Planning and Housing Committee
The full agenda, as filed
All 10 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.
PH13.1amended
This report recommends approval of a City-initiated Amendment to Zoning By-law 569-2013, as amended, for the City-owned property at 50 Wilson Heights Boulevard, as part of the Housing Now Initiative. The report also outlines the proposed Draft Plan of Subdivision for the site, preparing the site for the development of mixed-use development blocks, a new public street, new parkland and extension of the William R. Allen Road Pathway, a multi-use trail. The recommended Zoning By-law Amendment implements Site and Area Specific Policy 387 and will facilitate the development of approximately 1,500 new residential units on the site, including the delivery of approximately 500 affordable rental units. The proposed amendment also advances a range of City building objectives permitting 129,175 square metres of development, comprising a mix of residential (affordable and market rental and ownership) with commercial/retail uses, a child care facility and a community space for not-for-profit organizations. The development site will include one low-rise building (up to four storeys), two mid-rise buildings (up to 12 storeys) and four tall buildings (up to 16 storeys). Approximately 850 parking spaces will be provided in below-grade parking garages. Redevelopment of the site in accordance with the Draft Plan of Subdivision will result in a new public street connecting to Wilson Heights Boulevard as well as a new 3,049 square metre public park. A transit plaza and an extension of the William R. Allen Road Pathway will be provided on the west side of the site. Other than lands dedicated to private ownership housing development, all blocks will remain City property while the mixed-use rental blocks will be leased to a development partner for 99 years for the development of affordable housing and the other recommended uses. The City's development partner will be responsible for detailed design and construction of the required municipal infrastructure, including public streets and services, based on initial work undertaken by CreateTO. A portion of the commuter parking use currently provided on the site is proposed to be permitted as part of a mix of below-grade resident, visitor, and public parking. The recommended Zoning By-law Amendment and Draft Plan of Subdivision will enable redevelopment of the site consistent with the Official Plan, including Official Plan Amendment No. 309 (Tippett Road Area Regeneration Study) and the development concept prepared by CreateTO and refined through public consultation and the City's formal review process. Development of 50 Wilson Heights Boulevard in accordance with this report's recommendations will ensure this City-owned property is optimized for a mixed-income development, including affordable and market rental units and ownership housing, and the creation of a complete, inclusive, livable community adjacent to the Wilson subway station. The proposed massing of the new buildings fits within a planned mid-rise and tall building context while respecting transitions to adjacent low-rise neighbourhoods. This development is complemented by improvements to the public realm, including the addition of a new public park, pedestrian pathways and plazas adjacent to Wilson Subway Station and the Wilson Avenue-Wilson Heights Boulevard intersection. The proposed development supports densities and a mix of land uses which efficiently use land and resources and are transit-supportive. The rezoning is consistent with the Provincial Policy Statement (2014) and conforms with the Growth Plan for the Greater Golden Horseshoe (2019), and the City's Official Plan therefore staff are recommending approval of the City-initiated Zoning By-law Amendment and Draft Plan of Subdivision. City Council's decision regarding the recommended Zoning By-law Amendment and support for the subsequent registration of the Draft Plan of Subdivision will set the stage for the next phase of the Housing Now Initiative: procurement by the City of a development partner to construct and operate a mixed-use, mixed-income development at 50 Wilson Heights Boulevard including the required municipal infrastructure. The successful development partner will be responsible for submitting a Site Plan Control application in 2020 to develop and finalize detailed development plans. The City will secure the terms of development, including the subdivision obligations set out in this report, and housing operation through a 99-year lease and a purchase and sale agreement for the stratified condominium portion of the site.
