard and sidewalk, which is in contravention of City of Toronto Municipal Code Chapter 743, Streets and Sidewalks, Use Of. The property owner is seeking authority from Toronto and East York Community Council to allow the ongoing maintenance of the enclosed patio structure within the public right-of-way at 140 Cumberland Street, which is in contravention of Toronto Municipal Code Chapter 743, Streets and Sidewalks, Use Of.
The Toronto and East York Community Council: 1. Authorized the General Manager, Transportation Services to enter into an encroachment agreement with property owner of 140 Cumberland Street, to permit ongoing maintenance of the permanent all seasoned existing enclosed patio structure subject to the following conditions: a. indemnify the City from and against all actions, suits, claims or demands and from all loss, costs, damages and expenses that may result from such permission granted; b. maintain the enclosed patio structure and other encroachments at their own expense in good repair and a condition satisfactory to the General Manager, Transportation Services and will not make any additions or modifications to the encroachment beyond what is allowed under the terms of the Agreement; c. accept such additional conditions as the City Solicitor or the General Manager, Transportation Services may deem necessary in the interest of the City; d. remove the encroachment upon receiving written notice from the General Manager, Transportation Services to do so; e. the property owner shall pay an annual licence fee in the amount of $6,955.00 as estimated by Real Estate Services, and any applicable real property taxes eligible; the licence fee shall increase annually by an amount equivalent to the percentage increase in the Consumer Price Index (all items - Toronto) and shall further be recalculated every five (5) years; f. the property owner will enter into an encroachment agreement with the City of Toronto, at the applicant's expense, and assume all liability and damages related to the encroachments; and g. the property owner and/or occupant must obtain all required Municipal Licensing and Standards and Toronto Building permits and/or licences.
Staff recommendation as filed
The Director, Street Permits, Transportation Services recommends that: 1. Toronto and East York Community Council authorize the General Manager of Transportation Services to enter into an encroachment agreement with property owner of 140 Cumberland Street, to permit ongoing maintenance of the permanent all seasoned existing enclosed patio structure subject to the following conditions: a. indemnify the City from and against all actions, suits, claims or demands and from all loss, costs, damages, and expenses that may result from such permission granted; b. maintain the enclosed patio structure and other encroachments at their own expense in good repair and a condition satisfactory to the General Manager of Transportation Services and will not make any additions or modifications to the encroachment beyond what is allowed under the terms of the Agreement; c. accept such additional conditions as the City Solicitor or the General Manager of Transportation Services may deem necessary in the interest of the City; d. remove the encroachment upon receiving written notice from the General Manager, Transportation Services to do so; e. the property owner shall pay (i) an annual licence fee in the amount of $6,955.00 as estimated by Real Estate Services, and (ii) any applicable real property taxes eligible. The licence fee shall increase annually by an amount equivalent to the percentage increase in the Consumer Price Index (all items - Toronto) and shall further be recalculated every five (5) years; f. the property owner will enter into an encroachment agreement with the City of Toronto, at the applicant's expense, and assume all liability and damages related to the encroachments; and g. the property owner and/or occupant must obtain all required Municipal Licensing and Standards and Toronto Building permits and/or licences.
TE27.46adopted
1320 Queen Street East - Encroachment Appeal - Basement Entrance
This staff report is about a matter that Community Council has delegated authority from City Council to make a final decision. The purpose of this report is for Toronto and East York Community Council to consider an appeal from the property owner of 1320 Queen Street East regarding their encroachment application. The proposed encroachment consists of a basement entrance that extends 2.27m below grade with a 0.10m setback from the sidewalk, which is in contravention of City of Toronto Municipal Code Chapter 743, Streets and Sidewalks, Use Of. The property owner is seeking authority from Toronto and East York Community Council to construct and maintain a basement entrance within the public right-of-way at 1320 Queen Street East, which is in contravention of Toronto Municipal Code Chapter 743, Streets and Sidewalks, Use Of.
The Toronto and East York Community Council: 1. Authorized the General Manager, Transportation Services to enter into an encroachment agreement with property owner of 1320 Queen Street East, to permit the construction and maintenance of a basement entrance, subject but not limited to, the following conditions: a. indemnify the City from and against all actions, suits, claims or demands and from all loss, costs, damages and expenses that may result from such permission granted; b. maintain the basement entrance at their own expense in good repair and a condition satisfactory to the General Manager, Transportation Services and will not make any additions or modifications to the encroachment beyond what is allowed under the Terms of the Agreement; c. accept such additional conditions as the City Solicitor or the General Manager, Transportation Services may deem necessary in the interest of the City; d. remove the retaining wall upon receiving written notice from the General Manager, Transportation Services to do so; e. the property owner will enter into an encroachment agreement with the City of Toronto, at the applicant's expense, and assume all liability and damages related to the encroachment; f. the property owner shall agree that the City and/or utility companies may remove the encroachment at any time in order to install or maintain services within the affected public right-of-way with no obligation to replace them; g. no spikes or pointed tops permitted on the railings; h. obtain all Public Utility Coordinating Committee clearances and/or signoffs from the public utility companies and satisfy any requirements they may have; and i. the property owner shall obtain all necessary permits for the encroachment from Toronto Building, if required.
Staff recommendation as filed
The Director, Street Permits, Transportation Services recommends that: 1. Toronto and East York Community Council authorize the General Manager of Transportation Services to enter into an encroachment agreement with property owner of 1320 Queen Street East, to permit the construction and maintenance of a basement entrance, subject but not limited to, the following conditions: a. indemnify the City from and against all actions, suits, claims or demands and from all loss, costs, damages, and expenses that may result from such permission granted; b. maintain the basement entrance at their own expense in good repair and a condition satisfactory to the General Manager of Transportation Services and will not make any additions or modifications to the encroachment beyond what is allowed under the terms of the Agreement; c. accept such additional conditions as the City Solicitor or the General Manager of Transportation Services may deem necessary in the interest of the City; d. remove the retaining wall upon receiving written notice from the General Manager, Transportation Services to do so; e. the property owner will enter into an encroachment agreement with the City of Toronto, at the applicant's expense, and assume all liability and damages related to the encroachment; f. the property owner shall agree that the City and/or utility companies may remove the encroachment at any time in order to install or maintain services within the affected public right-of-way with no obligation to replace them; g. no spikes or pointed tops permitted on the railings; h. obtain all Public Utility Coordinating Committee clearances and/or signoffs from the public utility companies and satisfy any requirements they may have; and i. the property owner shall obtain all necessary permits for the encroachment from Toronto Building, if required.
