By RK Cobb
During its November meeting, Toronto City Council adopted a comprehensive review of zoning bylaws governing businesses in residential areas, making a significant decision regarding the future of local neighbourhoods. The proposal, which permits certain businesses to open in residential areas, sparked considerable debate among residents’ associations and community groups across the city.
The proposal focused on three areas: Home Occupations, Interior Streets (also called Community Streets) and Major Streets. The recommendation for home occupations was adopted without amendments. Businesses considered home occupations can now have up to two employees and operate out of ancillary buildings like garages.
The most contentious recommendations concerned Major Streets and Interior/Community Streets. Designated major streets in Centennial Scarborough are Meadowvale Rd., Lawrence Ave. and Port Union Rd. Designated community streets are Centennial Rd., Conference Blvd. and Charlottetown Blvd.
Residents’ associations city-wide, including the CCRA, voiced concerns regarding the “one-size-fits-all” rezoning approach. Concerns were raised about potential negative impacts on neighbourhood character, including traffic, parking, noise, and the potential loss of housing to commercial conversion. Residents’ associations advocated strongly for maintaining the Committee of Adjustment process for changes of use, ensuring individualized, neighbourhood-specific review.
Another major concern for residents was the city’s limited ability to prevent the opening of businesses like cannabis shops and establishments serving alcohol, as the licensing for these types of businesses is ultimately regulated by the provincial government.
By coordinating with SUN (Scarborough United Neighbourhoods) and COTRA (Coalition of Toronto Residents’ Associations), the CCRA helped prevent a city-wide blanket rezoning of interior/community streets. The Interior Streets recommendation was only adopted in eight wards, largely comprising Old Toronto and East York, where many such businesses already exist.
During the council debate, attempts were made to tailor the Major Streets recommendation, notably to exclude specific sections of major streets deemed “too residential” by local communities. Councillor Neethan Shan (Ward 25) sought to exclude three streets in this ward – Meadowvale, Port Union and Military Trail ‒ from the Major Streets classification where the new business permissions would apply. The concern was that these streets, particularly Meadowvale, are ill-equipped to handle the potential increase in traffic, parking demand, and general service demands associated with new commercial uses.
Councillor Shan’s efforts were thwarted by Councillor Gord Perks, who is also the Chair of the Planning and Housing Committee. Councillor Perks encouraged City Council to vote down Councillor Shan’s protective motion, even though Perks had successfully motioned to exclude certain major streets from other wards. Ultimately, City Council adopted an amended Major Streets recommendation that excluded the streets motioned by Councillor Perks, but not those championed by Councillor Shan.
Toronto City Council recognized concerns about the potential for certain business types in residential areas. As a result, one adopted recommendation was a request to the provincial government to amend the relevant acts to allow the city to restrict the location of cannabis retail stores and liquor sales licences within lands designated as Neighbourhoods.
City Planning staff will monitor the implementation and effectiveness of the new Zoning Bylaw Amendments and report back to the Planning and Housing Committee in two years.