The Planning and Housing Committee recommends that: 1. City Council amend Zoning By-law 569-2013, as amended, for the lands at 50 Wilson Heights Boulevard substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 6 to the report (January 28, 2020) from the Chief Planner and Executive Director, City Planning. 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. In accordance with the delegated approval under By-law 229-2000, as amended, City Council be advised that the Chief Planner and Executive Director, City Planning intends to approve the Draft Plan of Subdivision for the lands at 50 Wilson Heights Boulevard as generally illustrated on Attachment 7 to the report (January 28, 2020) from the Chief Planner and Executive Director, City Planning subject to: a. the condition that a Lease Agreement has been entered into between the City and the development partner that includes, to the satisfaction of the Chief Planner and Executive Director, City Planning, standard subdivision obligations as applicable and with necessary modifications for implementation of the proposed plan as well as site specific subdivision requirements generally outlined in Attachment 8 on such terms, including details and timing, as are set out in the Lease Agreement, and; b. revisions to the proposed Draft Plan of Subdivision and additional or modified site subdivision requirements for inclusion in the Lease Agreement with the development partner as the Chief Planner and Executive Director, City Planning, may deem to be appropriate to address matters arising from the ongoing technical review of this development, including Block 5 Toronto Transit Commission (TTC driveway). 4. City Council request the Chief Executive Officer, CreateTO to include in the Lease Agreement with the development partner the requirement to prepare and submit, prior any Site Plan Control application and submission of detailed engineering for the subdivision, an updated Functional Servicing Report for the subdivision to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services. 5. City Council request the Chief Executive Officer, CreateTO, in consultation with the Chief Planner and Executive Director, City Planning, to engage City partners and the development partner, to advance the detailed design of development requirements identified in Attachment 9 to the report (January 28, 2020) to the report (January 28, 2020) from the Chief Planner and Executive Director, City Planning, to the satisfaction of the Chief Planner and Executive Director, City Planning, and to secure the delivery of the development requirements on terms, including details and timing, in a Lease Agreement with the development partner. 6. City Council request the Chief Executive Officer, CreateTO, and the Acting President, Toronto Parking Authority, to engage the development partner on the operation of a paid public parking facility at 50 Wilson Heights Boulevard and report to the Board of Directors of CreateTO or the Board of Directors of the relevant CreateTO corporate entity as part of the proposed transaction terms. 7. City Council direct the General Manager, Transportation Services, the Chief Executive Officer, CreateTO, and request the Chief Executive Officer of the Toronto Transit Commission, to conduct all necessary planning and design work required to implement the removal of the existing TTC bus lane on the site and mitigate any impacts to the TTC's bus operations that utilize Wilson Subway Station, including applying the City's Vision Zero 2.0 approach to traffic safety. 8. City Council request the Chief Planner and Executive Director, City Planning to consult with the Chief Executive Officer, CreateTO to explore increasing the percentage of units to be provided at 50 Wilson Heights Boulevard to be designed to Canada Mortgage and Housing Corporation's accessibility standards above and beyond the 10 percent required to as close to 100 percent, as possible as part of any site plan control application for the site.
Staff recommendation as filed
The Chief Planner and Executive Director, City Planning, recommends that: 1. City Council amend Zoning By-law 569-2013, as amended, for the lands at 50 Wilson Heights Boulevard substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 6. 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. In accordance with the delegated approval under By-law 229-2000, as amended, City Council be advised that the Chief Planner and Executive Director, City Planning intends to approve the Draft Plan of Subdivision for the lands at 50 Wilson Heights Boulevard as generally illustrated on Attachment 7 subject to: a. the condition that a Lease Agreement has been entered into between the City and the development partner that includes, to the satisfaction of the Chief Planner and Executive Director, City Planning, standard subdivision obligations as applicable and with necessary modifications for implementation of the proposed plan as well as site specific subdivision requirements generally outlined in Attachment 8 on such terms, including details and timing, as are set out in the Lease Agreement, and; b. revisions to the proposed Draft Plan of Subdivision and additional or modified site subdivision requirements for inclusion in the Lease Agreement with the development partner as the Chief Planner and Executive Director, City Planning, may deem to be appropriate to address matters arising from the ongoing technical review of this development, including Block 5 Toronto Transit Commission (TTC driveway). 4. City Council request the Chief Executive Officer, CreateTO to include in the Lease Agreement with the development partner the requirement to prepare and submit, prior any Site Plan Control application and submission of detailed engineering for the subdivision, an updated Functional Servicing Report for the subdivision to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services. 5. City Council request the Chief Executive Officer, CreateTO, in consultation with the Chief Planner and Executive Director, City Planning, to engage City partners and the development partner, to advance the detailed design of development requirements identified in Attachment 9 to the satisfaction of the Chief Planner and Executive Director, City Planning, and to secure the delivery of the development requirements on terms, including details and timing, in a Lease Agreement with the development partner. 6. City Council request the Chief Executive Officer, CreateTO, and the Acting President, Toronto Parking Authority, to engage the development partner on the operation of a paid public parking facility at 50 Wilson Heights Boulevard and report to the Board of Directors of CreateTO or the Board of Directors of the relevant CreateTO corporate entity as part of the proposed transaction terms. 7. City Council direct the General Manager, Transportation Services, the Chief Executive Officer, CreateTO, and request the Chief Executive Officer of the Toronto Transit Commission, to conduct all necessary planning and design work required to implement the removal of the existing TTC bus lane on the site and mitigate any impacts to the TTC's bus operations that utilize Wilson Subway Station, including applying the City's Vision Zero 2.0 approach to traffic safety.
