| 141416 | REPORT | N | N | MAIN | ACTION | AMENDED | 52200000 | Y | PLAN_ACT | Expanding Housing Options in Neighbourhoods - Garden Suites Monitoring Program - Final Report | 2025.PH23.1 | PBNTGVN | Y | Y | Y | Y | <p>This report presents the findings of the Garden Suites Monitoring Program and recommends modifications to the Official Plan policies and Zoning By-law permissions for garden suites to further support the effective implementation of garden suites in Toronto and to align Zoning By-law 569-2013 with recent provincial regulatory changes. This report also encourages continuing City efforts to improve communications, processes, and application status tracking related to garden suites.</p>
<p> </p>
<p>A “garden suite” is a detached, self-contained ancillary living accommodation permitted on properties in residential zones in Toronto. Garden suites are usually located in the rear yard of properties and are generally smaller than the main house on the lot. Unlike laneway suites, a garden suite does not abut a public laneway. With the guiding principles of both “garden” and “suite”, garden suites are intended to provide an additional form of low-rise housing and increase housing supply within Neighbourhoods, while maintaining the natural environment, urban forest tree canopy, and soft landscaped character in rear yards. Garden suites also provide additional housing options for a variety of household configurations and people in different stages of life, including multigenerational families, renters, and those wishing to age in place.</p>
<p> </p>
<p>On February 2, 2022, City Council adopted the Expanding Housing Options in Neighbourhoods (“EHON”) EHON – Garden Suites <a href="https://www.toronto.ca/legdocs/mmis/2022/ph/bgrd/backgroundfile-174820.pdf">Final Report</a>, which introduced garden suite permissions within Neighbourhoods city-wide. Council also directed City Planning staff to monitor the implementation of garden suite permissions and report to Planning and Housing Committee recommending any necessary revisions to policy, zoning, and other changes to improve implementation.</p>
<p> </p>
<p>The Garden Suite Monitoring Program included a jurisdictional scan of garden suite permissions in other cities; a detailed review of garden suite applications including minor variances, building permits, and tree permits; and consultation with residents, resident associations and grassroots organizations, City staff and industry professionals. The key findings informed the recommended Official Plan and Zoning By-law Amendments attached to this report, which further support improvements to garden suite implementation in Toronto.</p>
<p> </p>
<p>The proposed Official Plan Amendment has regard for the matters of provincial interest listed in Section 2 of the Planning Act, is consistent with Provincial Planning Statement 2024, and meets the intent of Toronto's Official Plan. The Zoning By-law Amendment conforms with the Official Plan, as amended by the proposed Official Plan Amendment. As a priority project of the EHON initiative, garden suites contribute to Toronto’s housing goals and targets, including the 2023 Housing Action Plan, and the Province’s housing target of 285,000 new homes in Toronto by 2031.</p> | 23 | 1 | CMMTTEE | PH | All | N | 1753243200000 | … | Report | ACTION | Amended | Main | Planning Act, RSO 1990 | Public Notice Given | Committee | … | … | … | … | … | … | … | … | … | … | … | … | … | ACTION | true | Amended | 9:30 AM | … | … | … | … | — | — | — | — |
| 141210 | REPORT | N | N | MAIN | ACTION | ADOPTED | 52200000 | Y | PLAN_ACT | 3725 Bloor Street West - City-initiated Zoning By-law Amendment - Decision Report - Approval | 2025.PH23.2 | PBNTGVN | Y | Y | Y | Y | <p>Through this report, staff recommend approval of a City-initiated Zoning By-law Amendment for the lands at 3725 Bloor Street West (Block 3 of Bloor-Kipling) to permit a 43-storey (143 metres, including a mechanical penthouse) mixed-use building. The proposal includes approximately 698 rental dwelling units, including 230 affordable units, and an 804 square metre publicly accessible courtyard.</p>
<p> </p>
<p>The proposal is consistent with the Provincial Policy Statement (2024) and conforms with the Official Plan and Etobicoke Centre Secondary Plan. The proposal also meets the goals and principles of the Council-endorsed Bloor-Kipling Block Context Plan. The proposed development will provide intensification and housing within close proximity to higher order transit on an underutilized City-owned property. The proposal will deliver new affordable housing, advancing the Official Plan priority of adequate and affordable housing for all Torontonians.</p>
<p> </p>
<p>The development is part of the City's Toronto Builds program (previously a Housing Now site), which aims to deliver affordable housing within mixed-income, mixed-use, transit-oriented communities on City-owned land. The project supports the delivery of the Housing TO 2020-2030 Action Plan's target of approving 65,000 rent controlled homes, including 40,000 affordable rental homes within complete communities. It is a result of significant City investment to regularize the Six Points interchange, intensifying lands that were unlocked to facilitate the new Etobicoke Civic Centre, new parks, a range of housing options, at-grade non-residential uses and public realm improvements at Bloor and Kipling.</p> |
| 141414 | REPORT | N | N | MAIN | ACTION | AMENDED | 52200000 | Y | PLAN_ACT | Advancing Six Sites for the Homelessness Services Capital Infrastructure Strategy (HSCIS) - City-Initiated Official Plan Amendment and Six Zoning By-law Amendments - Decision Report - Approval | 2025.PH23.3 | PBNTGVN | Y | Y | Y | Y | <p>This report recommends approval of one City-initiated Official Plan and six City-initiated Zoning By-law amendments for six municipal shelters, containing approximately 420 new shelter beds as part of the Homelessness Services Capital Infrastructure Strategy (HSCIS). The amendments have been drafted to enable the built form to be modified during the detailed design phase of the project and to ensure that each site could be repurposed to become supportive or affordable housing as community needs evolve in the future.</p>
<p> </p>
<p>While a municipal shelter is already permitted on all of the sites, amendments are needed to allow for the proposed built form as outlined below:</p>
<p> </p>
<p>Table 1 - List of Sites and Required Amendments</p>
<p> </p>
<table style="border-collapse: collapse; border: none;" width="637">
<thead>
<tr style="height: 15.0pt;">
<td style="width: 148.6pt; border: solid black 1.0pt; padding: 5.75pt 5.75pt 5.75pt 5.75pt; height: 15.0pt;" width="198">
<p>Address</p>
</td>
<td style="width: 329.4pt; border: solid black 1.0pt; border-left: none; padding: 5.75pt 5.75pt 5.75pt 5.75pt; height: 15.0pt;" width="439">
<p>Description</p>
</td>
</tr>
</thead>
<tbody>
<tr style="page-break-inside: avoid; height: 15.0pt;">
<td style="width: 148.6pt; border: solid black 1.0pt; border-top: none; padding: 5.75pt 5.75pt 5.75pt 5.75pt; height: 15.0pt;" width="198">
<p>1615 Dufferin Street</p>
</td>
<td style="width: 329.4pt; border-top: none; border-left: none; border-bottom: solid black 1.0pt; border-right: solid black 1.0pt; padding: 5.75pt 5.75pt 5.75pt 5.75pt; height: 15.0pt;" width="439">
<p>A Zoning By-law amendment for a 15-metre (2-storey) building.</p>
</td>
</tr>
<tr style="page-break-inside: avoid; height: 15.0pt;">
<td style="width: 148.6pt; border: solid black 1.0pt; border-top: none; padding: 5.75pt 5.75pt 5.75pt 5.75pt; height: 15.0pt;" width="198">
<p>2204-2212 Eglinton Avenue West and 601 Caledonia Road</p>
</td>
<td style="width: 329.4pt; border-top: none; border-left: none; border-bottom: solid black 1.0pt; border-right: solid black 1.0pt; padding: 5.75pt 5.75pt 5.75pt 5.75pt; height: 15.0pt;" width="439">
<p>A Zoning By-law amendment for a 27-metre (6-storey) building.</p>
