Dear HVV Residents
City of Toronto’s new Avenues Policy
On February 5, 2025, Toronto City Council adopted Official Plan Amendment 778, known as the Avenues Policy.
Like you, we are disappointed this has moved forward. Thank you to everyone who emailed Councillor Holyday, Mayor Chow and members of Council to make your voices heard! The motion to approve the Amendment was far from unanimous. Notably, Ward 2 Councillor Stephen Holyday had support from at least 8 other City Councillors to refer the study before finalizing the Avenues map. We believe with targeted, compelling information, other Councillors will want to modify the current policy in Phase 2.
What is the objective of the Avenues study?
It’s a plan to direct housing intensification to Avenues across the city, and especially to subway, light rail transit and GO transit stations. It’s also one of the initiatives the City wants to put forward in order to access the Housing Accelerator Fund monies set up by the Federal Government.
The most significant changes are:
- 165% increase to “Avenues,” adding 283km (an equivalent distance from Toronto to Kingston ON) to the 172km of currently classified Avenues
- Automatic approval for developers to build 11-13 storey Mid-Rise buildings 10 metres (32 feet) from an existing residential property
- Approval to build higher buildings within 500-800m of transit stations (LRT and subway)
- Development can also develop adjoining neighbour lots encroaching into side streets
- Removing the requirement for Avenue Studies including infrastructure, traffic implications, schools, prior to approval.
In Etobicoke, new Avenues include (click here for map):
- Dundas St. West from Islington to 0.11 km east of Royal York.
- Royal York from Lakeshore Blvd. W. to Kingsgrove Blvd.
- Islington Ave from Bloor to Graystone Gardens
- Keele St. from St. Clair Ave. West to Bloor St. West
- Kipling Ave from 0.6 km north of Bloor to Hwy 401, and more.
- Parkside Dr. from Bloor St. W. to Indian Valley Cres.
- Runnymede from Bloor St. W. to Ardaugh St.
- The Queensway, 0.4 km east of Ellis Ave. to South Kingsway
So, where does the Avenues Study go from here?
Planning repeatedly assured City Council that Phase 2 will include study and public consultation to refine the policy, and enable exemptions of some Avenues, or sections of Avenues. This means we have time to influence the outcome of Phase 2.
While substantially greater heights and density may work in some areas, it can be a disaster on some Avenues or stretches of Avenues.
The Coalition of Etobicoke Residents’ Associations (CERA) spontaneously came together in January to influence Phase 1 of the Avenues study. The results of our efforts were encouraging, so we have decided to continue our alliance to influence Phase 2 of the Study.
CERA is committed to true public consultation and community engagement to develop solutions that make this a great city for all current and new residents. And importantly, we believe every resident and land owner directly impacted deserves to know the City intends to re-zone adjacent to their properties.
CERA also intends to connect with other Residents’ Associations (RAs) city-wide, to support their local Councillors to scale back and propose smart sections of Avenues versus what’s currently on the table.
You will hear more from us very soon about how you can help.
Sincerely,
HVVRA Board of Directors on behalf of CERA
Humber Valley Village Residents’ Association (HVVRA)
Richmond Gardens Residents’ and Ratepayers’ Association (RGRRA)
Islington Village Residents’ and Ratepayers Association (IRRA)
South Eatonville Residents’ Association (SERA)
Buttonwood Hill Residents’ Association (BHRA)
Markland Wood Homeowners Association (MWHA)
Lorraine Gardens/Glen Park Community Association (LG/GPCA)Kingsway Park Ratepayers Inc (KPRI)
March 3, 2025