PH13.2deferred
Housing Now - 705 Warden Avenue - Zoning Amendment and Draft Plan of Subdivision - Final Report
This report recommends approval of a City-initiated Amendment to Zoning By-law 569-2013, as amended, for a portion of the City-owned property at 705 Warden Avenue, as part of the Housing Now Initiative. The report also outlines the proposed Draft Plan of Subdivision for the site, preparing the site for the development of mixed-use development blocks, a future Toronto Transit Commission (TTC) operations centre, a new public street and expanded parkland as well as the renaturalization of lands along the Massey Creek ravine edge. The recommended Zoning By-law Amendment implements the Warden Woods Community Secondary Plan and will permit 58,200 square metres of development, comprising two mid-rise buildings on the Warden Avenue frontage (approximately 9 and 11 storeys), a tall building at the southeast end of the site (approximately 18 storeys) and a Toronto Transit Commission operations centre (up to four storeys). The proposed amendment will facilitate the development of approximately 500 new residential units on the site as part of the Housing Now initiative, including approximately 250 affordable rental units, as well as retail space on Roper Road and a 62-space child care facility. Redevelopment of the site in accordance with the Draft Plan of Subdivision will result in a new public street linking Mendelssohn Street and Howe Avenue. Approximately 0.6 hectares of a new centrally located parkland will be provided and integrated with the existing parkland associated with the Warden Hilltop Community Centre. The expanded park will be redesigned for improved functionality, greater recreational use and additional parking for the Community Centre. The southern edge of the property will be renaturalized to provide an enhanced, green edge to the Massey Creek ravine with a walkway connection to the pedestrian bridge to Warden Station. The proposal also provides a new publicly-accessible pedestrian walkway connecting the Community Centre, new public street and expanded park to Warden Avenue. The street, park, ravine edge and Toronto Transit Commission (TTC) blocks will remain in City ownership with short term leases or licences to facilitate required works while the mixed-use blocks will be leased to a selected partner for 99 years for the development and operation of affordable housing and the other recommended uses. The selected partner will be responsible for detailed design and construction of the required municipal infrastructure, including streets and services, based on initial work undertaken by CreateTO. The recommended Zoning By-law Amendment and Draft Plan of Subdivision will enable redevelopment of the site consistent with the development concept prepared by CreateTO and refined through public engagement and the City's review process. Development of a portion of 705 Warden Avenue in accordance with this report's recommendations will ensure this City-owned property is optimized for the development of affordable and market rental housing and employment-generating Toronto Transit Commission (TTC) facility. The development of this property will provide an important building block for the creation of a complete, inclusive, livable community. The combination of retail space, community services, expanded parkland and improvements to the pedestrian experience will contribute multiple public benefits and support integration of the new development with surrounding neighbourhoods. The proposed development supports densities and a mix of land uses which efficiently use land and resources and are transit-supportive. As such, the rezoning is consistent with the Provincial Policy Statement (2014) and conforms with the Growth Plan for the Greater Golden Horseshoe (2019), the Official Plan and the Warden Woods Community Secondary Plan. City Council's decision regarding the recommended Zoning By-law Amendment and support for the subsequent registration of the Draft Plan of Subdivision will accelerate the next phase of the Housing Now Initiative, which involves procurement of a development partner by the City to develop the proposed plan of subdivision. The development partner will be responsible for submitting a Site Plan Control application in 2020 to develop and finalize detailed plans for the mixed-use development. The City will secure the terms of development, including the subdivision obligations set out in this report, as well as the subsequent housing operation through a 99-year lease. The Toronto Transit Commission (TTC) will submit a separate Site Plan Control application for its operations centre and will retain responsibility for development of its block, which will be serviced through the subdivision infrastructure.