TE27.47adopted
316-336 Campbell Avenue - Construction Staging Area (Phase 2)
This staff report is about a matter that Community Council has delegated authority from City Council to make a final decision. Marlin Spring Developments has undertaken the construction of a 26-storey residential building at 316-336 Campbell Avenue. The site is located on the west side of Campbell Avenue, north of Dupont Street. By way of background, Toronto and East York Community Council, at its meeting on January 14, 2025 adopted Item 2025.TE19.37 and in doing so, authorized a closure of a 1.5 metre wide portion of the north-south laneway, between a point 35 metres north of Dupont Street and a point 56 metres further north, from March 1, 2025 to September 30, 2025, in order to facilitate excavation and shoring works (Phase 1) of the project. Transportation Services is requesting authorization to temporarily close the sidewalk on the west side of Campbell Avenue abutting the work area to facilitate Phase 2 of the development. Pedestrian movements on the west side of Campbell Avenue abutting the site will be restricted and pedestrians will be directed to the sidewalk on the east side of Campbell Avenue. In addition, authorization is being requested to extend the time duration of the 1.5 metre occupation of the of the north/south laneway; and to close a 1 metre wide portion of the east-west laneway, abutting the site. The above requested closures are required for a period of 25 months, from December 1, 2025 to December 31, 2027 to facilitate construction staging operations for the development.
The Toronto and East York Community Council: 1. Authorized the closure of the west sidewalk on Campbell Avenue, between a point 35 metres north of Dupont Street and a point 56 metres further north, from December 1, 2025 to December 31, 2027, inclusive. 2. Authorized the closure of a 1 metre wide portion of the northern public laneway (south side), between Campbell Avenue and a point 41 metres west, from December 1, 2025 to December 31, 2027, inclusive. 3. Rescinded the existing parking prohibition in effect each Thursday, from April 1 to November 30, inclusive on the east side of Campbell Avenue, between Dupont Street and a point 35 metres south of the north end of Campbell Avenue. 4. Prohibited stopping at all times on the east side of Campbell Avenue, between Dupont Street and a point 100 metres north. 5. Continued to authorize the closure of a 1.5 metre wide portion of the western public laneway (east side), between a point 35 metres north of Dupont Street and a point 56 metres further north, from December 1, 2025 to December 31, 2027, inclusive. 6. Continued to designate the northern public laneway, between Campbell Avenue and the laneway west end, as one-way eastbound traffic only, from December 1, 2025 to December 31, 2027, inclusive. 7. Continued to rescind the existing on-street accessible parking space designation on the west side of Campbell Avenue, between a point 29.5 metres north of Dupont Street and a point 5.5 metres further north. 8. Continued to rescind the existing parking prohibition in effect anytime, except each Thursday, from April 1 to November 30, inclusive on the west side of Campbell Avenue, between a point 28 metres north of Dupont Street and a point 66 metres further north. 9. Continued to rescind the existing permit parking regulation in effect anytime, except each Thursday, from April 1 to November 30, inclusive, 12:01 a.m. to 7:00 a.m. on the even (west) side of Campbell Avenue, from a point 28 metres north of Dupont Street to a point 66 metres further north. 10. Continued to prohibit stopping at all times on the west side of Campbell Avenue, between a point 28 metres north of Dupont Street and a point 66 metres further north. 11. Directed the applicant to cooperate with and provide all necessary assistance to the City Engineers, staff and representatives carrying out operation, maintenance and construction activities to municipal infrastructure within the vicinity of the construction staging area, and at no cost to the City to remove any staging to accommodate the necessary municipal infrastructure work. 12. Directed that Campbell Avenue, as well as the public laneways adjacent to the work area be returned to its pre-construction traffic and parking regulations (except with parking rates and hours of operation being consistent to the rates and hours of operation at the time of completion) when the project is complete.
Staff recommendation as filed
The Director, Traffic Management, Transportation Services, recommends that: 1. Toronto and East York Community Council authorize the closure of the west sidewalk on Campbell Avenue, between a point 35 metres north of Dupont Street and a point 56 metres further north, from December 1, 2025 to December 31, 2027, inclusive. 2. Toronto and East York Community Council authorize the closure of a 1 metre wide portion of the northern public laneway (south side), between Campbell Avenue and a point 41 metres west, from December 1, 2025 to December 31, 2027, inclusive. 3. Toronto and East York Community Council rescind the existing parking prohibition in effect each Thursday, from April 1 to November 30, inclusive on the east side of Campbell Avenue, between Dupont Street and a point 35 metres south of the north end of Campbell Avenue. 4. Toronto and East York Community Council prohibit stopping at all times on the east side of Campbell Avenue, between Dupont Street and a point 100 metres north. 5. Toronto and East York Community Council continue to authorize the closure of a 1.5 metre wide portion of the western public laneway (east side), between a point 35 metres north of Dupont Street and a point 56 metres further north, from December 1, 2025 to December 31, 2027, inclusive. 6. Toronto and East York Community Council continue to designate the northern public laneway, between Campbell Avenue and the laneway west end, as one-way eastbound traffic only, from December 1, 2025 to December 31, 2027, inclusive. 7. Toronto and East York Community Council continue to rescind the existing on-street accessible parking space designation on the west side of Campbell Avenue, between a point 29.5 metres north of Dupont Street and a point 5.5 metres further north. 8. Toronto and East York Community Council continue to rescind the existing parking prohibition in effect anytime, except each Thursday, from April 1 to November 30, inclusive on the west side of Campbell Avenue, between a point 28 metres north of Dupont Street and a point 66 metres further north. 9. Toronto and East York Community Council continue to rescind the existing permit parking regulation in effect anytime, except each Thursday, from April 1 to November 30, inclusive, 12:01 a.m. to 7:00 a.m. on the even (west) side of Campbell Avenue, from a point 28 metres north of Dupont Street to a point 66 metres further north. 10. Toronto and East York Community Council continue to prohibit stopping at all times on the west side of Campbell Avenue, between a point 28 metres north of Dupont Street and a point 66 metres further north. 11. Toronto and East York Community Council direct the applicant to cooperate with and provide all necessary assistance to the City Engineers, staff and representatives carrying out operation, maintenance, and construction activities to municipal infrastructure within the vicinity of the construction staging area, and at no cost to the City to remove any staging to accommodate the necessary municipal infrastructure work. 12. Toronto and East York Community Council direct that Campbell Avenue, as well as the public laneways adjacent to the work area be returned to its pre-construction traffic and parking regulations (except with parking rates and hours of operation being consistent to the rates and hours of operation at the time of completion) when the project is complete.