</td>
</tr>
<tr style="page-break-inside: avoid; height: 15.0pt;">
<td style="width: 148.6pt; border: solid black 1.0pt; border-top: none; padding: 5.75pt 5.75pt 5.75pt 5.75pt; height: 15.0pt;" width="198">
<p>2535 Gerrard Street East</p>
</td>
<td style="width: 329.4pt; border-top: none; border-left: none; border-bottom: solid black 1.0pt; border-right: solid black 1.0pt; padding: 5.75pt 5.75pt 5.75pt 5.75pt; height: 15.0pt;" width="439">
<p>A Zoning By-law amendment for a 10-metre (1-storey) building.</p>
</td>
</tr>
<tr style="page-break-inside: avoid; height: 15.0pt;">
<td style="width: 148.6pt; border: solid black 1.0pt; border-top: none; padding: 5.75pt 5.75pt 5.75pt 5.75pt; height: 15.0pt;" width="198">
<p>68 Sheppard Avenue West</p>
</td>
<td style="width: 329.4pt; border-top: none; border-left: none; border-bottom: solid black 1.0pt; border-right: solid black 1.0pt; padding: 5.75pt 5.75pt 5.75pt 5.75pt; height: 15.0pt;" width="439">
<p>An Official Plan and Zoning By-law Amendment for a 30-metre (6-storey) building.</p>
</td>
</tr>
<tr style="page-break-inside: avoid; height: 15.0pt;">
<td style="width: 148.6pt; border: solid black 1.0pt; border-top: none; padding: 5.75pt 5.75pt 5.75pt 5.75pt; height: 15.0pt;" width="198">
<p>66-66Y Third Street</p>
</td>
<td style="width: 329.4pt; border-top: none; border-left: none; border-bottom: solid black 1.0pt; border-right: solid black 1.0pt; padding: 5.75pt 5.75pt 5.75pt 5.75pt; height: 15.0pt;" width="439">
<p>A Zoning By-law Amendment for a 20-metre (4-storey) building.</p>
</td>
</tr>
<tr style="page-break-inside: avoid; height: 15.0pt;">
<td style="width: 148.6pt; border: solid black 1.0pt; border-top: none; padding: 5.75pt 5.75pt 5.75pt 5.75pt; height: 15.0pt;" width="198">
<p>1220-1222 Wilson Avenue</p>
</td>
<td style="width: 329.4pt; border-top: none; border-left: none; border-bottom: solid black 1.0pt; border-right: solid black 1.0pt; padding: 5.75pt 5.75pt 5.75pt 5.75pt; height: 15.0pt;" width="439">
<p>A Zoning By-law Amendment for a 30-metre (6-storey) building.</p>
</td>
</tr>
</tbody>
</table>
<p> </p>
<p>Through HSCIS, City Council is seeking to add 1,600 new long-term and permanent shelters spaces in the base shelter system by 2033 to support people experiencing homelessness. This plan focuses on developing purpose-built shelters, increasing permanency across the shelter system, and a gradual transition out of temporary shelter hotels. New purpose-built shelters produce substantial capital and operational cost savings over the long term. The new shelters will also improve the stability of the shelter system and help respond to the growing need for emergency shelter and wrap around support services.</p> |
| 141994 | REPORT | N | N | NEW | ACTION | NO_ACTN | — | N | — | Advancing Six Sites for the Homelessness Services Capital Infrastructure Strategy (HSCIS) - City-Initiated Official Plan Amendment and Six Zoning By-law Amendments - Supplementary Report | 2025.PH23.3a | — | Y | Y | Y | Y | <p>This supplementary report provides an update to the report titled Advancing Six Sites for the Homelessness Services Capital Infrastructure Strategy (HSCIS) – City-Initiated Official Plan Amendment and Six Zoning By-law Amendments - Decision Report - Approval, dated June 30, 2025, from the Executive Director, Development Review (Item PH23.3).</p>
<p> </p>
<p>Since that report was finalized, staff have received and reviewed additional public feedback provided from online surveys which were conducted between June 13, 2025 and July 14, 2025. This supplementary report summarizes the results of those surveys.</p>
<p> </p>
<p>Table 1 - List of online surveys and number of responses</p>
<table style="border-collapse: collapse; border: none;" width="614">
<thead>
<tr style="height: 15.0pt;">
<td style="width: 191.15pt; border: solid black 1.0pt; padding: 5.75pt 5.75pt 5.75pt 5.75pt; height: 15.0pt;" width="255">
<p>Survey Address</p>
</td>
<td style="width: 148.8pt; border: solid black 1.0pt; border-left: none; padding: 5.75pt 5.75pt 5.75pt 5.75pt; height: 15.0pt;" width="198">
<p>Date</p>
</td>
<td style="width: 120.5pt; border: solid black 1.0pt; border-left: none; padding: 5.75pt 5.75pt 5.75pt 5.75pt; height: 15.0pt;" width="161">
<p>Number of Responses</p>
</td>
</tr>
</thead>
<tbody>
<tr style="page-break-inside: avoid; height: 14.4pt;">
<td style="width: 191.15pt; border: solid black 1.0pt; border-top: none; padding: 5.75pt 5.75pt 5.75pt 5.75pt; height: 14.4pt;" width="255">
<p>1615 Dufferin Street</p>
</td>
<td style="width: 148.8pt; border-top: none; border-left: none; border-bottom: solid black 1.0pt; border-right: solid black 1.0pt; padding: 5.75pt 5.75pt 5.75pt 5.75pt; height: 14.4pt;" width="198">
<p>June 13-July 14, 2025</p>
</td>
<td style="width: 120.5pt; border-top: none; border-left: none; border-bottom: solid black 1.0pt; border-right: solid black 1.0pt; padding: 5.75pt 5.75pt 5.75pt 5.75pt; height: 14.4pt;" width="161">
<p>6</p>
</td>
</tr>
<tr style="page-break-inside: avoid; height: 31.05pt;">
<td style="width: 191.15pt; border: solid black 1.0pt; border-top: none; padding: 5.75pt 5.75pt 5.75pt 5.75pt; height: 31.05pt;" width="255">
<p>2204-2212 Eglinton Avenue West and 601 Caledonia Road</p>
</td>
<td style="width: 148.8pt; border-top: none; border-left: none; border-bottom: solid black 1.0pt; border-right: solid black 1.0pt; padding: 5.75pt 5.75pt 5.75pt 5.75pt; height: 31.05pt;" width="198">
<p>June 13-June 25, 2025</p>
</td>
<td style="width: 120.5pt; border-top: none; border-left: none; border-bottom: solid black 1.0pt; border-right: solid black 1.0pt; padding: 5.75pt 5.75pt 5.75pt 5.75pt; height: 31.05pt;" width="161">
<p>27</p>
</td>
</tr>
<tr style="page-break-inside: avoid; height: 15.0pt;">
<td style="width: 191.15pt; border: solid black 1.0pt; border-top: none; padding: 5.75pt 5.75pt 5.75pt 5.75pt; height: 15.0pt;" width="255">
<p>2535 Gerrard Street East</p>
</td>
<td style="width: 148.8pt; border-top: none; border-left: none; border-bottom: solid black 1.0pt; border-right: solid black 1.0pt; padding: 5.75pt 5.75pt 5.75pt 5.75pt; height: 15.0pt;" width="198">
<p>June 13-June 25, 2025</p>
</td>
<td style="width: 120.5pt; border-top: none; border-left: none; border-bottom: solid black 1.0pt; border-right: solid black 1.0pt; padding: 5.75pt 5.75pt 5.75pt 5.75pt; height: 15.0pt;" width="161">
<p>36</p>
</td>
</tr>
<tr style="page-break-inside: avoid; height: 15.0pt;">
<td style="width: 191.15pt; border: solid black 1.0pt; border-top: none; padding: 5.75pt 5.75pt 5.75pt 5.75pt; height: 15.0pt;" width="255">
<p>68 Sheppard Avenue West</p>
</td>
<td style="width: 148.8pt; border-top: none; border-left: none; border-bottom: solid black 1.0pt; border-right: solid black 1.0pt; padding: 5.75pt 5.75pt 5.75pt 5.75pt; height: 15.0pt;" width="198">
<p>June 13-July 10, 2025</p>
</td>
<td style="width: 120.5pt; border-top: none; border-left: none; border-bottom: solid black 1.0pt; border-right: solid black 1.0pt; padding: 5.75pt 5.75pt 5.75pt 5.75pt; height: 15.0pt;" width="161">
<p>34</p>
</td>
</tr>
<tr style="page-break-inside: avoid; height: 15.0pt;">
<td style="width: 191.15pt; border: solid black 1.0pt; border-top: none; padding: 5.75pt 5.75pt 5.75pt 5.75pt; height: 15.0pt;" width="255">
<p>66-66Y Third Street</p>
</td>
<td style="width: 148.8pt; border-top: none; border-left: none; border-bottom: solid black 1.0pt; border-right: solid black 1.0pt; padding: 5.75pt 5.75pt 5.75pt 5.75pt; height: 15.0pt;" width="198">
<p>June 13-June 25, 2025</p>
</td>
<td style="width: 120.5pt; border-top: none; border-left: none; border-bottom: solid black 1.0pt; border-right: solid black 1.0pt; padding: 5.75pt 5.75pt 5.75pt 5.75pt; height: 15.0pt;" width="161">
<p>15</p>
</td>
</tr>
<tr style="page-break-inside: avoid; height: 15.0pt;">
<td style="width: 191.15pt; border: solid black 1.0pt; border-top: none; padding: 5.75pt 5.75pt 5.75pt 5.75pt; height: 15.0pt;" width="255">
<p>1220-1222 Wilson Avenue</p>