The Planning and Housing Committee: 1. Adjourned the statutory public meeting under the Planning Act for the Zoning By-law Amendment and Draft Plan of Subdivision for a portion of 705 Warden Avenue until the June 11, 2020 meeting of Planning and Housing Committee and schedule the item for 9:45 a.m. 2. Requested the Chief Planner and Executive Director, City Planning, in consultation with the Chief Executive Officer, CreateTO and the Executive Director, Housing Secretariat to: a. review potential revisions to the development concept with the objective of providing additional housing opportunities on the 705 Warden Avenue site; and b. consult with the Ward Councillor and local community with respect to (a) above. 3. Requested the Chief Planner and Executive Director, City Planning, to report on the community consultation outcomes, on proposed revisions to the development concept and any changes to the draft Zoning By-law Amendment and Draft Plan of Subdivision, for a portion of 705 Warden Avenue at the June 11, 2020 meeting of the Planning and Housing Committee.
Staff recommendation as filed
The Chief Planner and Executive Director, City Planning, recommends that: 1. City Council amend Zoning By-law 569-2013, as amended, for a portion of the lands at 705 Warden Avenue substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 4. 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. In accordance with the delegated approval under By-law 229-2000, as amended, City Council be advised that the Chief Planner and Executive Director, City Planning, intends to approve the Draft Plan of Subdivision for the portion of the lands at 705 Warden Avenue as generally illustrated in Attachment 5, subject to: a. the condition that a Lease Agreement has been entered into between the City and the development partner that includes, to the satisfaction of the Chief Planner and Executive Director, City Planning, standard subdivision obligations as applicable and with necessary modifications for implementation of the proposed plan as well as site specific subdivision requirements generally outlined in Attachment 6 on such terms, including details and timing, as are set out in the Lease Agreement, and; b. revisions to the proposed Draft Plan of Subdivision and additional or modified subdivision requirements for inclusion in the Lease Agreement with the development partner as the Chief Planner and Executive Director, City Planning, may deem to be appropriate to address matters arising from the ongoing technical review of this development. 4. City Council request the Chief Executive Officer, CreateTO, in consultation with the Chief Executive Officer, Toronto Transit Commission, to coordinate servicing planning of the TTC development block and amend, as appropriate, the Functional Servicing Report for the subdivision prepared under the direction of CreateTO to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services, prior to the execution of the Lease Agreement with the development partner. 5. City Council request the Chief Executive Officer, CreateTO, in consultation with the Chief Planner and Executive Director, City Planning, to engage City partners and the development partner to advance the detailed design of development requirements identified in Attachment 7 to the satisfaction of the Chief Planner and Executive Director, City Planning, and to secure the delivery of the development requirements on terms, including details and timing, in a Lease Agreement with the development partner. 6. City Council request the Chief Executive Officer, CreateTO, and the Acting President, Toronto Parking Authority, to engage the development partner on the operation of a paid public parking facility at 705 Warden Avenue and report to the Board of Directors of CreateTO or the Board of Directors of the relevant CreateTO corporate entity as part of the proposed transaction terms.
