Toronto and East York Community Council
The full agenda, as filed
All 56 items in the clerk’s order. Each carries the city’s own words: the staff recommendation, what the body decided, and its status. Nothing below is written by us.
Items 1 to 25 of 56Show 2550100all
TE32.1adopted
Naming of a Public Lane Located South of Deforest Road, extending West from Durie Street
This report recommends that the name "Swansea Centennial Lane" be approved to identify the naming of a public lane located south of Deforest Road, extending west from Durie Street. 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/ This naming proposal is in alignment with the objectives of the Guiding Principles for Commemoration in the Public Realm.
The Toronto and East York Community Council: 1. Approved the name "Swansea Centennial Lane" for the naming of a public lane located south of Deforest Road, extending west from Durie Street.
Staff recommendation as filed
The Director, Engineering Support Services, Engineering and Construction Services and the General Manager, Economic Development and Culture recommend that Toronto and East York Community Council: 1. Approve the name "Swansea Centennial Lane" for the naming of a public lane located south of Deforest Road, extending west from Durie Street.
TE32.2adopted
This report recommends that the name "Foon Hay Lum Lane" be approved to identify an existing public lane located south of King Street West, extending between Cowan Avenue and Spencer Avenue. 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/ This naming proposal is in alignment with the objectives of the Guiding Principles for Commemoration in the Public Realm.
The Toronto and East York Community Council: 1. Approved the name "Foon Hay Lum Lane" for an existing public lane located south of King Street West, extending between Cowan Avenue and Spencer Avenue.
Staff recommendation as filed
The Director, Engineering Support Services, Engineering and Construction Services and the General Manager, Economic Development and Culture recommend that Toronto and East York Community Council: 1. Approve the name "Foon Hay Lum Lane" for an existing public lane located south of King Street West, extending between Cowan Avenue and Spencer Avenue.
TE32.3adopted
This report recommends that the name "Joe Pantalone Lane" be approved to identify an existing public lane located west of Grace Street, extending between Harbord Street and north of College Street. 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/ This naming proposal is in alignment with the objectives of the Guiding Principles for Commemoration in the Public Realm.
The Toronto and East York Community Council: 1. Approved the name "Joe Pantalone Lane" for an existing public lane located west of Grace Street, extending between Harbord Street and north of College Street.
Staff recommendation as filed
The Director, Engineering Support Services, Engineering and Construction Services and the General Manager, Economic Development and Culture recommend that Toronto and East York Community Council: 1. Approve the name "Joe Pantalone Lane" for an existing public lane located west of Grace Street, extending between Harbord Street and north of College Street.
TE32.4adopted
This report recommends that the name "Augusta Avenue" be approved to identify the new proposed road south of Dundas Street West, described as Block 3 on 66M-2582. 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 "Augusta Avenue" to identify the new proposed road south of Dundas Street West, described as Block 3 on 66M-2582.
Staff recommendation as filed
The Director, Engineering Support Services, Engineering and Construction Services recommends that Toronto and East York Community Council: 1. Approve the name "Augusta Avenue" to identify the new proposed road south of Dundas Street West, described as Block 3 on 66M-2582.
TE32.5adopted
This Report recommends approval of the application to amend the Official Plan and Zoning By-law to permit a 47-storey mixed-use building (155 metres, excluding mechanical penthouse), containing 730 dwelling units (including 40 replacement rental units) and 250 square metres of non-residential gross floor area. The Official Plan Amendment is required to permit the proposed height on the site. A Rental Housing Demolition Report will be considered in conjunction with this Report at the April 1, 2026, Toronto and East York Community Council meeting. The proposal includes the demolition of 40 rental housing units, to be replaced by a total of 40 rental units as part of the new development of the site. A Tenant Assistance Plan is proposed that addresses the right of existing tenants to return to replacement rental units at similar rents and provides financial compensation to mitigate hardship.
The Toronto and East York Community Council recommends that: 1. City Council amend the Official Plan for the lands municipally known as 1233 Yonge Street and 9 Woodlawn Avenue East substantially in accordance with the draft Official Plan Amendment included as Attachment 6 to the report (March 16, 2026) 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 1233 Yonge Street and 9 Woodlawn Avenue East substantially in accordance with the draft Zoning By-law Amendment included as Attachment 7 to the report (March 16, 2026) 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. City Council request the owner to make reasonable commercial efforts to identify, in consultation with the Executive Director, Development Review, 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 in an acceptable environmental condition; and d. 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 Executive Director, Development Review. 5. Should the Executive Director, Development Review, in consultation and agreement with the Chief Executive Officer, CreateTO 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 or release 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 or release of City-owned lands for park purposes 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; all to the satisfaction of the Executive Director, Development Review and the City Solicitor. 6. Should the off-site parkland dedication be accepted by the Executive Director, Development Review, 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 direct the City Solicitor to withhold the necessary Bills for enactment until City Council has approved the Rental Housing Demolition Application 21 251890 STE 11 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 existing rental dwelling units. 8. 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 1233 Yonge Street and 9 Woodlawn Avenue East 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 1233 Yonge Street and 9 Woodlawn Avenue East substantially in accordance with the draft Official Plan Amendment included as Attachment 6 to this Report. 2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 1233 Yonge Street and 9 Woodlawn Avenue East 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 Amendment and draft Zoning By-law Amendment as may be required. 4. City Council request that the owner make reasonable commercial efforts to identify, in consultation with the Executive Director, Development Review, 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 in an acceptable environmental condition; and d. 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 Executive Director, Development Review. 5. Should the Executive Director, Development Review, in consultation and agreement with the Chief Executive Officer, CreateTO 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 or release 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 or release of City-owned lands for park purposes 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. all to the satisfaction of the Executive Director, Development Review, and the City Solicitor. 6. Should the off-site parkland dedication be accepted by the Executive Director, Development Review, 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 direct the City Solicitor to withhold the necessary Bills for enactment, until City Council has approved the Rental Housing Demolition Application Number 21 251890 STE 11 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 existing rental dwelling units. 8. 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 1233 Yonge Street and 9 Woodlawn Avenue East from Permit Parking.
TE32.6adopted
This report recommends approval of a Rental Housing Demolition application which proposes to demolish 40 rental dwelling units located at 1233 Yonge Street and 9 Woodlawn Avenue East. The 40 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 is the subject of a related Official Plan and Zoning By-law Amendment application (21 251886 STE 11 OZ) which would permit a 47-storey residential building with 730 dwelling units, including 40 replacement rental units. An approval report for the Official Plan and 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 recommends that: 1. City Council approve the Rental Housing Demolition Application 21 251890 STE 11 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 40 existing rental dwelling units located at 1233 Yonge Street, subject to the following conditions: a. the owner shall provide and maintain 40 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 2,280 square metres and be comprised of 30 one-bedroom units and 10 two-bedroom units, as generally illustrated in the plans submitted to City Planning dated November 12, 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 40 replacement rental dwelling units required in Recommendation 1.a. above, provide at least 5 one-bedroom units and 1 two-bedroom unit at affordable 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 34 replacement rental dwelling units shall be unrestricted; d. the owner shall provide a Tenant Assistance Plan for tenants of the 40 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 40 replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed 47-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 percent 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.h. 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 40 existing rental dwelling units located at 1233 Yonge Street after all the following have occurred: a. all conditions in Recommendation 1 above have been fully secured; b. the Official Plan and Zoning By-law Amendments for Application 21 251886 STE 11 OZ have 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 1233 Yonge Street 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.