TE27.48adopted
As Bloor Street West is classified as a major arterial street, City Council approval of this report is required. Bloor Dufferin Holdings LP and Ontario Holdings Ltd is constructing an underground pedestrian tunnel connecting the existing Dufferin Street TTC station to the proposed 33-storey building. The tunnel will run north to south and will be situated on Bloor Street West, just west of the Dufferin Street and Bloor Street West intersection. By way of background, City Council, at its meeting on February 6, 2024, authorized a construction staging area on Bloor Street West, to facilitate construction staging operations for Stage1 of the project, from February 29, 2024 to December 31, 2024, inclusive. The developer has requested an extension of the duration of the construction staging area on Bloor Street West, as the site has encountered unforeseen delays obtaining approvals, coordinating final permits, legal agreements, and stakeholder signoffs required to begin the work. Consequently, the delays impacted the original construction schedule and start of the work has been deferred to February 2025. At its meeting on February 5, 2025, City Council approved a time extension of the construction staging area on 980 Dufferin Street and 1141 Bloor Street West, from February 28, 2025, to January 31, 2026. Presently, the developer is seeking an additional extension for the duration of the construction staging on 980 Dufferin Street and 1141 Bloor Street West as the project continues to experience delays. While the list of delays has been significantly reduced since the previous extension, the final legal agreements remain outstanding. Resolution of the final legal agreements are anticipated shortly, and the developer expects to commence early tunnel construction activities in December 2025 with major construction beginning in early 2026. Furthermore, since the time of the original approval, the developer has modified the traffic management plan by reducing the width of the construction staging area, in order to maintain a 1.2 metre wide bicycle lane on the north side of the roadway. In addition, closure of the southbound right-tun lane will be required to support the enforcement of the right-turn prohibition at the intersection. It should be noted that this report is for Stage 1 of the TTC tunnel construction project only. The remaining construction stages will be discussed in future staff reports. In view of the above, Transportations Services is requesting authorization to extend the duration of the construction staging area, with minor revisions to the traffic management plan on Dufferin Street and on Bloor Street West, for an additional 12 months, from February 1, 2026, to February 1, 2027, in order to accommodate construction operations in Stage 1 of the project.
The Toronto and East York Community Council recommends that: 1. City Council authorize the closure of the southbound right-turn lane on Dufferin Street, between Bloor Street west and a point 30 metres north, from February 1, 2026, to February 1, 2027 inclusive. 2. City Council authorize the continuation of the closure of the north side westbound bicycle lane, the north side westbound traffic lane, 1.5-metre-wide portion of the eastbound left-turn lane, and the south side eastbound bicycle lane on Bloor Street West, between a point 4.8 metres west of Dufferin Street and a point 58 metres further west, from February 1, 2026, to February 1, 2027 inclusive. 3. City Council continue to prohibit eastbound left-turns (buses excepted) at all times on Bloor Street West and Dufferin Street. 4. City Council continue to rescind the southbound left-turn prohibition in effect 7:00 a.m. to 6:00 p.m., except Sunday (buses excepted) at the intersection of Dufferin Street and Bloor Street West. 5. City Council continue to prohibit southbound left-turns from 7:00 a.m. to 7:00 p.m., except Sunday (buses excepted) at the intersection of Bloor Street West and Dufferin Street. 6. City Council continue to rescind the existing northbound left-turn prohibition in effect 7:00 a.m. to 9:00 a.m., and 4:00 p.m. to 6:00 p.m. Monday to Friday, except public holidays (TTC vehicles excepted) at the intersection of Dufferin Street and Bloor Street West. 7. City Council continue to prohibit northbound left-turns at all times (buses excepted) at the intersection of Dufferin Street and Bloor Street West. 8. City Council continue to prohibit westbound left-turns (buses excepted) at all times on Bloor Street West and Dufferin Street. 9. City Council continue to rescind the existing eastbound right-turn prohibition in effect 7:00 a.m. to 6:00 p.m., except Sunday (TTC vehicles excepted) on Bloor Street West and Dufferin Street. 10. City Council continue to prohibit eastbound right-turns at all times (TTC vehicles excepted) on Bloor Street West and Dufferin Street. 11. City Council continue to prohibit southbound right-turns at all times (TTC vehicles excepted) on Dufferin Street and Bloor Street West. 12. City Council continue to rescind the existing westbound right-turn prohibition in effect 7:00 a.m. to 6:00 p.m., except Sunday (TTC vehicles excepted) on Bloor Street West and Dufferin Street. 12. City Council continue to prohibit westbound right-turns at all times (TTC vehicles excepted) on Bloor Street West and Dufferin Street. 14. City Council continue to rescind the existing parking prohibition in effect at all times on the west side of Dufferin Street, between a point 91.5 metres north of Bloor Street West and a point 53.5 metres further north. 15. City Council continue to rescind the existing stopping prohibition in effect 7:00 a.m. to 9:00 a.m., Monday to Friday, except public holidays, on the west side of Dufferin Street, between a point 91.5 metres north of Bloor Street West and a point 53.5 metres further north. 16. City Council continue to rescind the existing parking prohibition in effect 4:00 p.m. to 6:00 p.m., Monday to Friday, except public holidays, on the west side of Dufferin Street, between a point 91.5 metres north of Bloor Street West and a point 53.5 metres further north. 17. City Council continue to prohibit standing at all times on the west side of Dufferin Street, between Bloor Street West and a point 145 metres further north. 