</td>
<td style="width: 148.8pt; border-top: none; border-left: none; border-bottom: solid black 1.0pt; border-right: solid black 1.0pt; padding: 5.75pt 5.75pt 5.75pt 5.75pt; height: 15.0pt;" width="198">
<p>June 13-July 9, 2025</p>
</td>
<td style="width: 120.5pt; border-top: none; border-left: none; border-bottom: solid black 1.0pt; border-right: solid black 1.0pt; padding: 5.75pt 5.75pt 5.75pt 5.75pt; height: 15.0pt;" width="161">
<p>92</p>
</td>
</tr>
</tbody>
</table>
<p> </p>
<p>This supplementary report also provides additional details about the site at 66-66Y Third Street, which is partially dedicated as a public lane though currently used as a parking lot. Staff are recommending City Council direct Transportation Services to initiate the process to permanently close the public lane. The closure of the public lane will have no impact on the existing lane to the north of the site which is still proposed to be widened through this development.</p> |
| 141501 | REPORT | N | N | MAIN | ACTION | ADOPTED | — | N | — | Development Review Timeline Metrics - Second Quarter of 2025 | 2025.PH23.4 | — | Y | Y | Y | Y | <p>This report responds to Planning and Housing Committee's direction to staff to report on development review timeline metrics to the Planning and Housing Committee on a quarterly basis (<a href="https://secure.toronto.ca/council/agenda-item.do?item=2023.PH6.2">2023.PH6.2</a>). Quarterly reports include the following:</p>
<p> </p>
<p>a. Average timeline to complete the Pre-Application Consultation Process; </p>
<p>b. Average timeline to reach a decision on a Zoning By-law Application;</p>
<p>c. Average timeline to reach a decision on a combined Official Plan Amendment/Zoning By-law Application; and</p>
<p>d. Average timeline to approve a Site Plan Application. </p>
<p> </p>
<p>In addition to a description of the metrics listed above, the report provides context on how ongoing improvements to the development review process impact application review timelines in the medium to long term.</p>
<p> </p>
<p>Quarterly reports are also available for Q1 2025 (<a href="https://secure.toronto.ca/council/agenda-item.do?item=2025.PH20.5">2025PH20.5</a>) and 2024: Q1 2024 (<a href="https://secure.toronto.ca/council/agenda-item.do?item=2024.PH9.2">2024.PH9.2</a>), Q2 2024 (<a href="https://secure.toronto.ca/council/agenda-item.do?item=2024.PH11.5">2024.PH11.5</a>), Q3 2024 (<a href="https://secure.toronto.ca/council/agenda-item.do?item=2024.PH14.4">2024.PH14.4</a>), and Q4 2024 (2024.PH16.5). Reporting has evolved to reflect ongoing legislative change and to improve data accuracy and interpretation, as detailed in the 'Comments' section of this report.</p>
<p> </p>
<p>This report is the last in the series of quarterly reports to Planning and Housing Committee as the data provided in this report is now publicly available from the Toronto Housing Data Hub: <a href="https://www.toronto.ca/city-government/data-research-maps/toronto-housing-data-hub/housing-data/?tab=tab-3">https://www.toronto.ca/city-government/data-research-maps/toronto-housing-data-hub/housing-data/?tab=tab-3</a></p> |
| 141571 | REPORT | N | Y | MAIN | ACTION | ADOPTED | — | N | — | From Concept to Construction: Creating More Homes Across the Housing Continuum | 2025.PH23.5 | — | Y | Y | Y | Y | <p>Toronto residents across a range of incomes are facing an unaffordable housing market decades in the making, with over 10,000 residents experiencing homelessness, over 100,000 households waiting for a rent-geared-to-income (RGI) home, and low- and middle-income households struggling to afford their homes amidst the rising cost of living in the city.</p>
<p> </p>
<p>In a dynamic housing market, where housing starts are at a historic low, it is more important than ever to ensure housing projects that include affordable housing outcomes are supported to move from pre-development to construction and occupancy. There are currently over 230 active affordable housing projects in the City’s housing pipeline that have been approved for financial incentives (including relief from development fees, charges and property taxes) indicating the City’s strong commitment to reduce costs, remove barriers, and expedite approvals for affordable housing. However, due to difficult market conditions and limited funding from other orders of government, only 43 of these projects are currently under construction.</p>
<p> </p>
<p>Since 2023, the City has taken a number of unprecedented actions across the housing continuum to support a generational transformation of Toronto’s housing system: expansion of the HousingTO 2020-2030 Action Plan (HousingTO Plan) targets beyond affordable rental homes, to include RGI and rent-controlled homes; launch of the new Community Housing Pre-Development Fund, the Rental Housing Supply Program, and the new Toronto Builds Policy Framework; adoption of the Community Housing Growth and Modernization Strategy; and a limited expansion of financial incentives to community housing-led rent-controlled, market rental and ownership homes where they include affordable housing outcomes. Guided by the Housing Action Plan 2022-2026 (Housing Action Plan), City Council has also approved significant changes to the City’s Official Plan, zoning by-law, and development guidelines, to facilitate the growth of more housing types in diverse neighbourhoods.</p>
<p> </p>
<p>This report provides an update on the implementation of these policy, program and financial measures to support a range of new homes for Toronto, including:</p>
<p> </p>
<p>1. An update on the implementation of the Rental Housing Supply Program (RHSP) through the following streams:</p>
<p> </p>
<p style="padding-left: 30px;">- Capital Funding Stream: A recommendation that City Council approve approximately $85.7 million in grant funding for 14 eligible projects identified through the 2025 Capital Funding Call for Applications.</p>
<p> </p>
<p style="padding-left: 30px;">- Affordable Rental and Rent-Controlled Housing Incentives (ARRCHI) Stream: An update on the results of the new rolling ARRCHI Call for Applications and a request for Council authority to exempt eligible units from taxation for municipal and school purposes.</p>
<p> </p>
<p style="padding-left: 30px;">- Community Housing Pre-Development Fund (CHPF): A report back on the outcomes of the 2024 CHPF Call for Applications which will provide $16.9 million in loan funding to 13 community housing providers to advance due-diligence on a range of RGI, supportive, affordable and rent-controlled homes.</p>
<p> </p>
<p style="padding-left: 30px;">- Purpose-Built Rental (PBR) Housing Incentives Stream: A status update on the projects received, but not approved, through Phase 1: “Quick Start” Call for Applications that can be supported through an indefinite deferral of development charges (DCs) should provincial funding be received.</p>
<p> </p>
<p>2. An update on the deferral of payment of DCs for eligible condominium projects with 5-10% of units as affordable housing:</p>
<p> </p>
<p style="padding-left: 30px;">- A report back on Council direction (EX21.13) with a list of proponents approved to receive an interest free deferral of DCs provided that building permits are issued for the project within two years of receiving City approval of the deferral.</p>
<p> </p>
<p>3. Recommendations to advance market offering process for 72 Amroth Ave., a pilot project through the Expanding Housing Options in Neighbourhoods Initiative (EHON); and</p>
<p> </p>
<p>4. A recommendation to increase the Housing Secretariat Budget by $67.2 million to reflect funding to be received under the provincial Building Faster Fund (BFF), awarded to the City for meeting its 2024 housing start targets; and a confidential update on the planned allocation of the federal Housing Accelerator Fund (HAF) and the 2023 BFF funds as of June 2025.</p>
<p> </p>