Staff recommendation as filed
The Director, Strategic Initiatives, Policy and Analysis recommends that: 1. City Council approve the Rental Housing Demolition application File 21 251890 STE 11 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 40 existing rental dwelling units located at 1233 Yonge Street, subject to the following conditions: a. the owner shall provide and maintain 40 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 2,280 square metres and be comprised of 30 one-bedroom units, and 10 two-bedroom units, as generally illustrated in the plans submitted to City Planning dated November 12, 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 40 replacement rental dwelling units required in Recommendation 1.a above, provide at least 5 one-bedroom units, and 1 two-bedroom unit at affordable 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 34 replacement rental dwelling units shall be unrestricted; d. the owner shall provide a Tenant Assistance Plan for tenants of the 40 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 40 replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed 47-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 percent 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.h. 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 40 existing rental dwelling units located at 1233 Yonge Street after all the following have occurred: a. all conditions in Recommendation 1 above have been fully secured; b. the Official Plan and Zoning By-law Amendments for application 21 251886 STE 11 OZ have 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 1233 Yonge Street 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.
TE32.7forwarded without recommendation
221, 225 and 227 Sterling Road - Rental Housing Demolition Application - Decision Report - Approval
This report recommends approval of a Rental Housing Demolition application which proposes to demolish 56 rental dwelling units, located at 221, 225 and 227 Sterling Road. The units will be replaced with 58 rental units, including 47 units designed for live-work uses, 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 221, 225 and 227 Sterling Road is the subject of a related Zoning By-law Amendment application 21 151444 STE 09 OZ which was appealed to the Ontario Land Tribunal (OLT). The OLT issued a written decision on November 21, 2023, approving the Zoning By-law amendment in principle, with the final Order being withheld until all outstanding matters, including the rental housing matters and necessary agreements with the City, are secured. The OLT approval permits the development of 3 residential buildings with heights of 27, 24 and 21-storey (Buildings A, B, and C) containing a total of 851 dwelling units, including 58 replacement rental units. The rental replacement units are proposed to be replaced in Buildings B and C which will be constructed as the first phase of a two-phase development. 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 21 151447 STE 09 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 56 existing rental dwelling units located at 221, 225 and 227 Sterling Road, subject to the following conditions: a. The owner shall provide and maintain 58 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 4,436 square metres and be comprised of 38 studio units, 12 one-bedroom units, 7 two-bedroom units, and 1 three-bedroom unit, as generally illustrated in the plans submitted to City Planning dated February 20, 2026. 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 58 replacement rental dwelling units required in Recommendation 1.a above, provide at least 21 studio units, 8 one-bedroom units, 1 two-bedroom unit, and 1 three-bedroom unit at affordable rents, defined as gross monthly rent no greater than one times the average City of Toronto rent by unit type, as reported annually by the Canada Mortgage and Housing Corporation and 13 studio units, 4 one-bedroom units, and 6 two-bedroom units at mid-range rents, defined as gross monthly rent that exceeds Affordable Rent but is no greater than 1.5 times the average City of Toronto rent by unit type, all for a period of at least 10 years beginning from the date of first occupancy of each unit. The rents of the remaining 4 replacement rental dwelling units shall be unrestricted; d. The owner shall provide a Tenant Assistance Plan for eligible tenants of the existing rental 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 58 replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed 24- and 21-storey buildings 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 central air conditioning in each replacement rental dwelling unit at no extra charge; g. The owner shall provide and maintain two common laundry rooms on the second floor of the proposed buildings, as generally illustrated in the plans submitted to City Planning dated February 20, 2026. Any revision to these plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning; h. 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; i. 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 first phase of 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 j. 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 56 existing rental dwelling units located at 221, 225 and 227 Sterling Road after all the following have occurred: a. All conditions in Recommendation 1 above have been fully secured; b. Zoning By-law Amendments for application 21 151444 STE 09 OZ have 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 21 151444 STE 09 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.
TE32.8adopted
221, 225 and 227 Sterling Road - Community Benefits Charge In-Kind Contribution
On May 10, 11 and 12, 2023, City Council directed staff to accept the with prejudice settlement offer related to the appeals of the Planning Act and Ontario Heritage Act applications at 221, 225 and 227 Sterling Road. City Council further directed staff to report back to City Council prior to Site Plan Approval, the acceptance of a Community Agency Space, pursuant to subsection 37(6) of the Planning Act. This Report presents a Community Benefits Charge (CBC) in-kind contribution to secure 465 square metres (5000 square feet) of on-site Community Agency Space. The proposed in-kind contribution represents 100 percent of 4 percent of the value of the site, in accordance with the CBC By-law.
The Toronto and East York Community Council recommends that: 1. City Council allow the owner of 221, 225 and 227 Sterling Road to design, construct, commission, finish and convey to the City a Community Agency Space to the satisfaction of the Executive Director, Development Review, the General Manager, Economic Development and Culture, and the Executive Director, Corporate Real Estate Management, as part of the development, as an in-kind contribution pursuant to Subsection 37(6) of the Planning Act, in accordance with the following terms: a. the Community Agency Space will be comprised of a minimum of 465 square metres of gross floor area and located on the ground floor; b. the Community Agency Space will be conveyed prior to condominium registration of Building "A" as shown in Attachment 1 of to the report (April 14, 2026) from the Director, Community Planning, Toronto and East York District; c. 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 In-kind Contribution Agreement, to the satisfaction of the Executive Director, Development Review, the General Manager, Economic Development and Culture, the Executive Director, Corporate Real Estate Management and the City Solicitor; d. where required, 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 lands, an Easement and Cost Sharing Agreement at no cost to the City, that is in the 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 a portion of the lands to be owned by the City and the owner as they pertain to the Community Agency Space, all to the satisfaction of the Executive Director, Development Review, the General Manager, Economic Development and Culture, the Executive Director, Corporate Real Estate Management and the City Solicitor; and e. prior to the issuance of the first above grade building permit for Building "A", the owner shall provide to the City a letter of credit or surety bond to secure the community agency space in an 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 In-kind Contribution Agreement, to the satisfaction of the General Manager, Economic Development and Culture and the Chief Financial Officer and Treasurer. 2. City Council authorize the Executive Director, Development Review 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 Recommendation 1 above, to the satisfaction of the Executive Director, Development Review and the City Solicitor, in consultation with the General Manager, Economic Development and Culture, and the Executive Director, Corporate Real Estate Management, with such agreement to be registered on title to the site, which the In-Kind Contribution Agreement shall be evidence of arrangements for the provision of the in-kind contribution that are satisfactory to City Council. 3. City Council attribute a value to the in-kind contribution as set out in Recommendation 1 above, equal to 100 percent of 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.