18. City Council continue to rescind the existing accessible loading zone regulation in effect at all times, on the north side of Bloor Street West, between a point 5 metres east of Russett Avenue and a point 14 metres further east. 19. City Council continue to designate an accessible loading zone to be in effect at all times on the north side of Bloor Street West between a point 9 metres west of Russett Avenue and a point 14 metres further west. 20. City Council continue rescind the existing parking machine regulation in effect 7:00 a.m. to 9:00 p.m. Monday to Friday, 8:00 a.m. to 9:00 p.m. Saturday, 1:00 p.m. to 9:00 p.m. Sunday, on the north side of Bloor Street West, between Russett Avenue and a point 23 metres further west. 21. City Council to direct the applicant to continue sweep the construction site and adjacent sidewalks and roadways daily, or more frequently as needed to be cleared of any construction debris and made safe. 22. City Council to direct the applicant to continue construct and maintain a fully covered, protected and unobstructed walkway for all pedestrians, including for those with mobility devices, for the entire duration of the construction staging area permit to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services and ensure it is compliant with the Accessibility for Ontarians with Disabilities Act. 23. City Council to direct the applicant to continue ensuring that the existing sidewalks or the proposed pedestrian walkway have proper enhanced lighting to ensure safety and visibility at all times of the day and night. 24. City Council to direct the applicant to continue clearly consult and communicate all construction, parking and road occupancy impacts with local Business Improvement Areas and resident associations in advance of any physical road modifications. 25. City Council to direct the applicant to continue install appropriate signage and request the applicant to maintain all sightlines to ensure that pedestrians, cyclists and motorists' safety is considered at all times. 26. City Council to direct the applicant to continue provide a sufficient number of traffic control persons as determined by the Work Zone Coordinator and the Toronto Police Construction Liaison Officer, on a daily basis to control construction vehicle access and egress to and from the site and maintain a safe environment for the public. 27. City Council to direct the applicant to continue provide a sufficient number of pay duty Police Officers as determined by the Work Zone Coordinator and the Toronto Police Construction Liaison Officer, during large scale concrete pours and large-scale material deliveries to control vehicle access and egress to and from the site and maintain a safe environment for the public. 28. City Council direct the applicant to continue posting a 24-hour monitored construction hotline number on the hoarding board, which must be prominently placed and legible from 20 metres and on all elevations from the construction site. 29. City Council direct the applicant to continue providing and installing public art, including mural artwork, onto every elevation of the hoarding board with adequate spotlighting for night-time illumination, at their sole cost, to the satisfaction of the Ward Councillor. 30. City Council direct the applicant to cooperate with and provide all necessary assistance to the City Engineers, staff and representatives carrying out operation, maintenance and construction activities to municipal infrastructure within the vicinity of the construction staging area, and at no cost to the City to remove any staging to accommodate the necessary municipal infrastructure work. 31. City Council direct that Bloor Street West and Dufferin Street be returned to its pre-construction traffic and parking regulations (except with parking rates and hours of operation being consistent to the rates and hours of operation at the time of completion) when the project is complete.
Staff recommendation as filed
The Director, Traffic Management, Transportation Services, recommends that: 1. City Council authorize the closure of the southbound right-turn lane on Dufferin Street, between Bloor Street west and a point 30 metres north, from February 1, 2026, to February 1, 2027 inclusive. 2. City Council authorize the continuation of the closure of the north side westbound bicycle lane, the north side westbound traffic lane, 1.5-metre-wide portion of the eastbound left-turn lane, and the south side eastbound bicycle lane on Bloor Street West, between a point 4.8 metres west of Dufferin Street and a point 58 metres further west, from February 1, 2026, to February 1, 2027 inclusive. 3. City Council continue to prohibit eastbound left-turns (buses excepted) at all times on Bloor Street West and Dufferin Street. 4. City Council continue to rescind the southbound left-turn prohibition in effect 7:00 a.m. to 6:00 p.m., except Sunday (buses excepted) at the intersection of Dufferin Street and Bloor Street West. 5. City Council continue to prohibit southbound left-turns from 7:00 a.m. to 7:00 p.m., except Sunday (buses excepted) at the intersection of Bloor Street West and Dufferin Street. 6. City Council continue to rescind the existing northbound left-turn prohibition in effect 7:00 a.m. to 9:00 a.m., and 4:00 p.m. to 6:00 p.m. Monday to Friday, except public holidays (TTC vehicles excepted) at the intersection of Dufferin Street and Bloor Street West. 7. City Council continue to prohibit northbound left-turns at all times (buses excepted) at the intersection of Dufferin Street and Bloor Street West. 8. City Council continue to prohibit westbound left-turns (buses excepted) at all times on Bloor Street West and Dufferin Street. 9. City Council continue to rescind the existing eastbound right-turn prohibition in effect 7:00 a.m. to 6:00 p.m., except Sunday (TTC vehicles excepted) on Bloor Street West and Dufferin Street. 10. City Council continue to prohibit eastbound right-turns at all times (TTC vehicles excepted) on Bloor Street West and Dufferin Street. 11. City Council continue to prohibit southbound right-turns at all times (TTC vehicles excepted) on Dufferin Street and Bloor Street West. 12. City Council continue to rescind the existing westbound right-turn prohibition in effect 7:00 a.m. to 6:00 p.m., except Sunday (TTC vehicles excepted) on Bloor Street West and Dufferin Street. 