<p>This report outlines City actions in support of 39 housing projects representing approximately 10,815 new homes including 3,945 rent-controlled, affordable and RGI homes. It should be noted that approximately 3,015 (out of 3,945) rent-controlled and affordable homes have previously been approved by the City for financial support or secured through various planning policies.</p>
<p> </p>
<p>The report also highlights the readiness of an additional 46 projects representing approximately 15,830 purpose-built rental homes and 4,115 affordable rental homes that can start construction within the next two years, should immediate provincial funding be secured.</p>
<p> </p>
<p>The City worked with Toronto Alliance to End Homelessness and University of Toronto’s Infrastructure Institute to support a diversity of community housing providers to participate in the recent Call for Applications including housing co-operatives and non-profit housing providers serving priority groups such as Black residents, youth, seniors and women. While the projects included in this report demonstrate a variety of housing developments that will serve diverse residents across the city, there remains an urgent priority to address the housing needs of Indigenous communities in Toronto. The City has set aside 20% of its RHSP Capital Funding and CHPF funds (up to approximately $13 million in 2025) to support Indigenous-led housing projects and worked with Miziwe Biik Development Corporation (MBDC) and Aboriginal Labour Force Development Circle (ALFDC) to provide information to Indigenous housing providers applying for these funding opportunities. However, no applications were received as part of these two streams from Indigenous-led organizations. To support the delivery of “For Indigenous, By Indigenous” housing opportunities, more work is needed with the sector to co-develop a distinct process for Indigenous organizations to access these funds on an ongoing basis.</p>
<p> </p>
<p>Despite increased action and investments, Toronto’s housing and homelessness crises have worsened. While the number of City-led and City-supported housing projects has grown, there is an increased need to focus resources on bringing these projects from initial financial approval to construction start and occupancy. This report provides recommendations and updates to Council on concrete action the City has and will continue to take to bring projects from concept to construction. Concerted action and investment from all orders of government and the private, health, and social services sectors is needed to respond to these crises.</p>
<p> </p>
<p>Recent federal and provincial measures to support housing supply and specifically purpose-built rental construction, funding and low-cost financing programs provided by Canada Mortgage and Housing Corporation (CMHC), and funding programs for municipalities such as HAF and BFF are examples of government actions aligning to advance collective housing objectives. However, new and enhanced policy, program and financial tools are urgently needed to meet Toronto, Ontario and Canada’s respective housing supply targets. Specifically, CMHC programs such as the Affordable Housing Fund, and its Rapid Housing Initiative sub-stream, are currently oversubscribed and will make it more difficult for the City, and community housing providers, particularly Indigenous and non-profit organizations, to advance their affordable, RGI, and supportive housing projects.</p>
<p> </p>
<p>This report outlines the opportunity for the federal and provincial governments to support the implementation of the Rental Housing Supply Program to achieve the approval of 65,000 rent-controlled homes by 2030. The report also includes a request to the Province to protect tenants from the use of price-fixing software in Toronto's rental housing market which has raised concerns regarding its role in coordinated rental rate hikes.</p>
<p> </p>
<p>To support a generational transformation of Toronto’s housing system, the City is leveraging all available financial tools to advance the ambitious housing goals of the City, the province and the federal government. Federal and provincial investment in new purpose-built, affordable rental and supportive homes, mental health and social supports, higher social assistance rates and measures to protect tenants are proven to be most effective in complementing the City’s efforts to respond to the diverse needs of Toronto’s current and future residents.</p> |
| 141548 | REPORT | N | N | MAIN | ACTION | AMENDED | — | N | — | Missing Middle and Midrise Housing Implementation Initiative | 2025.PH23.6 | — | Y | Y | Y | Y | <p>The City has approved numerous updates to its Official Plan and Zoning By-law since 2018 to permit more low-rise housing in residential neighbourhoods to meet the needs of a growing city. Many of these new land use permissions have advanced through the the City’s Expanding Housing Options in Neighbourhoods (“EHON”) initiative. These low-rise housing forms, sometimes referred to as the “missing middle”, can range from garden suites to small-scale apartment buildings on major streets. All these housing types can be found in Toronto today and historically have been located within our traditional neighbourhoods, but more recently in our City’s history they have been limited in where they are allowed to be built.</p>
<p> </p>
<p>City Planning’s recent Neighbourhood Intensification Research Bulletin examines the potential for new housing units in Toronto’s Neighbourhoods, as a result of the various EHON initiatives. The Bulletin's findings highlight that as a component of Toronto’s Housing Action Plan (HAP) and Housing Accelerator Fund (HAF) commitments, EHON initiatives could contribute approximately 54,600 units or almost one-fifth (19 percent) of the new housing required to achieve the Building Faster Fund and Municipal Housing Target of 285,000 units by 2031.</p>
<p> </p>
<p>The City has also advanced a number of planning initiatives to more broadly permit mid-rise housing forms on the City’s Avenues. For example, the draft consolidated Mid-Rise Building Design Guidelines adopted by Planning and Housing Committee in 2024 apply city-wide and are intended to help implement the policies in the Official Plan by achieving the appropriate design for current and new mid-rise building applications. The Avenues Policy Review leverages Avenues as a growth area to expand opportunities for more midrise buildings across the city. Phase One of the Avenues Policy Review, adopted by City Council in February 2025 streamlined study requirements and updated Map 2 – Urban Structure by extending and introducing new Avenues. Phase Two is currently underway to provide as-of-right permissions for midrise buildings along Avenues.</p>
<p> </p>
<p>Although these recent updates to the City’s land use policies and regulations have been significant, the current development market has demonstrated the importance of not only creating the permissions and opportunities to expand missing middle and midrise housing options, but also the need to facilitate this scale of development by addressing standards and requirements that add to the cost and feasibility of development.</p>
<p> </p>
<p>This report provides an overview of City Planning’s Missing Middle and Midrise Housing Implementation Initiative that is intended to expand City Planning’s work from a focus on expanding permissions for missing middle and midrise housing forms, towards a phase that focusses on addressing development feasibility and encouraging uptake in these new forms of housing across the city.</p> |
| 141551 | REPORT | N | N | MAIN | ACTION | ADOPTED | — | N | — | Committee of Adjustment KPMG Service Delivery Model Review and Recommendation Implementation Update | 2025.PH23.7 | — | Y | Y | Y | Y | <p>Since 2021, City Planning staff have undertaken an extensive work program to improve services related to the Committee of Adjustment. The work program includes a series of projects to implement the recommendations of a third-party consultant intended to improve the public experience related to Committee of Adjustment hearings.</p>