Staff recommendation as filed
The Director, Community Planning, Toronto and East York District recommends that: 1. City Council allow the owner of 221, 225 and 227 Sterling Road to design, construct, commission, finish and convey to the City a Community Agency Space to the satisfaction of the Executive Director, Development Review, the General Manager, Economic Development and Culture, and the Executive Director, Corporate Real Estate Management, as part of the development, as an in-kind contribution pursuant to subsection 37(6) of the Planning Act, in accordance with the following terms: a. the Community Agency Space will be comprised of a minimum of 465 square metres of gross floor area and located on the ground floor; b. the Community Agency Space will be conveyed prior to condominium registration of Building "A" as shown in Attachment 1 of this report; c. 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 in-kind Contribution Agreement, to the satisfaction of the Executive Director, Development Review, the General Manager, Economic Development and Culture, the Executive Director, Corporate Real Estate Management, and the City Solicitor; d. where required, 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 lands, an Easement and Cost Sharing Agreement at no cost to the City, that is in the 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 a portion of the lands to be owned by the City and the owner as they pertain to the Community Agency Space, all to the satisfaction of the Executive Director, Development Review, the General Manager, Economic Development and Culture, the Executive Director, Corporate Real Estate Management, and the City Solicitor; and e. prior to the issuance of the first above grade building permit for Building "A", the owner shall provide to the City a letter of credit or surety bond to secure the community agency space in an 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 In-kind Contribution Agreement, to the satisfaction of the General Manager, Economic Development and Culture, and the Chief Financial Officer and Treasurer. 2. City Council authorize the Executive Director, Development Review, 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 Recommendation 1 above, to the satisfaction of the Executive Director, Development Review, and the City Solicitor, in consultation with the General Manager, Economic Development and Culture, and the Executive Director, Corporate Real Estate Management, with such agreement to be registered on title to the site, which the In-kind Contribution agreement shall be evidence of arrangements for the provision of the in-kind contribution that are satisfactory to City Council. 3. City Council attribute a value to the in-kind contribution as set out in Recommendation 1 above equal to 100 per cent of 4 per cent 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.
TE32.9forwarded without recommendation
This report recommends approval of the application to amend the Zoning By-law to permit a 49.2-metre (14-storeys excluding mechanical penthouse) mixed-use building at 390, 394, 396 and 398 Spadina Road. The proposed building includes 54 residential units, with a total gross floor area of 9,430 square metres, including 584 square metres of gross floor area for non-residential uses.
The Toronto and East York Community Council forwards the Item to City Council without recommendation.
Staff recommendation as filed
The Acting 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 at 390, 394, 396 and 398 Spadina Road substantially in accordance with the draft Zoning By-law Amendment included as Attachment 5 to this report. 2. City Council authorizes 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 a Tenant Assistance Plan for tenants of the 5 existing rental dwelling units proposed to be demolished to the satisfaction of the Chief Planner and Executive Director, City Planning. 4. City Council direct that before introducing the necessary Bills to City Council for enactment, the applicant be required to provide a lawyer's undertaking to 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.
TE32.10adopted
This report recommends approval of the application to amend the Zoning By-law, with a holding provision, to permit a 91-storey (300 metres, including mechanical penthouse) mixed use building, including 840 dwelling units and 7,920 square metres of non-residential space at 17-19, 23 and 25 Toronto Street and 55 and 57 Adelaide Street East. A separate report from the Senior Manager, Heritage Planning, on the proposed alterations to the designated properties located at 17-19 Toronto Street, 25 Toronto Street, and 55 Adelaide Street East and the demolition and replacement of 23 Toronto Street within the St. Lawrence Neighbourhood Heritage Conservation District 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 17-19, 23 and 25 Toronto Street and 55 and 57 Adelaide Street East, substantially in accordance with the draft Zoning By-law Amendment included as Revised Attachment 5 to the report (April 14, 2026) 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 17-19, 23 and 25 Toronto Street and 55 and 57 Adelaide Street East.
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 17-19, 23 and 25 Toronto Street and 55 and 57 Adelaide 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 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 17-19, 23 and 25 Toronto Street and 55 and 57 Adelaide Street East.
TE32.11adopted
This report recommends that City Council approve an application under Section 42 of the Ontario Heritage Act to alter designated heritage properties at 17-19 Toronto Street, 25 Toronto Street and 55 Adelaide Street East. This report also recommends that City Council approve the demolition of 23 Toronto Street under Section 42 of the Ontario Heritage Act in connection with a proposed development of the subject properties. 57 Adelaide Street East is within the development site but is not proposed to be altered. This report also recommends that Council grant authority to enter into a Heritage Easement Agreement for 17-19 Toronto Street, 25 Toronto Street and 55 Adelaide Street East. The proposed development includes the construction of a 91-storey mixed-use tower comprising commercial, office, and residential spaces on the site. It includes full retention of buildings at 17-19 Toronto Street and 57 Adelaide Street East, along with in-situ façade retention of 25 Toronto Street and 55 Adelaide Street East. 23 Toronto Street is identified as 'non-contributing' in the District Plan. The District Plan allows for the demolition of buildings or structures on a non-contributing property. The proposed new low-rise building associated with the tower development complies with the St. Lawrence Neighbourhood Heritage Conservation District Plan. Through revisions to the application, Heritage Planning staff are satisfied that the proposed alterations conserve the subject heritage properties and are consistent with the existing policy framework. The heritage impacts of the proposal are appropriately mitigated through the overall conservation strategy.
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 23 Toronto Street in the St. Lawrence Neighbourhood 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 23 Toronto Street is substantially in accordance with the plans and elevations submitted by the applicant and prepared by SvN Architects + Planners, dated February 27, 2026, and the Heritage Impact Assessment, prepared by ERA Architects Ltd., dated April 20, 2023, and revised February 27, 2026, and on file with the Senior Manager, Heritage Planning; and c. prior to the issuance of any heritage permit for the property at 23 Toronto 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, that are consistent with the St. Lawrence Neighbourhood Conservation District Plan and substantially in accordance with the plans and elevations submitted by the applicant and prepared by SvN Architects + Planners, dated February 27, 2026, and the St. Lawrence Neighbourhood Conservation District Plan. 2. City Council approve the alterations to the designated heritage properties at 25 Toronto Street and 55 Adelaide Street East in accordance with Section 42 of the Ontario Heritage Act to allow for the construction of a new mixed-use building with alterations to 25 Toronto Street and 55 Adelaide Street East, and permit the demolition of 23 Toronto Street, substantially in accordance with the plans and drawings prepared by SvN Architects + Planners, dated February 27, 2026, and the Heritage Impact Assessment dated April 20, 2023 and revised February 27, 2026, prepared by ERA Architects Ltd., all 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. 3. City Council direct that its consent to the application to alter the designated heritage properties at 17-19 Toronto Street, 25 Toronto Street and 55 Adelaide Street East, in accordance with Part V, Section 42 of the Ontario Heritage Act are also subject to the following conditions: a. prior to the issuance of any permit for all or any part of the properties at 17-19 Toronto Street, 25 Toronto Street and 55 Adelaide Street East, 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 for the properties at 17-19 Toronto Street, 25 Toronto Street, 55 Adelaide Street East and 57 Adelaide Street East, to the satisfaction of the Senior Manager, Heritage Planning; 2. execute and register on title a Heritage Easement Agreement with the City for the properties at 17-19 Toronto Street, 25 Toronto Street, and 55 Adelaide Street East, substantially in accordance with the plans and drawings prepared by SvN Architects + Planners, dated February 27, 2026, and the Heritage Impact Assessment dated April 20, 2023 and revised February 27, 2026, prepared by ERA Architects Ltd., all on file with the Senior Manager, Heritage Planning, subject to and in accordance with the Conservation Plan required in Recommendation 3.a.1. above, to the satisfaction of the Senior Manager, Heritage Planning, including execution and registration of such agreement to the satisfaction of the City Solicitor; 3. provide a Heritage Lighting Plan that describes how the exterior of the heritage properties will be sensitively illuminated to enhance their 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 properties, 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 properties, satisfactory to the Senior Manager, Heritage Planning; 6. submit a Signage Plan for the proposed development 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 3.a.