12. City Council continue to prohibit westbound right-turns at all times (TTC vehicles excepted) on Bloor Street West and Dufferin Street. 14. City Council continue to rescind the existing parking prohibition in effect at all times on the west side of Dufferin Street, between a point 91.5 metres north of Bloor Street West and a point 53.5 metres further north. 15. City Council continue to rescind the existing stopping prohibition in effect 7:00 a.m. to 9:00 a.m., Monday to Friday, except public holidays, on the west side of Dufferin Street, between a point 91.5 metres north of Bloor Street West and a point 53.5 metres further north. 16. City Council continue to rescind the existing parking prohibition in effect 4:00 p.m. to 6:00 p.m., Monday to Friday, except public holidays, on the west side of Dufferin Street, between a point 91.5 metres north of Bloor Street West and a point 53.5 metres further north. 17. City Council continue to prohibit standing at all times on the west side of Dufferin Street, between Bloor Street West and a point 145 metres further north. 18. City Council continue to rescind the existing accessible loading zone regulation in effect at all times, on the north side of Bloor Street West, between a point 5 metres east of Russett Avenue and a point 14 metres further east. 19. City Council continue to designate an accessible loading zone to be in effect at all times on the north side of Bloor Street West between a point 9 metres west of Russett Avenue and a point 14 metres further west. 20. City Council continue rescind the existing parking machine regulation in effect 7:00 a.m. to 9:00p.m. Monday to Friday.; 8:00 a.m. to 9:00 p.m. Saturday.; 1:00 p.m. to 9:00 p.m. Sunday, on the north side of Bloor Street West, between Russett Avenue and a point 23 metres further west. 21. City Council to direct the applicant to continue sweep the construction site and adjacent sidewalks and roadways daily, or more frequently as needed to be cleared of any construction debris and made safe. 22. City Council to direct the applicant to continue construct and maintain a fully covered, protected and unobstructed walkway for all pedestrians, including for those with mobility devices, for the entire duration of the construction staging area permit to the satisfaction of the City engineer and ensure it is compliant with the Accessibility for Ontarians with Disabilities Act (AODA). 23. City Council to direct the applicant to continue ensuring that the existing sidewalks or the proposed pedestrian walkway have proper enhanced lighting to ensure safety and visibility at all times of the day and night. 24. City Council to direct the applicant to continue clearly consult and communicate all construction, parking and road occupancy impacts with local business improvement areas and resident associations in advance of any physical road modifications. 25. City Council to direct the applicant to continue install appropriate signage and request the applicant to maintain all sightlines to ensure that pedestrians, cyclists and motorists' safety is considered at all times. 26. City Council to direct the applicant to continue provide a sufficient number of traffic control persons as determined by the Work Zone Coordinator and Toronto Police Construction Liaison Officer, on a daily basis to control construction vehicle access and egress to and from the site and maintain a safe environment for the public. 27. City Council to direct the applicant to continue provide a sufficient number of pay duty Police Officers as determined by the Work Zone Coordinator and Toronto Police Construction Liaison Officer, during large scale concrete pours and large-scale material deliveries to control vehicle access and egress to and from the site and maintain a safe environment for the public. 28. City Council direct the applicant to continue posting a 24-hour monitored construction hotline number on the hoarding board, which must be prominently placed and legible from 20 metres and on all elevations from the construction site. 29. City Council direct the applicant to continue providing and installing public art, including mural artwork, onto every elevation of the hoarding board with adequate spotlighting for night-time illumination, at their sole cost, to the satisfaction of the Ward Councillor. 30. City Council direct the applicant to cooperate with and provide all necessary assistance to the City Engineers, staff and representatives carrying out operation, maintenance, and construction activities to municipal infrastructure within the vicinity of the construction staging area, and at no cost to the City to remove any staging to accommodate the necessary municipal infrastructure work. 31. City Council direct that Bloor Street West and Dufferin Street be returned to its pre-construction traffic and parking regulations (except with parking rates and hours of operation being consistent to the rates and hours of operation at the time of completion) when the project is complete.
TE27.49amended
Harbour Street (200 Queens Quay West) - Construction Staging Area
As Harbour Street is classified as a major arterial street, City Council approval of this report is required. Rockwell Toronto Construction Inc is constructing a 59-storey condominium building at 200 Queens Quay West. The site is located on the southeast corner of Harbour Street and Lower Simcoe Street. Transportation Services is requesting authorization to close the Waterfront Trail and the eastbound curb lane on the south side of Harbour Street, for a period of 55 months, from December 31, 2025 to July 30, 2030, in order to facilitate construction staging operations. Trail users on the south side of Harbour Street will be restricted. Pedestrians will be directed to the north sidewalk and people cycling will be detoured onto the existing (and continuous) cycle tracks/bike lanes around the closure. The proposed construction staging area will be in place during the FIFA World Cup 2026 tournament. The operations at this site will be affected during the tournament especially on match days and will include a restriction on deliveries to the site and the staging of construction vehicles. The applicant will be expected to modify their operations in accordance with conditions established with the work zone coordinator in advance of the tournament.