<p> </p>
<p>In May 2021, City Council directed the Chief Planner and Executive Director, City Planning, in consultation with the City Solicitor, the Chief Building Official and Executive Director, Toronto Building, and the Ombudsman, to report to Planning and Housing Committee on a consultant review of the Committee of Adjustment. As a result of this direction, City Planning retained KPMG, who conducted this review over the course of 2022. KPMG delivered its Final Report titled "Committee of Adjustment Review" in January 2023.</p>
<p> </p>
<p>In February of 2023, staff summarized KPMG's review and recommendations and outlined a multi-year implementation plan to move those recommendations forward. The goal of these efforts was to increase public confidence in and satisfaction with the Committee of Adjustment review and hearing process and enable all users to effectively participate in the Committee of Adjustment. One of the recommendations by KPMG at that time was to conduct a comprehensive review of the Committee of Adjustment Service Delivery Model. In December 2023, staff retained KPMG to conduct this Service Delivery Model review which was completed in February 2025.</p>
<p> </p>
<p>Concurrently with those reviews, staff have introduced various process and service improvements related to the Committee of Adjustment. The benefits of this work are already being realized. For instance, in December 2022, a newly submitted complete application would be scheduled for a hearing on average twelve weeks from the time of application intake. Since June 2023, that timeline has been reduced to an average of seven weeks. In addition, the previous backlog of applications that resulted from service disruption and fluctuating application volumes during the COVID pandemic has now been resolved.</p>
<p>The purpose of this report is twofold.</p>
<p> </p>
<p>First, this report provides an update on the implementation of the 15 recommendations from KPMG's Final Report on the Committee of Adjustment Public Hearing Review since that report was presented to Council in February 2023. The previous report to Planning and Housing Committee in February 2023, summarized and accepted those 15 recommendations and laid out a work plan for implementation.</p>
<p> </p>
<p>Second, this report presents the findings of KPMG's Committee of Adjustment Service Delivery Model review, and staff's workplan for advancing these new recommendations. This includes establishing an application streaming model to create a context for future decisions on application fees and application submission requirements. In early first quarter 2026, administration of Committee of Adjustment will move from the City Planning Division to the Development Review Division, to increase consistency in how development applications are reviewed by the City. Once those changes are complete, staff will review and confirm an approach to implementing KPMG’s remaining organizational and public hearing recommendations.</p> |
| 141549 | REPORT | N | N | MAIN | ACTION | ADOPTED | — | N | — | Review of Zoning Regulations for Kennels and Pet Services - Preliminary Report | 2025.PH23.8 | — | Y | Y | Y | Y | <p>An estimated 400 pet establishments operate in Toronto, including any business that keeps live animals on their premises for the purpose of conducting business. These include kennels, pet daycares, and pet grooming salons, but do not include veterinary practices, animal rescues or animal shelters. This business sector has experienced recent growth due to increased pet ownership rates.</p>
<p> </p>
<p>Municipal Licensing and Standards (MLS) is reviewing requirements and introducing a new pet establishment business licence class to regulate all businesses for the sale of, grooming, training, daycare or the overnight boarding of animals. Council has directed City Planning to conduct a review of the zoning regulations affecting kennels and pet services in relation to the introduction of the proposed pet establishment business license class. Given the complementary roles of Chapter 545 and the City of Toronto’s zoning by-laws, and the interconnectedness of licensing and zoning, Municipal Licensing and Standards and City Planning staff have been working collaboratively to align and streamline recommendations.</p>
<p> </p>
<p>The current zoning permissions for pet establishments are a harmonization of regulations found in Toronto’s pre-amalgamation zoning by-laws. Current zoning permissions permit pet grooming in commercial areas; however, they restrict the training, boarding, and breeding of pets to the employment industrial (E) zone, which can be far from where residents live. The Zoning By-law also prohibits pet services (i.e. grooming of pets) as a home occupation where customers and clients attend the home to obtain services. Residents have expressed interest in permitting these uses closer to where people live, but have also raised concerns about potential nuisance issues (e.g. noise), especially when permitted close to residential areas.</p>
<p> </p>
<p>This preliminary report has been produced in parallel to an Municipal Licensing and Standards final report advancing to Economic and Community Development Committee on July 9, 2025 which recommends a new business licence class for pet establishments. Due to the timing of the reports, City Planning has participated in MLS-led consultations to best align recommendations. This report proposes a zoning framework for the purpose of public consultation to modernize pet establishment permissions by expanding permissions for boarding, training, and breeding in commercial zones, subject to conditions. The proposed framework seeks to appropriately address potential nuisance issues associated with these uses in an urban context. It also aligns with the proposed business license class for pet establishments, which includes pet shops (retail store), breeding, boarding and training kennels, pet daycares, and pet grooming.</p> |
| 141499 | REPORT | N | N | MAIN | ACTION | ADOPTED | — | N | — | Amendments to Municipal Code Chapter 103: Heritage | 2025.PH23.9 | — | Y | Y | Y | Y | <p>The purpose of this report is to recommend technical amendments to the Toronto Municipal Code Chapter 103: Heritage (Chapter 103).</p>
<p> </p>
<p>The Province of Ontario has made a number of amendments to the Ontario Heritage Act (the OHA) in recent years. Most notably these amendments have been made through Bill 108, The More Homes More Choices Act, 2019 (Bill 108), Bill 23, The More Homes Built Faster Act, 2022 (Bill 23) and Bill 200, Homeowner Protection Act, 2024 (Bill 200). As a component of a phased implementation strategy, the City made amendments to Chapter 103 in 2020 and 2023 to implement Bill 108 and Bill 23.</p>
<p> </p>
<p>Through this report, staff are recommending further technical amendments to Chapter 103 to streamline Ontario Heritage Act application requirements; and to provide additional clarity on procedures, and the authority delegated to the Chief Planner and Executive Director, City Planning. Staff are also recommending that Council direct the Chief Planner to undertake a comprehensive review of Chapter 103 and report back with any recommendations to modernize and streamline the chapter.</p> | 23 | 9 | CMMTTEE | PH | All | N | 1753243200000 | … |
| 141465 | REPORT | N | N | MAIN | ACTION | ADOPTED | — | N | — | 877 and 885 Lawrence Avenue East - Proposed Designation By-law Under Part IV, Section 29 of the Ontario Heritage Act - Consideration of Objection | 2025.PH23.10 | — | Y | Y | Y | Y | <p>This report recommends that Council affirm its decision of March 26, 2025 (Item PH19.6) stating its intention to designate the properties at 877 and 885 Lawrence Avenue East under Part IV, Section 29 of the Ontario Heritage Act. The City has received an objection to the Notice of Intention to Designate on behalf of the properties' owner within the statutory timeline.</p>