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; 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 Plan and Interpretation Plan. 4. City Council authorize the City Solicitor to introduce the necessary Bills in City Council authorizing the entering into of a Heritage Easement Agreement for the properties at 17-19 Toronto Street, 25 Toronto Street and 55 Adelaide Street East. 5. 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 demolition of the 'non-contributing' building and the erection of a new mixed-use building at 23 Toronto Street in the St. Lawrence Neighbourhood 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 23 Toronto Street is substantially in accordance with the plans and elevations submitted by the applicant and prepared by SvN Architects + Planners, dated February 27, 2026, and the Heritage Impact Assessment, prepared by ERA Architects Ltd., dated April 20, 2023, and revised February 27, 2026, and on file with the Senior Manager, Heritage Planning. c. That prior to the issuance of any heritage permit for the property at 23 Toronto 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, that are consistent with the St. Lawrence Neighbourhood Conservation District Plan and substantially in accordance with the plans and elevations submitted by the applicant and prepared by SvN Architects + Planners, dated February 27, 2026, and the St. Lawrence Neighbourhood Conservation District Plan. 2. City Council approve the alterations to the designated heritage properties at 25 Toronto Street and 55 Adelaide Street East in accordance with Section 42 of the Ontario Heritage Act to allow for the construction of a new mixed-use building with alterations to 25 Toronto Street and 55 Adelaide Street East, and permit the demolition of 23 Toronto Street, substantially in accordance with the plans and drawings prepared by SvN Architects + Planners, dated February 27, 2026, and the Heritage Impact Assessment dated April 20, 2023 and revised February 27, 2026, prepared by ERA Architects Ltd., all 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. 3. City Council direct that its consent to the application to alter the designated heritage properties at 17-19 Toronto Street, 25 Toronto Street and 55 Adelaide Street East, in accordance with Part V, Section 42 of the Ontario Heritage Act, are also subject to the following conditions: a. Prior to the issuance of any permit for all or any part of the properties at 17-19 Toronto Street, 25 Toronto Street and 55 Adelaide Street East, 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 for the properties at 17-19 Toronto Street, 25 Toronto Street, 55 Adelaide Street East and 57 Adelaide Street East, to the satisfaction of the Senior Manager, Heritage Planning. 2. Execute and register on title a Heritage Easement Agreement with the City for the properties at 17-19 Toronto Street, 25 Toronto Street, and 55 Adelaide Street East, substantially in accordance with the plans and drawings prepared by SvN Architects + Planners, dated February 27, 2026, and the Heritage Impact Assessment dated April 20, 2023 and revised February 27, 2026, prepared by ERA Architects Ltd., all on file with the Senior Manager, Heritage Planning, subject to and in accordance with the Conservation Plan required in Recommendation 3.a.1, to the satisfaction of the Senior Manager, Heritage Planning, including execution and registration of such agreement to the satisfaction of the City Solicitor. 3. Provide a Heritage Lighting Plan that describes how the exterior of the heritage properties will be sensitively illuminated to enhance their 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 properties, 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 properties, satisfactory to the Senior Manager, Heritage Planning. 6. Submit a Signage Plan for the proposed development 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 3.a.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. 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 Plan and Interpretation Plan. 4. City Council authorize the City Solicitor to introduce the necessary Bills in Council authorizing the entering into of a Heritage Easement Agreement for the properties at 17-19 Toronto Street, 25 Toronto Street, and 55 Adelaide Street East. 5. City Council authorize the City Solicitor and City staff to take all necessary actions to implement City Council's decision.
TE32.12forwarded without recommendation
This report reviews and recommends approval of the application to amend the Official Plan and Zoning By-law to permit a 26 storey building at 954, 956, 958 Broadview Avenue and 72 Chester Hill Road. A 14 storey building was previously approved at this site. The proposal would provide 309 dwelling units (including 8 affordable units), with a total gross floor area of 19,766 square metres including 100 square metres of non-residential space on the ground floor. A total of 81 vehicle parking spaces and 171 bicycle parking spaces are proposed. Elements of the previously approved development which have been maintained in the current proposal include the restoration of a heritage building, a new on-site public park next to Broadview Avenue, eight affordable ownership housing units and the naturalization and conveyance of lands at the rear of the site to the Toronto Region Conservation Authority (TRCA). The proposed development is consistent with the Provincial Planning Statement (2024) and conforms to the City's Official Plan. The application represents appropriate intensification that is compatible with the existing and planned context within a Protected Major Transit Station Area (PMTSA), provides enhancements to the public realm and conserves natural and heritage resources.
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 954, 956 and 958 Broadview Avenue and 72 Chester Hill Road substantially in accordance with the draft Official Plan Amendment included as Attachment 6 to this Report. 2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 954, 956 and 958 Broadview Avenue and 72 Chester Hill Road 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 Amendment and draft Zoning By-law Amendments as may be required. 4. Prior to the enactment of Bills, City Council require the Owner to enter into an amending Section 37 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 cash payment in the amount of $200,000 to be directed to capital improvements in the ward in the vicinity of the site, for the permissions being granted in the draft by-law to the satisfaction of the Executive Director, Development Review and the City Solicitor, subject to the following conditions: a. City Council require the owner of the lands at 954, 956 and 958 Broadview Avenue and 72 Chester Hill 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 AT66153714, to secure a cash payment in the amount of $200,000 to be directed to capital improvements in the ward in the vicinity of the site, 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. 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 954, 956 and 958 Broadview Avenue from Permit Parking.
TE32.13forwarded without recommendation
This report recommends that City Council approve the proposed alterations to the former Chester Public School at 958 Broadview Avenue, designated under Part IV of the Ontario Heritage Act, in connection with the development of the subject property and that Council grant authority for the City to amend an existing Heritage Easement Agreement with the owner. The subject property contains the former Chester Public School, now known as Estonian House, which has cultural heritage value as a representative example of a late 19th century village school combining the American Richardsonian Romanesque and British Queen Anne styles. The original school building, completed in 1891, was a two-and-a-half storey, red-brick building with a bell tower on its south-east corner. The roof of the bell tower was removed prior to 1953. The school was altered in 1962-3, 1975 and 1995 with unsympathetic additions. The property was designated under Part IV of the OHA on October 5, 2016 under City of Toronto By-law 719-2017. A Heritage Easement Agreement was registered on the property on July 28, 2022. In 2022, City Council approved alterations to this property under Section 33 of the Ontario Heritage Act in connection with an Official Plan and Zoning By-Law Amendment to allow for the construction of a 14-storey residential tower with retail use at grade that incorporated the former Chester Public School at the base. The proposal included the removal of the incompatible additions and the restoration and rehabilitation of the Chester Public School and a new landscaped forecourt along Broadview Avenue. The current application proposes to re-develop the site and to construct a new residential building with retail use at grade. The Official Plan and Zoning By-Law Application are for a 26-storey mixed-use building. The proposal will include 310 residential units, including eight affordable ownership units and an on-site public park. All existing structures on the site are proposed to be demolished, except for the 1891 Chester Public School, which is to be restored and rehabilitated. The proposed conservation strategy includes the retention, rehabilitation and restoration of a significant portion of the original Chester Public School including the reconstruction and reinstatement of the bell tower and chimney on the east façade of the building. Heritage Planning staff are satisfied that the proposed alterations continue to conserve the onsite and adjacent heritage properties and are consistent with the existing policy framework. The heritage impacts of the development proposal are appropriately mitigated through the overall conservation strategy.