The Toronto and East York Community Council recommends that: 1. City Council authorize the closure of the multi-use-trail on the south side of Harbour Street, between Lower Simcoe Street and a point 140 metres east, from December 31, 2025 to December 31, 2028, inclusive. 2. City Council authorize the closure of the eastbound curbside traffic lane on the south side of Harbour Street, between Lower Simcoe Street and a point 90 metres east, from December 31, 2025 to December 31, 2028, inclusive. 3. City Council direct the applicant to sweep the construction site and adjacent sidewalks and roadways daily, or more frequently as needed to be cleared of any construction debris and made safe. 4. City Council direct the applicant to ensure that the existing sidewalks or the proposed pedestrian walkway have proper enhanced lighting to ensure safety and visibility at all times of the day and night. 5. City Council direct the applicant to clearly consult and communicate all construction, parking and road occupancy impacts with local Business Improvement Areas and resident associations in advance of any physical road modifications. 6. City Council direct the applicant to install appropriate signage and request the applicant to maintain all sightlines to ensure that pedestrians, cyclists and motorists safety is considered at all times. 7. City Council direct the applicant to provide a sufficient number of traffic control persons as determined by the Work Zone Coordinator and the Toronto Police Construction Liaison Officer, on a daily basis to control construction vehicle access and egress to and from the site and maintain a safe environment for the public. 8. City Council direct the applicant to provide a sufficient number of pay-duty Police Officers as determined by the Work Zone Coordinator and the Toronto Police Construction Liaison Officer, during large scale concrete pours and large scale material deliveries to control vehicle access and egress to and from the site and maintain a safe environment for the public. 9. City Council direct the applicant to post a 24-hour monitored construction hotline number on the hoarding board, which must be prominently placed and legible from 20 metres and on all elevations from the construction site. 10. City Council direct the applicant to provide and install public art, including mural artwork, onto every elevation of the hoarding board with adequate spotlighting for night-time illumination, at their sole cost, to the satisfaction of the Ward Councillor. 11. City Council direct the applicant, in consultation with Transportation Services, to maintain any bicycle lanes and install appropriate signage to inform drivers and cyclists of any changes to the cycling lanes. 12. City Council direct the applicant to cooperate with and provide all necessary assistance to the City Engineers, staff and representatives carrying out operation, maintenance and construction activities to municipal infrastructure within the vicinity of the construction staging area, and at no cost to the City to remove any staging to accommodate the necessary municipal infrastructure work. 13. City Council direct that Queens Quay be returned to its pre-construction traffic and parking regulations (except with parking rates and hours of operation being consistent to the rates and hours of operation at the time of completion) when the project is complete. 14. City Council direct the applicant to provide monthly community meetings to discuss any concerns raised by the community.
Staff recommendation as filed
The Director, Traffic Management, Transportation Services, recommends that: 1. City Council authorize the closure of the multi-use-trail on the south side of Harbour Street, between Lower Simcoe Street and a point 140 metres east, from December 31, 2025 to July 30, 2030, inclusive. 2. City Council authorize the closure of the eastbound curbside traffic lane on the south side of Harbour Street, between Lower Simcoe Street and a point 90 metres east, from December 31, 2025 to July 30, 2030, inclusive. 3. City Council direct the applicant to sweep the construction site and adjacent sidewalks and roadways daily, or more frequently as needed to be cleared of any construction debris and made safe. 4. City Council direct the applicant to ensure that the existing sidewalks or the proposed pedestrian walkway have proper enhanced lighting to ensure safety and visibility at all times of the day and night. 5. City Council direct the applicant to clearly consult and communicate all construction, parking and road occupancy impacts with local business improvement areas and resident associations in advance of any physical road modifications. 6. City Council direct the applicant to install appropriate signage and request the applicant to maintain all sightlines to ensure that pedestrians, cyclists and motorists safety is considered at all times. 7. City Council direct the applicant to provide a sufficient number of traffic control persons as determined by the Work Zone Coordinator and Toronto Police Construction Liaison Officer, on a daily basis to control construction vehicle access and egress to and from the site and maintain a safe environment for the public. 8. City Council direct the applicant to provide a sufficient number of pay-duty Police Officers as determined by the Work Zone Coordinator and Toronto Police Construction Liaison Officer, during large scale concrete pours and large scale material deliveries to control vehicle access and egress to and from the site and maintain a safe environment for the public. 9. City Council direct the applicant to post a 24-hour monitored construction hotline number on the hoarding board, which must be prominently placed and legible from 20 metres and on all elevations from the construction site. 10. City Council direct the applicant to provide and install public art, including mural artwork, onto every elevation of the hoarding board with adequate spotlighting for night-time illumination, at their sole cost, to the satisfaction of the Ward Councillor. 11. City Council direct the applicant, in consultation with Transportation Services, to maintain any bicycle lanes, and install appropriate signage to inform drivers and cyclists of any changes to the cycling lanes. 12. City Council direct the applicant to cooperate with and provide all necessary assistance to the City Engineers, staff and representatives carrying out operation, maintenance, and construction activities to municipal infrastructure within the vicinity of the construction staging area, and at no cost to the City to remove any staging to accommodate the necessary municipal infrastructure work. 13. City Council direct that Queens Quay be returned to its pre-construction traffic and parking regulations (except with parking rates and hours of operation being consistent to the rates and hours of operation at the time of completion) when the project is complete. 14. City Council direct the applicant to provide monthly community meetings, to discuss any concerns raised by the community.
TE27.50amended
1 Roxborough Street West (Phase 2) - Construction Staging Area
This staff report is about a matter that Community Council has delegated authority from City Council to make a final decision. North Drive has undertaken construction of a 12-storey residential condominium building at 1 Roxborough Street West. The site is located on the southwest corner of Yonge Street and Roxborough Street West. Toronto and East York Community Council, at its meeting on April 3, 2025 adopted Item - 2025.TE21.26, and in doing so, authorized the full closure of Paul Hahn Lane, between Roxborough Street West and a point 49 metres south, from April 30, 2025 to November 30, 2025, in order to facilitate excavation and shoring works (Phase 1). Occupation of the public right-of-way on Roxborough Street West was not required during this phase. Transportation Services is requesting authorization to extend the time duration of the full closure of Paul Hahn Lane, between Roxborough Street West and a point 49 metres south. In addition, authorization is a being requested to temporarily close the south sidewalk and a 3.6 metre wide portion of the eastbound curb lane on Roxborough Street West, between Yonge Street and a point 35 metres west, in order to facilitate construction activities in Phase 2 (below and above grade formwork). Pedestrian movements on the south side of Roxborough Street West abutting the site will be restricted. Pedestrians will be redirected to the north sidewalk. The requested closures are required for a period of 25 months, from December 1, 2025 to December 31, 2027, to facilitate construction staging operations for the development. The proposed construction staging area will require a temporary removal of total six parking machine spaces on the north and south side of Roxborough Street West. The applicant will be responsible for paying the lost revenue for the six parking spaces. To minimize construction vehicles infiltration on local roads the approval of the construction staging permit is conditional that all construction vehicles must enter and exit the construction gates on Roxborough Street West using the shortest path from Yonge Street. Construction vehicles are prohibited from travelling westbound on Roxborough Street West to Avenue Road. Furthermore, it is the obligation of the developer to ensure that access into the site or egress movements are conducted in a manner that upholds public safety.