PH13.3amended
Official Plan Review: Transportation - Recommended Official Plan Amendment
This report recommends the adoption of Official Plan transportation policy and text changes as part of the Five Year Review of the Official Plan. The recommended changes affect transportation policies in the areas of: transit; cycling; automated vehicles, shared mobility and other emerging mobility technologies; and the transportation of water, wastewater and stormwater. Updates to the street related map and schedules are also recommended. The recommended policy amendments are intended to strengthen the existing policies and provide greater clarity regarding the City's goals related to transportation and the tools endorsed for use to achieve them. The recommended Official Plan Amendment appended to this report as Attachment 1 contains changes impacting a number of existing Official Plan Sections and proposes the addition of a new section. Attachment 2 demonstrates how the recommended amendment will be incorporated into the relevant sections of the Official Plan, if approved. This recommended Official Plan Amendment follows an initial set of transportation policy amendments, which were approved by the Minister of Municipal Affairs and Housing in December, 2014 (OPA No. 274) and are related to: Integration with Land Use; "Complete Streets"; Active Transportation; Auto, Transportation Demand Management (TDM) and Parking; and, Goods Movement. The recommended Official Plan Amendment presented in this report builds upon these earlier policy amendments and will, once adopted, complete the transportation component of the Official Plan Review process which began in 2013. The recommended Official Plan Amendment has been formulated to address proposed policy directions endorsed by Planning and Growth Management Committee in 2018 and the further direction received from Planning and Housing Committee in April 2019, paying particular attention to the impact of the policies on vulnerable road and transit users. The policies also incorporate feedback received through a city-wide consultation process.
The Planning and Housing Committee recommends that: 1. City Council amend the Official Plan Amendment 456 in Attachment 1, to the report (January 29, 2020) from the Chief Planner and Executive Director, City Planning, by amending modification 11 to Section 2.4 which deletes and replaces existing Policy 2.4(13) by inserting a sub-policy which reads "connecting to the Province-wide Cycling Network identified by the Ministry of Transportation" as sub-policy (b)(iii) and renumbering the subsequent sub-policies appropriately. 2. City Council amend the Official Plan Amendment 456 in Attachment 1, to the report (January 29, 2020) from the Chief Planner and Executive Director, City Planning, by further amending the paragraph of the preamble text in Section 2.2.2 which begins with "Scarborough Centre" by adding the words ", inter-regional transit" between the words "stations" and "and", and deleting the words "13 surface TTC" and replacing them with the words "TTC surface". 3. City Council amend the Official Plan Amendment 456 in Attachment 1, to the report (January 29, 2020) from the Chief Planner and Executive Director, City Planning, by deleting the words "and optimizing stop spacing" in Section 2.2 (6) so that it now reads as follows: "Bus and streetcar routes provide transit services across most parts of the city as complements to, and extensions of, the higher-order transit network. The majority of transit trips in the city involve a ride on a bus or streetcar. Recognizing their importance, the network of bus and streetcar routes will be enhanced to improve service reliability and travel times by reducing interference from other road traffic through the implementation of transit priority measures, and by improving operational efficiency and rider convenience by such means as providing more frequent service." 4. City Council amend the Official Plan Amendment 456 in Attachment 1, to the report (January 29, 2020) from the Chief Planner and Executive Director, City Planning by deleting the following Section 2.4 (1): "New and emerging technologies, such as Automated Vehicles (AVs) and technologies which enable shared mobility, have the potential to significantly change the way people and goods travel around the city. New technologies bring benefits as well as challenges, such as increasing the demand for curbside space. New technologies should be incorporated in our transportation system in ways which avoid their drawbacks and support the vision and goals of the City." 5. City Council amend the Official Plan substantially in accordance with the Transportation Official Plan Amendment attached as Attachment 1 to the report (January 29, 2020) from the Chief Planner and Executive Director, City Planning, as amended by Recommendations 1 to 4 above. 6. City Council authorize the Chief Planner and Executive Director, City Planning to seek the approval of the Minister of Municipal Affairs of Ontario of the Transportation Official Plan Amendment under Section 26 of the Planning Act. R.S.O. 1990, c. P.13. 7. City Council resolve and declare that the revisions to the Official Plan attached as Attachment 1, to the report (January 29, 2020) from the Chief Planner and Executive Director, City Planning, conform to the Growth Plan, 2019, have regard to matters of Provincial interest listed in Section 2 of the Planning Act and are consistent with the Provincial Policy Statement, 2014 issued under Section 3 of the Planning Act.