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 958 Broadview Avenue with conditions, in accordance with Part IV, Section 33 of the Ontario Heritage Act, to allow for the construction of a new 26-storey residential tower with such alterations to the designated property substantially in accordance with the plans and drawings dated February 12, 2026 prepared by G + C Architects and on file with the Senior Manager, Heritage Planning, and the Heritage Impact Assessment Addendum dated February 13, 2026, prepared by ERA Architects Inc., 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. the owner shall: 1. enter into an amended Heritage Easement Agreement with the City for the property at 958 Broadview Avenue, substantially in accordance with the plans and drawings dated February 12, 2026 prepared by G + C Architects and the Heritage Impact Assessment prepared by ERA Architects Inc., dated February 13, 2026, 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. 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 958 Broadview Avenue 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 958 Broadview Avenue 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 an amended Heritage Easement Agreement with the City required in Recommendation 1.b.1 for the property at 958 Broadview Avenue 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. submit a Signage Plan for the proposed development 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 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. 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 Plan and Interpretation Plan. d. prior to the release of the Letter of Credit required in Recommendation 1.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. 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 amendment of a Heritage Easement Agreement for the property at 958 Broadview Avenue. 3. City Council authorize the City Solicitor and City staff to take all necessary actions to implement City Council's decision.
TE32.14adopted
On September 9, 2025, an application to amend the Official Plan and Zoning By-law was submitted, to re-designate the lands from Neighbourhoods to Apartment Neighbourhoods, and to permit 41 and 39 storey residential buildings containing 873 units (including 11 rental replacement units) and 61,378 square metres of total gross floor area at 26 to 36 Mountview Avenue and 21 to 29 Oakmount Road. A Rental Housing Demolition application has also been received by the City to address rental replacement obligations for the 11 existing rental units on site in conjunction with the Official Plan and Zoning By-law amendment application. On March 27, 2026, the applicant appealed the Official Plan and Zoning By-law Amendment application to the Ontario Land Tribunal ("OLT") due to City Council not making a decision within the timeframe prescribed by the Planning Act. This report recommends that the City Solicitor and appropriate City staff attend the OLT hearing to oppose the Official Plan and Zoning By-law Amendment application in its current form, and to continue discussions with the applicant in an attempt 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 Official Plan and Zoning By-law Amendment appeal for the lands at 26 to 36 Mountview Avenue and 21 to 29 Oakmount Road, and to continue discussions with the applicant in an attempt to resolve outstanding issues. 2. 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.
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 Official Plan and Zoning By-law Amendment appeal for the lands at 26 to 36 Mountview Avenue and 21 to 29 Oakmount Road, and to continue discussions with the applicant in an attempt to resolve outstanding issues. 2. 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.
TE32.15adopted
This report recommends that City Council classify 257, 259 and 291 Lake Shore Boulevard East, 2 Small Street and 200 Queens Quay East, identified as Quayside Blocks 1A, 1B, 1C, and 2 (the "Site") as a Class 4 Noise Area under the Environmental Noise Guideline, Stationary an Transportation Sources - Approval and Planning (Publication NPC-300) administered by the Ministry of Environment, Conservation and Parks (MECP). A Class 4 classification allows for higher sound level limits than would otherwise be permitted in relation to a sensitive land use such as residential dwellings and associated outdoor living areas. The impacts of such higher levels would be mitigated by the implementation of noise control measures as part of site plan approval that are required as a condition to lift the holding provision and for development to proceed. A Noise and Vibration Assessment for Quayside Block 1A, and a Draft Noise and Vibration Impact Study for Quayside Blocks 1B, 1C, and 2, were prepared by RWDI in support of the proposed development at the Site. The City retained a peer reviewer, Arcadis Professional Services (Canada) Inc., to review the studies. RWDI and Arcadis conclude that a Class 4 classification of the Site is appropriate to ensure regulatory compliance for Redpath Sugar at 95 Queens Quay East and Amrize (formerly Lafarge Canada) at 54 Polson Street.
The Toronto and East York Community Council recommends that: 1. City Council classify 257, 259 and 291 Lake Shore Boulevard East, 2 Small Street, and 200 Queens Quay East as a Class 4 Noise Area pursuant to Ministry of Environment Environmental Noise Guideline - Stationary and Transportation Sources - Approval and Planning Publication NPC-300, August 2013, as shown in Attachment 2 to the report (April 13, 2026) from the Director, Community Planning, Toronto and East York District. 2. City Council direct the Executive Director, Development Review or their designate to forward a copy of the Item to the Ministry of Environment, Conservation and Parks.
Staff recommendation as filed
The Director, Community Planning, Toronto and East York District recommends that: 1. City Council classify 257, 259 and 291 Lake Shore Boulevard East, 2 Small Street and 200 Queens Quay East, as a Class 4 Noise Area pursuant to Ministry of Environment Environmental Noise Guideline - Stationary and Transportation Sources - Approval and Planning Publication NPC-300, August 2013, as shown in Attachment 2. 2. City Council direct the Executive Director, Development Review or their designate to forward a copy of the City Council Decision Document to the Ministry of Environment, Conservation and Parks.
TE32.16adopted
This report recommends that City Council refuse the application under Part IV, Sections 33, 34(1)(1) and 34(1)(2) of the Ontario Heritage Act for alterations to the properties at 68 Fraser Avenue (with an entrance address of 147 Liberty Street) and 54-66 Fraser Avenue, the demolition of heritage attributes at the property at 54-66 Fraser Avenue, as well as for the demolition of a single storey detached brick building at the south end of the property at 54-66 Fraser Avenue. This application was made in connection with an Official Plan Amendment and Zoning By-law Amendment application for a 55-storey mixed-use building that has been appealed to the Ontario Land Tribunal. The designated property at 68 Fraser Avenue (147 Liberty Street) contains a two-storey former factory building with features of Edwardian Classical style. The designated properties at 54-66 Fraser Avenue include the original one-storey factory building, a one-storey south wing addition, and a second-storey addition over the southern bays. These buildings, with flat roofs, form a U-shape around a courtyard accessed from Fraser Avenue. The complex is an example of well-designed early 20th-century industrial building with elements of the Renaissance Revival style. The redevelopment proposes to fully retain and restore the heritage building at 68 Fraser Avenue (147 Liberty Street) and the east (street facing) facades of the properties at 54-66 Fraser Avenue. At 54-66 Fraser Avenue, the proposal would demolish and rebuild at a reduced depth the interstitial recess or courtyard between 58-60 and 62-66 Fraser Avenue. Staff is not supportive of this aspect of the proposal and seek conservation of a greater portion of the courtyard. At 54-66 Fraser Avenue, the tower projects over the heritage properties in a manner that visually dominates these heritage resources. The tower element should be pulled back so that the floor and balcony slab edges do not overwhelm the heritage properties. The current proposal does not conform with the policies of the Official Plan and does not conserve the cultural heritage values and attributes of the properties at 68 Fraser Avenue (147 Liberty Street) and 54-66 Fraser Avenue.