The Toronto and East York Community Council: 1. Authorized the closure of the south sidewalk and a 3.6 metre wide portion of the eastbound curb lane on Roxborough Street West, between Yonge Street and a point 35 metres west, from December 1, 2025 to June 30, 2026, inclusive. 2. Continued to authorize a full closure of Paul Hahn Lane, between Roxborough Street West and a point 49 metres south, from December 1, 2025 to June 30, 2026, inclusive. 3. Continued to rescind the existing parking machine regulation in effect from 10:00 a.m. to 9:00 p.m. Monday to Saturday, 1:00 p.m. to 9:00 p.m. Sunday, at a rate of $4.25 per hour for maximum period of 3 hours, on both sides of Roxborough Street West, between Yonge Street and a point 33 metres west. 4. Continued to rescind the existing maximum 1 hour parking regulation in effect from 10:00 a.m. to 6:00 p.m., on the north side of Roxborough Street West, between Yonge Street and a point 33 metres west. 5. Rescinded the existing maximum 1 hour parking regulation in effect from 10:00 a.m. to 6:00 p.m., on the south side of Roxborough Street West, between Yonge Street and a point 65 metres west. 6. Continued to rescind the existing permit parking regulation in effect from 12:01 a.m. to 10:00 a.m., on the even (north) side of Roxborough Street West, from Yonge Street to a point 33 metres west. 7. Rescinded the existing permit parking regulation in effect from 12:01 a.m. to 10:00 a.m., on the odd (south) side of Roxborough Street West, from Yonge Street to a point 65 metres west. 8. Continued to prohibit stopping at all times on the north side of Roxborough Street West, between Yonge Street and a point 33 metres west. 9. Prohibited stopping at all times on the south side of Roxborough Street West, between Yonge Street and a point 65 metres west. 10. Directed the applicant to sweep the construction site and adjacent sidewalks and roadways daily, or more frequently as needed to be cleared of any construction debris and made safe. 11. Directed the applicant to maintain a fully covered, protected and unobstructed walkway for all pedestrians, including for those with mobility devices, for the entire duration of the construction staging area permit to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services and ensure it is compliant with the Accessibility for Ontarians with Disabilities Act. 12. Directed the applicant to ensure that the existing sidewalks or the proposed pedestrian walkway have proper enhanced lighting to ensure safety and visibility at all times of the day and night. 13. Directed the applicant to clearly consult and communicate all construction, parking and road occupancy impacts with local Business Improvement Areas and resident associations in advance of any physical road modifications. 14. Directed the applicant to install appropriate signage and request the applicant to maintain all sightlines to ensure that pedestrians, cyclists and motorists safety is considered at all times. 15. Directed the applicant to provide a sufficient number of traffic control persons as determined by the Work Zone Coordinator and the Toronto Police Construction Liaison Officer, on a daily basis to control construction vehicle access and egress to and from the site and maintain a safe environment for the public. 16. Directed the applicant to provide a sufficient number of pay-duty Police Officers as determined by the Work Zone Coordinator and the Toronto Police Construction Liaison Officer, during large scale concrete pours and large scale material deliveries to control vehicle access and egress to and from the site and maintain a safe environment for the public. 17. Directed the applicant to install cane detection within the covered and protected walkway to guide pedestrians who are visually impaired. 18. Directed the applicant to post a 24-hour monitored construction hotline number on the hoarding board, which must be prominently placed and legible from 20 metres and on all elevations from the construction site. 19. Directed the applicant to provide and install public art, including mural artwork, onto every elevation of the hoarding board with adequate spotlighting for night-time illumination, at their sole cost, to the satisfaction of the Ward Councillor. 20. Directed the applicant to cooperate with and provide all necessary assistance to the City Engineers, staff and representatives carrying out operation, maintenance and construction activities to municipal infrastructure within the vicinity of the construction staging area, and at no cost to the City to remove any staging to accommodate the necessary municipal infrastructure work; more specifically, remove any staging to accommodate the planned sanitary sewer replacement work on Sam Tile Lane. 21. Directed that Roxborough Street West and Paul Hahn Lane be returned to its pre-construction traffic and parking regulations (except with parking rates and hours of operation being consistent to the rates and hours of operation at the time of completion) when the project is complete. 22. Directed the applicant to provide monthly community meetings, to discuss any concerns raised by the community. 23. Directed that as a condition of the Temporary Street Occupation Permit for North Drive related to the Construction Staging Area at 1 Roxborough Street West, the developer, North Lane, be required to install a temporary pedestrian crossing (operating at pedestrian request) within 100 metres west of Paul Hahn lane to ensure that pedestrians can safely cross Roxborough Street West in order to walk to Yonge Street on the sole remaining (north side) sidewalk. 24. Directed that as a condition of the Temporary Street Occupation Permit for North Drive related to the Construction Staging Area at 1 Roxborough Street West, the developer, North Lane, be required to: a. remove snow and ice accumulation from Paul Hahn Lane, between the site and Ramsden Park Lane, within 12 hours after the fall of snow, rain or ice has ceased, so as to ensure that Paul Hahn Lane is safe and walkable for members of the public and safe and passable for light duty vehicles; and b. ensure that any snow or ice removed from Paul Hahn Lane is not deposited, stored, placed or otherwise disposed of on any City lands, including highways, sidewalks, boulevards or laneways, nor in a manner that interferes with or obstructs the use of such City lands, all to the satisfaction of the General Manager, Transportation Services; and c. in addition to any other indemnities provided in the permit or under Chapter 743, the developer shall fully indemnify and save harmless the City from and against any and all claims, damages, liabilities, losses, costs or expenses whatsoever, including without limitation those related to personal injury, death or property damage, arising out of or resulting from the developer's winter maintenance obligations or winter maintenance operations carried out pursuant to this permit; and d. cooperate with the General Manager, Transportation Services to ensure timely and effective winter maintenance of Paul Hahn Lane between the site and Ramsden Park Lane.