<p> </p>
<p>The subject properties at 877 and 885 Lawrence Avenue East are located on the south side of Lawrence Avenue East and northwest of The Donway West. The subject properties are purpose-built bank branches constructed to serve the post-war Don Mills community, and both have continuously operated for nearly seventy years. The design and development of the properties were coordinated together. The property at 877 Lawrence Avenue East, known as the Bank of Montreal Don Mills Branch, contains a one-storey International-Style pavilion bank building constructed for the Bank of Montreal in 1956 and expanded in 1967. The property at 885 Lawrence Avenue East, known as the Bank of Nova Scotia Don Mills Branch, also contains a one-storey International-Style pavilion bank building constructed for the Bank of Nova Scotia (Scotiabank) in 1956 and expanded between 1966 and 1967.</p>
<p> </p>
<p>City Council has until July 29, 2025, 90 days from the date of the end of the objection period, or 120 days from the issuance of the Notice of Intention to Designate, to make a decision on this objection as per the timeline under the Ontario Heritage Act.</p>
<p> </p>
<p>Staff have reviewed the objections raised by the owner and are of the opinion that despite these objections, each property meets Ontario Regulation 9/06, the criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act, under 5 of 9 criteria for design/physical, historical/associative, and contextual values.</p>
<p> </p>
<p>As the properties have cultural heritage value or interest and meet the prescribed criteria pursuant to Part IV, Section 29 of the Ontario Heritage Act, these properties should be designated. Designation enables Council to review proposed alterations for the properties, enforce heritage property standards and maintenance, and refuse demolition.</p> |
| 141469 | REPORT | N | N | MAIN | ACTION | ADOPTED | — | N | — | 667 King Street West - Proposed Designation By-Law under Part IV, Section 29 of the Ontario Heritage Act - Consideration of Objection | 2025.PH23.11 | — | Y | Y | Y | Y | <p>This report recommends that City Council affirm its decision of March 26, 2025 (Item PH19.5) stating its intention to designate the property at 667 King Street West under Part IV, Section 29 of the Ontario Heritage Act (OHA). The City has received an objection to the notice of intention to designate on behalf of the property owner within the statutory timeline.</p>
<p> </p>
<p>Anchoring the southwest corner of King Street West and Bathurst Street, in the West Queen West neighbourhood, the property at 667 King Street West contains the 2.5-storey landmark building known as The Wheat Sheaf Tavern. Completed in 1849, the property is a rare surviving example of a pre-Confederation era inn and tavern type building and stands today as Toronto’s oldest bar, having been in operation at this location for over 150 years. With its Second Empire styling and distinctive corner roof tower, The Wheat Sheaf Tavern is an iconic local landmark that was first recognized for its cultural heritage value on the City’s inaugural list of heritage properties in 1973.</p>
<p> </p>
<p>City Council has until July 29, 2025, 90 days from the date of the end of the objection period, to make a decision on this objection as per the timeline under the Act.</p>
<p> </p>
<p>Staff have reviewed the objections raised on behalf of the owner and remain of the opinion that despite these objections, the property meets Ontario Regulation 9/06, the criteria prescribed for municipal designation under Part IV, Section 29 of the Act under 6 of 9 criteria for its design/physical, historical/associative, and contextual values.</p>
<p> </p>
<p>As the property has cultural heritage value or interest and meets the prescribed criteria pursuant to Part IV, Section 29 of the Ontario Heritage Act, staff are of the opinion that this property should be designated. Designation enables City Council to review proposed alterations for the property, enforce heritage property standards and maintenance, and refuse demolition.</p> |
| 141464 | REPORT | N | N | MAIN | ACTION | ADOPTED | — | N | — | 21, 23, 25, 27, 29, 31, 33, 35, and 37 Kensington Avenue - Notice of Intention to Designate a Property under Part IV, Section 29 of the Ontario Heritage Act | 2025.PH23.12 | — | Y | Y | Y | Y | <p>This report recommends that City Council state its intention to designate the properties at 21, 23, 25, 27, 29, 31, 33, 35, and 37 Kensington Avenue under Part IV, Section 29 of the Ontario Heritage Act for their cultural heritage value according to the Statements of Significance which include descriptions of Heritage Attributes found in Attachments 1, 2, and 3.</p>
<p> </p>
<p>The subject properties occupy nine adjacent lots on the east side of Kensington Avenue, mid-block between St. Andrew Street to the north and Dundas Street West to the south. The properties are located on one of the key mixed-use commercial streets within the broader Kensington Market neighbourhood, an area recognized by locals and visitors alike as a dynamic destination for retail, restaurants, and international products all supported by an active and creative community base. A location map and current photographs of the heritage properties are found in Attachment 4.</p>
<p> </p>
<p>The subject properties are all representative examples of the nineteenth-century Bay-and-Gable typology applied to a semi-detached house form (35 and 37 Kensington Avenue), and row house-forms (21-25 Kensington Avenue and 27-33 Kensington Avenue). 33 Kensington Avenue was constructed in 1876 as a detached rough cast house-form; its brick cladding was added shortly after the construction of 27, 29, and 31 Kensington Avenue in 1889, at which point 33 Kensington Avenue was integrated into the row. 21-25 Kensington Avenue were constructed in 1888 and 35 and 37 Kensington Avenue were constructed circa 1889. Through their typology and date of construction, each property and collectively the subject properties are associated with the early residential development of Kensington Market from the 1850s to the early 1900s.</p>
<p> </p>
<p>Following the area's social and development trends of the early-to-mid-twentieth century, most of the subject properties were subsequently modified to varying degrees to accommodate mixed residential and commercial functions. The visible layering of building additions, particularly within the commercial core streets like Augusta and Kensington avenues, represents the adaptations that occurred as new and marginalized groups arrived in the neighbourhood of Kensington Market and established homes and businesses in the area. The subject properties at 21, 23, 25, 27, 29, 31, 33, 35, and 37 Kensington Avenue are quintessential reflections of the history and development of the Kensington Market area and are significantly important in defining, maintaining, and supporting this character.</p>
<p> </p>
<p>Staff have determined that the properties at 21, 23, 25, 27, 29, 31, 33, 35, and 37 Kensington Avenue have cultural heritage value. Each subject property meets 4 of the Ontario Regulation 9/06 criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act. A property may be designated under Part IV, Section 29 of the Ontario Heritage Act, if it meets two or more of the nine criteria.</p>
<p> </p>
<p>All nine properties were listed on the City's Heritage Register on July 19, 20, and 21, 2023. The subject properties are located within the Kensington Market Heritage Conservation District (HCD) and all nine properties are categorised as contributing properties within the Heritage Conservation District Plan under Part V of the Ontario Heritage Act that was adopted by City Council on February 5, 2025. The Heritage Conservation District is currently under appeal at the Ontario Lands Tribunal (OLT), and as such is not in force and effect.</p>