The Toronto and East York Community Council recommends that: 1. City Council refuse the application to alter the designated heritage properties at 54-66 Fraser Avenue and 68 Fraser Avenue (147 Liberty Street) under Part IV, Section 33 of the Ontario Heritage Act to allow for the construction of a 55-storey mixed-use building, in accordance with the plans and drawings dated March 31, 2025 prepared by Sweeney and Co. Architects and the Heritage Impact Assessment prepared by Giaimo dated February 27, 2026. 2. City Council refuse the application to demolish heritage attributes at the designated heritage property at 54-66 Fraser Avenue under Part IV, Section 34(1)(1) of the Ontario Heritage Act to allow for the construction of a 55-storey mixed-use building, in accordance with the plans and drawings dated March 31, 2025 prepared by Sweeney and Co. Architects and the Heritage Impact Assessment prepared by Giaimo dated February 27, 2026. 3. City Council refuse the application to demolish a single storey detached building at the designated heritage property at 54-66 Fraser Avenue under Part IV, Section 34(1)(2) of the Ontario Heritage Act to allow for the construction of a 55-storey mixed-use building, in accordance with the plans and drawings dated March 31, 2025 prepared by Sweeney and Co. Architects and the Heritage Impact Assessment prepared by Giaimo dated February 27, 2026. 4. In the event this decision is appealed to the Ontario Land Tribunal, City Council authorize the City Solicitor and the necessary City staff to attend the Ontario Land Tribunal in opposition to the appeal and to continue discussions with the applicant in an attempt to resolve outstanding issues.
Staff recommendation as filed
The Senior Manager, Heritage Planning, Urban Design, City Planning recommends that: 1. City Council refuse the application to alter the designated heritage properties at 54-66 Fraser Avenue and 68 Fraser Avenue (147 Liberty Street) under Part IV, Section 33 of the Ontario Heritage Act to allow for the construction of a 55-storey mixed-use building, in accordance with the plans and drawings dated March 31, 2025 prepared by Sweeney and Co. Architects and the Heritage Impact Assessment prepared by Giaimo dated February 27, 2026. 2. City Council refuse the application to demolish heritage attributes at the designated heritage property at 54-66 Fraser Avenue under Part IV, Section 34(1)(1) of the Ontario Heritage Act to allow for the construction of a 55-storey mixed-use building, in accordance with the plans and drawings dated March 31, 2025 prepared by Sweeney and Co. Architects and the Heritage Impact Assessment prepared by Giaimo dated February 27, 2026. 3. City Council refuse the application to demolish a single storey detached building at the designated heritage property at 54-66 Fraser Avenue under Part IV, Section 34(1)(2) of the Ontario Heritage Act to allow for the construction of a 55-storey mixed-use building, in accordance with the plans and drawings dated March 31, 2025 prepared by Sweeney and Co. Architects and the Heritage Impact Assessment prepared by Giaimo dated February 27, 2026. 4. In the event this decision is appealed to the Ontario Land Tribunal, City Council authorize the City Solicitor and the necessary City staff to attend the Ontario Land Tribunal in opposition to the appeal and to continue discussions with the applicant in an attempt to resolve outstanding issues.
TE32.17deferred
55 Grange 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 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 an existing one and a half storey detached residential building at 55 Grange Avenue (Application No. 26 116226 DEM 00 DM) is being referred to the Toronto and East York Community Council for consideration because Toronto Building has received an objection letter from the community with concerns regarding the property at 55 Grange Avenue being nominated for heritage status on March 10, 2021.
The Toronto and East York Community Council: 1. Deferred consideration of the Item until the May 28, 2026 meeting of 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 give consideration to the demolition application for 55 Grange Avenue, and decide to: 1. Approve the application to demolish the one and a half storey detached residential building at 55 Grange Avenue without any conditions; or 2. Approve the application to demolish the one and a half storey detached residential building at 55 Grange 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.
TE32.18amended
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 applications for the demolition of the existing residential buildings at 183, 185, 187, and 195 St. Clair Avenue West and 273 Poplar Plains Road (Application Nos. 26 126121 DEM 00 DM, 26 126124 DEM 00 DM, 26 126148 DEM 00 DM, 26 126157 DEM 00 DM, and 26 126163 DEM 00 DM) are being referred to the Toronto and East York Community Council for consideration because Toronto Building received a request for demolition of property with six or more dwelling units and prior to the issuance of a replacement building permit.
The Toronto and East York Community Council: 1. Approved the applications to demolish the existing residential buildings at 183, 185, 187 and 195 St. Clair Avenue West and 273 Poplar Plains Road with the following conditions: a. 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 and Executive Director, Toronto Building; b. all debris and rubble be removed immediately after demolition; c. 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. 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 applications for demolition at 183, 185, 187, and 195 St. Clair Avenue West and 273 Poplar Plains Road and decide to: 1. Refuse the applications to demolish the existing residential buildings at 183, 185, 187, and 195 St. Clair Avenue West and 273 Poplar Plains Road because there is no permit to replace the building on the site; or 2. Approve the applications to demolish the existing residential buildings at 183, 185, 187, and 195 St. Clair Avenue West and 273 Poplar Plains Road without any conditions; or 3. Approve the applications to demolish the existing residential buildings at 183, 185, 187, and 195 St. Clair Avenue West and 273 Poplar Plains Road 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.
TE32.19deferred
295 Woodfield Road - Application for Fence Exemption
The Applicant for 295 Woodfield Road 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 Section 1.2.B(1) fence in rear yard not to exceed 2.0 metres in height. The Applicant for 295 Woodfield Road is requesting an exemption for their; - Existing vinyl fence to remain - Rear fence - southern lot line fence height of 2.2 metres at a length of 2.1 metres - Rear fence - northern lot line fence height of 2.1 metres at a length of 2.03 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 Section 1.2.B(1) fence in rear yard not to exceed 2.0 metres in height.
The Toronto and East York Community Council: 1. Deferred consideration of the Item until the May 28, 2026 meeting of Toronto and East York Community Council.
Staff recommendation as filed
The District Manager, Municipal Licensing and Standards, Central District recommends that Toronto and East York Community Council pursuant to City of Toronto Municipal Code Fences Chapter 447 Section 1.2.B(1) fence in rear yard not to exceed 2.0 metres in height: 1. Refuse to grant an exemption to Chapter 447, Fences, to the property owner of 295 Woodfield Road for the existing fence described in the Summary of this report.
TE32.20adopted
54 Gormley Avenue - Application to Remove a City Owned Tree
This report requests that the Toronto and East York Community Council deny the request for a permit to remove one City-owned tree located at 54 Gormley Avenue. The applicant indicates the reason for requesting removal of the tree is due to the nuisance fruit and a poor branch union resulting in potential health and safety concerns. The ginkgo tree (Ginkgo biloba) measures 39 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 City-owned tree located at 54 Gormley Avenue.
Staff recommendation as filed
The Director, Urban Forestry, Environment, Climate and Forestry recommends that: 1. Toronto and East York Community Council deny the request for a permit to remove one City-owned tree located at 54 Gormley Avenue.
TE32.21deferred
40 Myrtle Avenue - Application to Remove a Private Tree
This report requests that the Toronto and East York Community Council deny the request for a permit to remove one privately owned tree located at 40 Myrtle Avenue. The applicant indicates the reason for requesting removal of the tree is due to the foul odour and nuisance of the fruit and the poor condition and constrained location of the tree resulting in a potential safety hazard. The ginkgo tree (Ginkgo biloba) measures 60 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. Deferred consideration of the Item until the May 28, 2026 meeting of Toronto and East York Community Council.