Staff recommendation as filed
The Chief Planner and Executive Director, City Planning recommends that: 1. City Council amend the Official Plan substantially in accordance with the Transportation Official Plan Amendment attached as Attachment 1 to this report, dated January 29, 2020 from the Chief Planner and Executive Director, City Planning. 2. City Council authorize the Chief Planner and Executive Director, City Planning to seek the approval of the Minister of Municipal Affairs of Ontario of the Transportation Official Plan Amendment under Section 26 of the Planning Act. R.S.O. 1990, c. P.13. 3. City Council resolve and declare that the revisions to the Official Plan attached as Attachment 1 to this report conform to the Growth Plan, 2019, have regard to matters of Provincial interest listed in Section 2 of the Planning Act and are consistent with the Provincial Policy Statement, 2014 issued under Section 3 of the Planning Act.
PH13.4amended
Firgrove-Grassways Revitalization - Initial Development Proposal
At its meeting of July 16, 17, & 18, 2019, City Council adopted, with amendments, report PH7.4 - A New Approvals Framework for Toronto Community Housing Corporation Revitalization Projects. Council also directed staff to review the Initial Development Proposal for the revitalization of the Firgrove-Grassways community in line with the new approval framework (Attachment 4) and, if deemed satisfactory, recommend it to the Planning and Housing Committee for approval. This report responds to Council's request and recommends that City Council endorse, in principle, TCHC's proposed plans to redevelop its ageing buildings in the Firgrove-Grassways community as outlined herein ("the Initial Development Proposal") as a general concept to begin the public consultation and the planning application submission processes. The Initial Development Proposal envisions the replacement of 236 social housing units and the refurbishment of 152 other Toronto Community Housing ("TCHC") units onsite. In addition, it is proposed that up to 600 market rental and ownership units, approximately 10,000 square feet of retail/commercial space, and an additional 107 net new affordable rental units be added to the development. Other city-building objectives are also proposed to be achieved including: improved community amenities (replacement of the existing community space and outdoor pool); an expanded City-operated child care facility; a new park and road network; and an overall built form and public realm that will promote community safety and social cohesion. Although the Initial Development Proposal outlined in this report is being recommended to City Council for endorsement in principle, through the development review and community consultation processes, an appropriate site plan and built form will be identified, which will ultimately determine the final number of rental and ownership units and amount of retail/commercial space and amenities at the site. Approval of the recommendations in this report will allow TCHC to proceed with submitting planning applications, to conduct a public procurement process to assess market interest and to identify the best timing to secure a development partner for the site. Approval of the recommendations in this report will also allow TCHC to refine cost estimates, proceed with demolition of vacant units as required, and to pursue funding from other orders of government to help support the revitalization project. Future relocation of tenants and demolition of vacant units will take place once the appropriate approvals have been obtained, including a tenant relocation and assistance plan as part of the approval of a Rental Housing Demolition and Conversion application. Details of the recommended development partner for the site, proposed partnership arrangement, identification of third-party funding sources and overall financial implications will be reported to City Council in late 2020 or early 2021 as part of the Council approved process for approving TCHC revitalizations. All project details will be assessed by an interdivisional City, CreateTO and TCHC staff team prior to being recommended to Council. This report was developed with input from the following City divisions, agencies and corporations: the Housing Secretariat; TCHC; City Planning; Shelter, Support and Housing Administration; Social Development, Finance and Administration; Corporate Real Estate Management; CreateTO; and the office of the Chief Financial Officer and Treasurer.