<p> </p>
<p>On January 1, 2023, amendments to the Ontario Heritage Act (the Act) through the</p>
<p>More Homes Built Faster Act, 2022 (Bill 23) came into effect. Under the Act, as</p>
<p>amended, a municipal heritage register may include properties that have not been</p>
<p>designated but Council believes to be of “cultural heritage value or interest", and that</p>
<p>meet one or more of the provincial criteria for determining whether they are of cultural</p>
<p>heritage value or interest. The Act now limits listing to a period of two years.</p>
<p> </p>
<p>As of January 1, 2023, should a property be subject to an Official Plan Amendment,</p>
<p>Zoning By-law Amendment and/or Draft Plan of Subdivision Application, properties must</p>
<p>be listed on the heritage register prior to Part IV designation and before the occurrence</p>
<p>of a prescribed event. A prescribed event is a point of time when the application for an</p>
<p>Official Plan Amendment, Zoning By-law Amendment and/or Draft Plan of Subdivision</p>
<p>Application has been deemed complete and the City Clerk provides notice of that</p>
<p>complete application to the public in accordance with the Planning Act.</p>
<p> </p>
<p>Designation enables City Council to review proposed alterations or demolitions to the</p>
<p>property and enforce heritage property standards and maintenance. Designation also</p>
<p>gives property owners access to City of Toronto heritage incentive programs.</p> |
| 141701 | LETTER | N | N | MAIN | ACTION | NO_ACTN | — | N | — | 21, 23, 25, 27, 29, 31, 33, 35, and 37 Kensington Avenue - Notice of Intention to Designate a Property under Part IV, Section 29 of the Ontario Heritage Act | 2025.PH23.12a | — | Y | Y | Y | Y | <p>At its meeting on June 30, 2025 the Toronto Preservation Board considered Item PB33.1 and made recommendations to City Council.</p>
<p> </p>
<p>Summary from the report (June 11, 2025) from the Senior Manager, Heritage Planning, Urban Design, City Planning:<br /> </p>
<p>This report recommends that City Council state its intention to designate the properties at 21, 23, 25, 27, 29, 31, 33, 35, and 37 Kensington Avenue under Part IV, Section 29 of the Ontario Heritage Act for their cultural heritage value according to the Statements of Significance which include descriptions of Heritage Attributes found in Attachments 1, 2, and 3.</p>
<p> </p>
<p>The subject properties occupy nine adjacent lots on the east side of Kensington Avenue, mid-block between St. Andrew Street to the north and Dundas Street West to the south. The properties are located on one of the key mixed-use commercial streets within the broader Kensington Market neighbourhood, an area recognized by locals and visitors alike as a dynamic destination for retail, restaurants, and international products all supported by an active and creative community base. A location map and current photographs of the heritage properties are found in Attachment 4.</p>
<p>The subject properties are all representative examples of the nineteenth-century Bay-and-Gable typology applied to a semi-detached house form (35 and 37 Kensington Avenue), and row house-forms (21-25 Kensington Avenue and 27-33 Kensington Avenue). 33 Kensington Avenue was constructed in 1876 as a detached rough cast house-form; its brick cladding was added shortly after the construction of 27, 29, and 31 Kensington Avenue in 1889, at which point 33 Kensington Avenue was integrated into the row. 21-25 Kensington Avenue were constructed in 1888 and 35 and 37 Kensington Avenue were constructed circa 1889. Through their typology and date of construction, each property and collectively the subject properties are associated with the early residential development of Kensington Market from the 1850s to the early 1900s.</p>
<p> </p>
<p>Following the area's social and development trends of the early-to-mid-twentieth century, most of the subject properties were subsequently modified to varying degrees to accommodate mixed residential and commercial functions. The visible layering of building additions, particularly within the commercial core streets like Augusta and Kensington avenues, represents the adaptations that occurred as new and marginalized groups arrived in the neighbourhood of Kensington Market and established homes and businesses in the area. The subject properties at 21, 23, 25, 27, 29, 31, 33, 35, and 37 Kensington Avenue are quintessential reflections of the history and development of the Kensington Market area and are significantly important in defining, maintaining, and supporting this character.</p>
<p> </p>
<p>Staff have determined that the properties at 21, 23, 25, 27, 29, 31, 33, 35, and 37 Kensington Avenue have cultural heritage value. Each subject property meets 4 of the Ontario Regulation 9/06 criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act. A property may be designated under Part IV, Section 29 of the Ontario Heritage Act, if it meets two or more of the nine criteria.</p>
<p> </p>
<p>All nine properties were listed on the City's Heritage Register on July 19, 20, and 21, 2023. The subject properties are located within the Kensington Market Heritage Conservation District (HCD) and all nine properties are categorised as contributing properties within the HCD Plan under Part V of the Ontario Heritage Act that was adopted by City Council on February 5, 2025. The HCD is currently under appeal at the Ontario Lands Tribunal (OLT), and as such is not in force and effect.</p>
<p> </p>
<p>On January 1, 2023, amendments to the Ontario Heritage Act (the Act) through the More Homes Built Faster Act, 2022 (Bill 23) came into effect. Under the Act, as amended, a municipal heritage register may include properties that have not been designated but Council believes to be of “cultural heritage value or interest", and that meet one or more of the provincial criteria for determining whether they are of cultural</p>
<p>heritage value or interest. The Act now limits listing to a period of two years.</p>
<p> </p>
<p>As of January 1, 2023, should a property be subject to an Official Plan Amendment, Zoning By-law Amendment and/or Draft Plan of Subdivision Application, properties must be listed on the heritage register prior to Part IV designation and before the occurrence of a prescribed event. A prescribed event is a point of time when the application for an Official Plan Amendment, Zoning By-law Amendment and/or Draft Plan of Subdivision Application has been deemed complete and the City Clerk provides notice of that complete application to the public in accordance with the Planning Act.</p>
<p> </p>
<p>Designation enables City Council to review proposed alterations or demolitions to the property and enforce heritage property standards and maintenance. Designation also gives property owners access to City of Toronto heritage incentive programs.</p> |
| 141468 | REPORT | N | N | MAIN | ACTION | ADOPTED | — | N | — | 324 Old Yonge Street - Notice of Intention to Designate a Property under Part IV, Section 29 of the Ontario Heritage Act | 2025.PH23.13 | — | Y | Y | Y | Y | <p>This report recommends that City Council state its intention to designate the property at 324 Old Yonge Street under Part IV, Section 29 of the Ontario Heritage Act for its cultural heritage value according to the Statement of Significance and description of heritage attributes found in Attachment 1.</p>
<p> </p>
<p>The subject property, known as the Jephcott -Sanderson Residence, is located in the St. Andrews - Windfields neighbourhood in the North York-York Mills area of Toronto. It is situated on the west side of Old Yonge Street, north of York Mills Road, east of Yonge Street, and south of Highway 401. A location map and current photograph of the heritage property are found in Attachment 2.</p>
<p> </p>