Staff recommendation as filed
The Director, 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 40 Myrtle Avenue.
TE32.22deferred
326 Durie Street - Application to Remove a City-Owned Tree
This report requests that the Toronto and East York Community Council deny the request for a permit to remove one City-owned tree located at 326 Durie Street. The applicant indicates the reason for requesting removal of the tree is to facilitate the construction of a front yard parking pad. The saucer magnolia tree (Magnolia x soulangeana) measures 14 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. Deferred consideration of the Item until the May 28, 2026 meeting of Toronto and East York Community Council.
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 City-owned tree located at 326 Durie Street.
TE32.23adopted
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, Church-Wellesley Village, Hillcrest Village, Leslieville, Liberty Village, Little Portugal Toronto, Queen Street West, Riverside District, Rosedale Main Street and Yonge & St. Clair Business Improvement Area 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 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: - Ganev, Alan Church-Wellesley Village: - Azzopardi, Michael - Gupta, Sahil Liberty Village: - Parker, Noah - Ramos, Jonathan Queen Street West: - Chow, Eric - Kim, Isabel (Na Hyun) Rosedale Main Street: - Avard, Allie Yonge and St. Clair: - Dixon, Gregory 2. Removed the following directors from the Business Improvement Area Boards of Management set out below: Bloor-Yorkville: - Bernard, Kimberly Hillcrest Village: - Chee, Robert Leslieville: - Wilson, Tom Liberty Village: - Atkins, Chris Little Portugal Toronto: - Toral, Matthew Riverside District: - Korman, Mitch - Watson, Dave Yonge and St. Clair: - Samaha, Sam - Omeri, Emiliano
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 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: Ganev, Alan Church-Wellesley Village: Azzopardi, Michael Gupta, Sahil Liberty Village: Parker, Noah Ramos, Jonathan Queen Street West: Chow, Eric Kim, Isabel (Na Hyun) Rosedale Main Street: Avard, Allie Yonge and St. Clair: Dixon, Gregory 2. Remove the following directors from the Business Improvement Area Boards of Management set out below: Bloor-Yorkville: Bernard, Kimberly Hillcrest Village: Chee, Robert Leslieville: Wilson, Tom Liberty Village: Atkins, Chris Little Portugal Toronto: Toral, Matthew Riverside District: Korman, Mitch Watson, Dave Yonge and St. Clair: Samaha, Sam Omeri, Emiliano
TE32.24deferred
914 Bathurst Street - Construction Staging Area
As the Toronto Transit Commission (TTC) operates a transit service on Bathurst Street, City Council approval of this report is required. SD BATHURST INC is constructing a 12-storey condominium building at 914 Bathurst Street. The site is located on the northwest corner of Bathurst Street and Barton Avenue. Transportation Services is requesting authorization to temporarily close the west sidewalk and the southbound curb lane on Bathurst Street, between Barton Street and a point 50 metres north. Authorization is also being requested to close the north sidewalk on Barton Avenue, between Bathurst Street and a point 45 metres west. These closures are required for a period of 30 months, from May 31, 2026 to November 30, 2028, to support construction staging operations.
The Toronto and East York Community Council: 1. Deferred consideration of the item until the May 28, 2026 meeting of Toronto and East York Community Council.
Staff recommendation as filed
The Director, Traffic Management, Transportation Services recommends that: 1. City Council authorize the closure of the west sidewalk and the west side southbound lane on Bathurst Street, between Barton Street and a point 50 metres north, and provision of a temporary pedestrian walkway within the closed portion of the southbound curb lane, from May 31, 2026 to November 30, 2028, inclusive. 2. City Council authorize the closure of the north sidewalk on Barton Avenue, between Bathurst Street and a point 45 metres west, from May 31, 2026 to November 30, 2028, inclusive. 3. City Council rescind the existing southbound left-turns prohibition in effect 7:00 a.m. to 9:00 a.m., Monday to Friday at the intersection of Bathurst Street and Barton Street. 4. City Council prohibit southbound left-turns at all times at the intersection of Bathurst Street and Barton Street. 5. City Council rescind the existing parking machine regulation in effect from 9:00 a.m. to 4:00 p.m., 6:00 p.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, at a rate of $2.00 dollars per hour for maximum period of 3 hours maximum, on the west side of Bathurst Street, between Barton Avenue and a point 62 metres north. 6. City Council rescind the existing no stopping regulation in effect 7:00 a.m. to 9:00 a.m., Monday to Friday, except public holidays, on the west side of Bathurst Street, between Barton Avenue and a point 62 metres north. 7. City Council rescind the existing maximum one-hour parking regulation in effect 9:00 a.m. to 4:00 p.m., Monday to Friday, on the west side of Bathurst Street, between Barton Avenue and a point 62 metres north. 8. City Council rescind the existing maximum one-hour parking regulation in effect 4:00 p.m. to 6:00 p.m., Monday to Friday., except public holidays, on the west side of Bathurst Street, between Barton Avenue and a point 62 metres north. 9. City Council rescind the existing parking prohibition in effect at all times on the north side of Barton Street, between a point 44 metres east of Markham Street and a point 9.8 metres further east. 10. City Council prohibit stopping at all times on the north side of Barton Street, between Bathurst Street and a point 47 metres west. 11. City Council prohibit stopping at all times on both sides of Old Crookshank Laneway, between Barton Street and a point 46 metres north. 12. 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. 13. City Council direct the applicant to 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). 14. 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. 15. 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. 16. 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. 17. 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. 18. 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. 19. City Council direct the applicant to install cane detection within the covered and protected walkway to guide pedestrians who are visually impaired. 20. 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. 21. 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. 22. 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. 23. City Council direct that Bathurst Street and Barton Avenue 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. 24. City Council direct the applicant to provide monthly community meetings, to discuss any concerns raised by the community.
TE32.25adopted
As the Toronto Transit Commission (TTC) operates a transit service on Spadina Road City Council approval of this report is required. Toronto Transit Commission (TTC) plans to replace the of end-of-life subway ventilation equipment's within Spadina Station Line 1 ventilation shafts. To carry out this critical work, temporary street-level access is required at the ventilation shafts located in the centre of Spadina Road, between Lowther Avenue and Kendal Avenue. To accommodate the construction staging operations Transportation Services is requesting authorization for the following actions: - Closure of the northbound through traffic lane, between point 15 metres north of Kendal Avenue and a point 110 metres south of Lowther Avenue. - Closure of the southbound through traffic lane between a point 90 metres north of Kendal Avenue and a point 30 metres south of Lowther Avenue. - Prohibit eastbound and westbound left-turns, at all times, at the intersection of Lowther Avenue and Spadina Avenue. The above lane closures and traffic amendments are required for a period of 15 months, from October 1, 2026, to December 31, 2027. With the proposed construction staging area in place, the northbound and southbound through lanes will be closed. A single northbound and southbound curb lane will be maintained to accommodate two-way traffic flow. Consequently, the east-west through movements and all the left-turns will be prohibited at the intersection of Spadina Road at Lowther Avenue. Also, all left-turns will be prohibited at the intersection of Spadina Road and Kendal Avenue during the construction period. While the restrictions are in effect, drivers will be able to make the desired maneuvers at the intersections in the surrounding road network.