The Planning and Housing Committee recommends that: 1. City Council, in its capacity: as Shareholder of Toronto Community Housing Corporation ("TCHC"), pursuant to Section 7.4.1 (c) of the City's Shareholder Direction to TCHC, approve TCHC proceeding with the Initial Development Proposal outlined in this report as a general concept for the revitalization of TCHC's properties located at 3, 36 Marsh Grassway; 5,10 and 40 Turf Grassway; 1, 2 and 8 Dune Grassway; 7 and 11 Blue Grassway; and 4 and 17 Cane Grassway ("Firgrove-Grassways"); as Service Manager under section 161(2) of the Housing Services Act, 2011 ("HSA") consent to Toronto Community Housing Corporation (TCHC) proceeding with the Initial Development Proposal outlined in this report as a general concept for the revitalization of Firgrove-Grassways; as Shareholder of Toronto Community Housing Corporation (TCHC) and subject to approval of this report, direct TCHC to submit a Rental Housing Demolition and Conversion application to demolish the existing vacant 134 social housing units located at 1, 2, 8 Dune Grassway and 3, 36 Marsh Grassway and 7, 11 Blue Grassway ("Phase One Demolition") and address replacement obligations and provide an acceptable Tenant Relocation and Assistance Implementation Plan; as Shareholder of Toronto Community Housing Corporation (TCHC) and subject to Council approval of the Zoning By-law Amendment and Draft Plan of Subdivision applications that are necessary to implement the Master Plan and pursuant to Section 7.4.1 (c) of the City's Shareholder Direction to TCHC, direct TCHC to submit a Rental Housing Demolition and Conversion application to demolish the remaining 102 rent-geared-to-income (RGI) units at 5, 10, 40 Turf Grassway and 4 and 17 Cane Grassway ("Phase Two Demolition") and address replacement obligations and provide an acceptable Tenant Relocation and Assistance Implementation Plan; and as Service Manager under the Housing Services Act, 2011 authorize the General Manager, Shelter, Support and Housing Administration, in consultation with the Executive Director, Housing Secretariat, to grant Service Manager consent, and grants shareholder consent pursuant to Section 7.4.1 (c) of the City's Shareholder Direction to Toronto Community Housing Corporation (TCHC) to the closure of 102 units at 5, 10, 40 Turf Grassway and 4 and 17 Cane Grassway subject to: i) recommendation 1(d) above; and ii) TCHC providing a Tenant Relocation and Assistance Implementation Plan outlining how impacted tenants will be supported and TCHC's obligations during the relocation and return to a replacement unit process including providing tenants with a right to return post-construction, to the satisfaction of the General Manager, Shelter, Support and Housing Administration. 2. City Council authorize and request the Chief Planner and Executive Director, City Planning, to defer payment of all planning application fees, exclusive of base fees, until such time as Toronto Community Housing Corporation submits a Site Plan Application. 3. City Council authorize the Chief Planner and Executive Director, City Planning to enter into an agreement with Toronto Community Housing Corporation setting out the terms and conditions of the deferral, in a form acceptable to the City Solicitor. 4. City Council direct that the confidential information contained in Confidential Attachment 1 to the report (January 29, 2020) from the Deputy City Manager, Community and Social Services remain confidential in its entirety until such time as Toronto Community Housing Corporation agrees that the same may be disclosed to the public. 5. City Council direct the City Manager to forward the report (January 29, 2020) from the Deputy City Manager, Community and Social Services to the Ontario Minister of Municipal Affairs and Housing to request program and financial support for the implementation of the Firgrove-Grassways revitalization project. 6. City Council direct the City Manager to forward the report (January 29, 2020) from the Deputy City Manager, Community and Social Services to the Federal Minister of Families, Children and Social Development and Minister Responsible for Canada Mortgage and Housing Corporation, to request program and financial support for the implementation of the Firgrove-Grassways revitalization project. 7. City Council authorize staff from Toronto Community Housing Corporation, the City and CreateTO to submit an application for funding and financing consideration under the National Housing Strategy Co-Investment Fund and report to City Council on the progress prior to the 2021 budget process. 8. City Council request the Deputy City Manager, Community and Social Services to work directly with Toronto Community Housing Corporation to facilitate the relocation of the Firgrove tenants living in the remaining 92 apartments. 9. City Council request the Deputy City Manager, Community and Social Services to explore all opportunities available to increase the number of affordable rental units on the site.