<p>The property contains a two-and-one-half-storey brick house and a detached two-storey brick garage and was constructed in 1935 in the Georgian Revival style. It was designed by the prominent architectural firm of Allward & Guinlock for Alfred Jephcott (1866-1940), president of the Dominion Paper Box Company. Jephcott commissioned the house for his daughter, Amulette Sanderson, and son-in-law Arthur C. Sanderson, a salesman with the Toronto Brick Company Ltd who later became Secretary Treasurer of the company. The Sandersons purchased the land in 1935 from St Andrew's Estates and Golf Course and owned the property until 1947. Directories suggest that Jephcott and the Sandersons occupied the property together from the time that the house was completed until Jephcott's death in 1940.</p>
<p> </p>
<p>The Jephcott - Sanderson Residence property is among the original seven grand mansions situated in an exclusive enclave that was constructed on the west side of Old Yonge Street in York Mills. These grand mansions were defined by lots with large frontages and setbacks, circular driveways, and expansive landscaped grounds. Three of these properties are designated or listed on the City of Toronto's Heritage Register and the other three houses have been demolished.</p>
<p> </p>
<p>Staff have determined that the property at 324 Old Yonge Street has cultural heritage value and meets four of the Ontario Regulation 9/06 criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act. A property may be designated under Part IV, Section 29 of the Ontario Heritage Act, if it meets two or more of the nine criteria.</p>
<p> </p>
<p>The property was listed on the City's Heritage Register on February 3, 2021.</p> |
| 141710 | LETTER | N | N | MAIN | ACTION | NO_ACTN | — | N | — | 324 Old Yonge Street - Notice of Intention to Designate a Property under Part IV, Section 29 of the Ontario Heritage Act | 2025.PH23.13a | — | Y | Y | Y | Y | <p>At its meeting on June 30, 2025 the Toronto Preservation Board considered Item PB33.2 and made recommendations to City Council.</p>
<p> </p>
<p>Summary from the report (June 11, 2025) from the Senior Manager, Heritage Planning, Urban Design, City Planning:<br /> </p>
<p>This report recommends that City Council state its intention to designate the property at 324 Old Yonge Street under Part IV, Section 29 of the Ontario Heritage Act for its cultural heritage value according to the Statement of Significance and description of heritage attributes found in Attachment 1.</p>
<p> </p>
<p>The subject property, known as the Jephcott -Sanderson Residence, is located in the St. Andrews - Windfields neighbourhood in the North York-York Mills area of Toronto. It is situated on the west side of Old Yonge Street, north of York Mills Road, east of Yonge Street, and south of Highway 401. A location map and current photograph of the heritage property are found in Attachment 2.</p>
<p> </p>
<p>The property contains a two-and-one-half-storey brick house and a detached two-storey brick garage and was constructed in 1935 in the Georgian Revival style. It was designed by the prominent architectural firm of Allward & Guinlock for Alfred Jephcott (1866-1940), president of the Dominion Paper Box Company. Jephcott commissioned the house for his daughter, Amulette Sanderson, and son-in-law Arthur C. Sanderson, a salesman with the Toronto Brick Company Ltd who later became Secretary Treasurer of the company. The Sandersons purchased the land in 1935 from St Andrew's Estates and Golf Course and owned the property until 1947. Directories suggest that Jephcott and the Sandersons occupied the property together from the time that the house was completed until Jephcott's death in 1940.</p>
<p> </p>
<p>The Jephcott - Sanderson Residence property is among the original seven grand mansions situated in an exclusive enclave that was constructed on the west side of Old Yonge Street in York Mills. These grand mansions were defined by lots with large frontages and setbacks, circular driveways, and expansive landscaped grounds. Three of these properties are designated or listed on the City of Toronto's Heritage Register and the other three houses have been demolished.</p>
<p> </p>
<p>Staff have determined that the property at 324 Old Yonge Street has cultural heritage value and meets four of the Ontario Regulation 9/06 criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act. A property may be designated under Part IV, Section 29 of the Ontario Heritage Act, if it meets two or more of the nine criteria.</p>
<p> </p>
<p>The property was listed on the City's Heritage Register on February 3, 2021.</p> |
| 141815 | LETTER | N | N | NEW | ACTION | ADOPTED | — | N | — | City Foundation Drainage Policy | 2025.PH23.14 | — | Y | Y | Y | Y | <p>I am writing to request your support to have Staff review the City’s Foundation Drainage Policy (the “Policy”). Through working closely with City Staff from Toronto Water and Development Review, along with industry leaders, we have identified potential improvements to the Policy that could support the viability of certain development sites without compromising sewer capacity or water quality.</p>
<p> </p>
<p>In November 2021, City staff implemented a Foundation Drainage Policy to preserve sewer capacity and meet growing demands for the City’s sewer systems by implementing a requirement that foundation drainage be managed on-site rather than being discharged to the City’s sewer system. The Policy applies to all development applications under the Planning Act, except for Committee of Adjustment applications, effective January 1, 2022.</p>
<p> </p>
<p>The Policy, as currently applied and implemented, requires a technical investigation to determine if a proposed building foundation will be within groundwater. Where there will be groundwater present, the project is required to manage the groundwater on-site. This can be accomplished using watertight foundation construction. The foundations associated with watertight basements can impact the cost of a project, particularly smaller or mid-rise buildings. The financial implications make housing more expensive across Toronto and is contrary to the city’s objective to encourage more mid-rise development along Major Streets and Avenues.</p>
<p> </p>
<p>It is time to evaluate the Foundation Drainage Policy and consider opportunities for improvement. This motion seeks to ensure that the objectives of the Policy are achieved without inappropriately undermining other important City goals, including encouraging new housing starts, reducing embodied carbon in new buildings, and promoting sustainable development in Toronto. The City has heard from industry professionals across many disciplines (geotechnical, hydrogeological, civil, structural, mechanical) who have identified concerns with the Policy and identified science and engineering-based opportunities to improve it, while still protecting the city’s interests. </p>
<p> </p>
<p>For example, a major opportunity identified by industry experts is reconsideration of the City’s Manganese limits in its sewer by-law. Manganese is a naturally occurring element that poses no risk to humans or the environment at naturally occurring levels and is present in almost all ground water across the Greater Toronto Area and Ontario. The City's sewer By-law mandates an extremely low/almost zero limit for Manganese in water discharged to its storm sewer system. Accordingly, the Manganese limit effectively requires that groundwater must be discharged to the sanitary sewer, if it is to be discharge to a City sewer at all. It is worth investigating whether the City’s Manganese limit in its sewer by-law could be safely changed to create opportunities to meet the Policy’s objectives while better facilitating the development of housing and development in Toronto in an environmentally sustainable way, reducing embodied carbon in new buildings.</p>
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<p>Thank you for your consideration of the accompanying recommendations.</p> |