The Toronto and East York Community Council recommends that: 1. City Council authorize the close the northbound traffic lane adjacent to the road centre, between a point 15 metres north of Kendal Avenue and a point 110 metres south of Lowther Avenue, from October 1, 2026 to December 31, 2027, inclusive. 2. City Council authorize the close the southbound traffic lane adjacent to the road centre, between a point 90 metres north of Kendal Avenue and a point 30 metres south of Lowther Avenue, from October 1, 2026 to December 31, 2027, inclusive. 3. City Council prohibit northbound left-turns at all times at the intersection of Spadina Road at Lowther Avenue, from October 1, 2026 to December 31, 2027, inclusive. 4. City Council prohibit southbound left-turns at all times at the intersection of Spadina Road at Lowther Avenue, from October 1, 2026 to December 31, 2027, inclusive. 5. City Council prohibit westbound left-turns at all times at the intersection of Spadina Road at Lowther Avenue, from October 1, 2026 to December 31, 2027, inclusive. 6. City Council prohibit westbound through movements at all times at the intersection of Spadina Road at Lowther Avenue, from October 1, 2026 to December 31, 2027, inclusive. 7. City Council prohibit eastbound left-turns at all times at the intersection of Spadina Road at Lowther Avenue, from October 1, 2026 to December 31, 2027, inclusive. 8. City Council prohibit eastbound through movements at all times at the intersection of Spadina Road at Lowther Avenue, from October 1, 2026 to December 31, 2027, inclusive. 9. City Council prohibit eastbound left-turns at all times at the intersection of Spadina Road at Kendal Avenue, from October 1, 2026 to December 31, 2027, inclusive. 10. City Council prohibit northbound left-turns at all times at the intersection of Spadina Road at Kendal Avenue, from October 1, 2026 to December 31, 2027, inclusive. 11. City Council rescind the existing stopping prohibition in effect 3:30 p.m. to 6:30 p.m., Monday to Friday, except public holidays on the east side of Spadina Road, between a point 50 metres north of Kendal Avenue and a point 130 metres south of Lowther Avenue. 12. City Council rescind the existing parking machine regulation in effect 6:30 p.m. to 9:00 p.m., Monday to Friday, at a rate of $2.00 per 1 hour, for maximum period of 2.5 hours on the east side of Spadina Road, between a point 50 metres north of Kendal Avenue and a point 130 metres south of Lowther Avenue. 13. City Council rescind the existing parking machine regulation in effect 8:00 a.m. to 3:30 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, at a rate of $2.00 per 1 hour, for maximum period of 3 hours on the east side of Spadina Road, between a point 50 metres north of Kendal Avenue and a point 130 metres south of Lowther Avenue. 14. City Council prohibit stopping at all times on the east side of Spadina Road, between a point 50 metres north of Kendal Avenue and a point 130 metres south of Lowther Avenue. 15. City Council rescind the existing parking machine regulation in 9:30 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, at a rate of $2.00 per 1 hour, for maximum period of 3 hours on the west side of Spadina Road, between a point 115 metres north of Kendal Avenue and a point 65 metres south of Lowther Avenue. 16. City Council rescind the existing stopping prohibition in effect 7:30 a.m. to 9:30 a.m., Monday to Friday, except public holidays on the west side of Spadina Road, between a point 115 metres north of Kendal Avenue and a point 65 metres south of Lowther Avenue. 17. City Council prohibit stopping at all times on the west side of Spadina Road, between a point 115 metres north of Kendal Avenue and a point 65 metres south of Lowther Avenue. 18. 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. 19. City Council direct the applicant to 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. 20. 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. 21. 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. 22. 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. 23. 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. 24. 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. 25. 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. 26. 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. 27. City Council direct that Spadina Road 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. 28. City Council direct the applicant to provide monthly community meetings, to discuss any concerns raised by the community.
Staff recommendation as filed
The Director, Congestion and Network Management, Transportation Services, recommends that: 1. City Council authorize the close the northbound traffic lane adjacent to the road centre, between a point 15 metres north of Kendal Avenue and a point 110 metres south of Lowther Avenue, from October 1, 2026 to December 31, 2027, inclusive. 2. City Council authorize the close the southbound traffic lane adjacent to the road centre, between a point 90 metres north of Kendal Avenue and a point 30 metres south of Lowther Avenue, from October 1, 2026 to December 31, 2027, inclusive. 3. City Council prohibit northbound left-turns at all times at the intersection of Spadina Road at Lowther Avenue, from October 1, 2026 to December 31, 2027, inclusive. 4. City Council prohibit southbound left-turns at all times at the intersection of Spadina Road at Lowther Avenue, from October 1, 2026 to December 31, 2027, inclusive. 5. City Council prohibit westbound left-turns at all times at the intersection of Spadina Road at Lowther Avenue, from October 1, 2026 to December 31, 2027, inclusive. 6. City Council prohibit westbound through movements at all times at the intersection of Spadina Road at Lowther Avenue, from October 1, 2026 to December 31, 2027, inclusive. 7. City Council prohibit eastbound left-turns at all times at the intersection of Spadina Road at Lowther Avenue, from October 1, 2026 to December 31, 2027, inclusive. 8. City Council prohibit eastbound through movements at all times at the intersection of Spadina Road at Lowther Avenue, from October 1, 2026 to December 31, 2027, inclusive. 9. City Council prohibit eastbound left-turns at all times at the intersection of Spadina Road at Kendal Avenue, from October 1, 2026 to December 31, 2027, inclusive. 10. City Council prohibit northbound left-turns at all times at the intersection of Spadina Road at Kendal Avenue, from October 1, 2026 to December 31, 2027, inclusive. 11. City Council rescind the existing stopping prohibition in effect 3:30 p.m. to 6:30 p.m., Monday to Friday, except public holidays on the east side of Spadina Road, between a point 50 metres north of Kendal Avenue and a point 130 metres south of Lowther Avenue. 12. City Council rescind the existing parking machine regulation in effect 6:30 p.m. to 9:00 p.m., Monday to Friday, at a rate of $2.00 per 1 hour, for maximum period of 2.5 hours on the east side of Spadina Road, between a point 50 metres north of Kendal Avenue and a point 130 metres south of Lowther Avenue. 13. City Council rescind the existing parking machine regulation in effect 8:00 a.m. to 3:30 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, at a rate of $2.00 per 1 hour, for maximum period of 3 hours on the east side of Spadina Road, between a point 50 metres north of Kendal Avenue and a point 130 metres south of Lowther Avenue. 14. City Council prohibit stopping at all times on the east side of Spadina Road, between a point 50 metres north of Kendal Avenue and a point 130 metres south of Lowther Avenue. 15. City Council rescind the existing parking machine regulation in 9:30 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, at a rate of $2.00 per 1 hour, for maximum period of 3 hours on the west side of Spadina Road, between a point 115 metres north of Kendal Avenue and a point 65 metres south of Lowther Avenue. 16. City Council rescind the existing stopping prohibition in effect 7:30 a.m. to 9:30 a.m., Monday to Friday, except public holidays on the west side of Spadina Road, between a point 115 metres north of Kendal Avenue and a point 65 metres south of Lowther Avenue. 17. City Council prohibit stopping at all times on the west side of Spadina Road, between a point 115 metres north of Kendal Avenue and a point 65 metres south of Lowther Avenue. 18. 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. 19. City Council direct the applicant to 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). 20. 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. 21. 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. 22. 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. 23. 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. 24. 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. 25. 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. 26. 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. 27. City Council direct that Spadina Road 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. 28. City Council direct the applicant to provide monthly community meetings, to discuss any concerns raised by the community.