Staff recommendation as filed
The Director, Traffic Management, Transportation Services, recommends that: 1. Toronto and East York Community Council authorize the closure of the south sidewalk and a 3.6 metre wide portion of the eastbound curb lane on Roxborough Street West, between Yonge Street and a point 35 metres west, from December 1, 2025 to December 31, 2027, inclusive. 2. Toronto and East York Community Council continue to authorize a full closure of Paul Hahn Lane, between Roxborough Street West and a point 49 metres south, from December 1, 2025 to December 31, 2027, inclusive. 3. Toronto and East York Community Council continue to rescind the existing parking machine regulation in effect from 10:00 a.m. to 9:00 p.m.; Monday to Saturday; 1:00 p.m. to 9:00 p.m. Sunday, at a rate of $4.25 per hour for maximum period of 3 hours, on both sides of Roxborough Street West, between Yonge Street and a point 33 metres west. 4. Toronto and East York Community Council continue to rescind the existing maximum 1 hour parking regulation in effect from 10:00 a.m. to 6:00 p.m., on the north side of Roxborough Street West, between Yonge Street and a point 33 metres west. 5. Toronto and East York Community Council rescind the existing maximum 1 hour parking regulation in effect from 10:00 a.m. to 6:00 p.m., on the south side of Roxborough Street West, between Yonge Street and a point 65 metres west. 6. Toronto and East York Community Council continue to rescind the existing permit parking regulation in effect from 12:01 a.m. to 10:00 a.m., on the even (north) side of Roxborough Street West, from Yonge Street to a point 33 metres west. 7. Toronto and East York Community Council rescind the existing permit parking regulation in effect from 12:01 a.m. to 10:00 a.m., on the odd (south) side of Roxborough Street West, from Yonge Street to a point 65 metres west. 8. Toronto and East York Community Council continue to prohibit stopping at all times on the north side of Roxborough Street West, between Yonge Street and a point 33 metres west. 9. Toronto and East York Community Council prohibit stopping at all times on the south side of Roxborough Street West, between Yonge Street and a point 65 metres west. 10. Toronto and East York Community Council direct the applicant to sweep the construction site and adjacent sidewalks and roadways daily, or more frequently as needed to be cleared of any construction debris and made safe. 11. Toronto and East York Community Council direct the applicant to maintain a fully covered, protected and unobstructed walkway for all pedestrians, including for those with mobility devices, for the entire duration of the construction staging area permit to the satisfaction of the City engineer and ensure it is compliant with the Accessibility for Ontarians with Disabilities Act (AODA). 12. Toronto and East York Community Council direct the applicant to ensure that the existing sidewalks or the proposed pedestrian walkway have proper enhanced lighting to ensure safety and visibility at all times of the day and night. 13. Toronto and East York Community Council direct the applicant to clearly consult and communicate all construction, parking and road occupancy impacts with local business improvement areas and resident associations in advance of any physical road modifications. 14. Toronto and East York Community Council direct the applicant to install appropriate signage and request the applicant to maintain all sightlines to ensure that pedestrians, cyclists and motorists safety is considered at all times. 15. Toronto and East York Community Council direct the applicant to provide a sufficient number of traffic control persons as determined by the Work Zone Coordinator and Toronto Police Construction Liaison Officer, on a daily basis to control construction vehicle access and egress to and from the site and maintain a safe environment for the public. 16. Toronto and East York Community Council direct the applicant to provide a sufficient number of pay-duty Police Officers as determined by the Work Zone Coordinator and Toronto Police Construction Liaison Officer, during large scale concrete pours and large scale material deliveries to control vehicle access and egress to and from the site and maintain a safe environment for the public. 17. Toronto and East York Community Council direct the applicant to install cane detection within the covered and protected walkway to guide pedestrians who are visually impaired. 18. Toronto and East York Community Council direct the applicant to post a 24-hour monitored construction hotline number on the hoarding board, which must be prominently placed and legible from 20 metres and on all elevations from the construction site. 19. Toronto and East York Community Council direct the applicant to provide and install public art, including mural artwork, onto every elevation of the hoarding board with adequate spotlighting for night-time illumination, at their sole cost, to the satisfaction of the Ward Councillor. 20. Toronto and East York Community Council direct the applicant to cooperate with and provide all necessary assistance to the City Engineers, staff and representatives carrying out operation, maintenance, and construction activities to municipal infrastructure within the vicinity of the construction staging area, and at no cost to the City to remove any staging to accommodate the necessary municipal infrastructure work. More specifically, remove any staging to accommodate the planned sanitary sewer replacement work on Sam Tile Lane. 21. Toronto and East York Community Council direct that Roxborough Street West and Paul Hahn Lane be returned to its pre-construction traffic and parking regulations (except with parking rates and hours of operation being consistent to the rates and hours of operation at the time of completion) when the project is complete. 22. Toronto and East York Community Council direct the applicant to provide monthly community meetings, to discuss any concerns raised by the community.