Staff recommendation as filed
The Deputy City Manager, Community and Social Services and the Deputy City Manager, Corporate Services recommend that: 1. City Council, in its capacity: a. as Shareholder of Toronto Community Housing Corporation ("TCHC"), pursuant to Section 7.4.1 (c) of the City's Shareholder Direction to TCHC, approve TCHC proceeding with the Initial Development Proposal outlined in this report as a general concept for the revitalization of TCHC's properties located at 3, 36 Marsh Grassway; 5,10 and 40 Turf Grassway; 1, 2 and 8 Dune Grassway; 7 and 11 Blue Grassway; and 4 and 17 Cane Grassway ("Firgrove-Grassways"); b. as Service Manager under section 161(2) of the Housing Services Act, 2011 ("HSA") consent to Toronto Community Housing Corporation (TCHC) proceeding with the Initial Development Proposal outlined in this report as a general concept for the revitalization of Firgrove-Grassways; c. as Shareholder of Toronto Community Housing Corporation (TCHC) and subject to approval of this report, direct TCHC to submit a Rental Housing Demolition and Conversion application to demolish the existing vacant 134 social housing units located at 1, 2, 8 Dune Grassway and 3, 36 Marsh Grassway and 7, 11 Blue Grassway ("Phase One Demolition") and address replacement obligations and provide an acceptable Tenant Relocation and Assistance Implementation Plan; d. as Shareholder of Toronto Community Housing Corporation (TCHC) and subject to Council approval of the Zoning By-law Amendment and Draft Plan of Subdivision applications that are necessary to implement the Master Plan and pursuant to Section 7.4.1 (c) of the City's Shareholder Direction to TCHC, direct TCHC to submit a Rental Housing Demolition and Conversion application to demolish the remaining 102 rent-geared-to-income (RGI) units at 5, 10, 40 Turf Grassway and 4 and 17 Cane Grassway ("Phase Two Demolition") and address replacement obligations and provide an acceptable Tenant Relocation and Assistance Implementation Plan; and e. as Service Manager under the Housing Services Act, 2011 authorize the General Manager, Shelter, Support and Housing Administration, in consultation with the Executive Director, Housing Secretariat, to grant Service Manager consent, and grants shareholder consent pursuant to Section 7.4.1 (c) of the City's Shareholder Direction to Toronto Community Housing Corporation (TCHC) to the closure of 102 units at 5, 10, 40 Turf Grassway and 4 and 17 Cane Grassway subject to: i) recommendation 1(d) above; and ii) TCHC providing a Tenant Relocation and Assistance Implementation Plan outlining how impacted tenants will be supported and TCHC's obligations during the relocation and return to a replacement unit process including providing tenants with a right to return post-construction, to the satisfaction of the General Manager, Shelter, Support and Housing Administration. 2. City Council authorize and request the Chief Planner and Executive Director, City Planning, to defer payment of all planning application fees, exclusive of base fees, until such time as Toronto Community Housing Corporation submits a Site Plan Application and a Zoning By-law Amendment Application. 3. City Council authorize the Chief Planner and Executive Director, City Planning to enter into an agreement with Toronto Community Housing Corporation setting out the terms and conditions of the deferral, in a form acceptable to the City Solicitor. 4. City Council direct that the confidential information contained in Confidential Attachment 1 remain confidential in its entirety until such time as Toronto Community Housing Corporation agrees that the same may be disclosed to the public. 5. City Council direct the City Manager to forward this report to the Ontario Minister of Municipal Affairs and Housing to request program and financial support for the implementation of the Firgrove-Grassways revitalization project. 6. City Council direct the City Manager to forward this report to the Federal Minister of Families, Children and Social Development and Minister Responsible for Canada Mortgage and Housing Corporation, to request program and financial support for the implementation of the Firgrove-Grassways revitalization project. 7. City Council authorize staff from Toronto Community Housing Corporation, the City and CreateTO to submit an application for funding and financing consideration under the National Housing Strategy Co-Investment Fund and report to City Council on the progress prior to the 2021 budget process.
PH13.5amended
Plan to Create Supportive Housing Opportunities
The HousingTO 2020-2030 Action Plan, approved by City Council in December 2019, established a target of 40,000 new affordable rental homes approvals including 18,000 units of supportive housing over the next ten years. The HousingTO plan identified that achieving this supportive housing target is critical to addressing homelessness and the housing needs of vulnerable residents in the city of Toronto. In November 2019, City Council directed the Deputy City Manager, Community and Social Services to report to Planning and Housing Committee with a plan to create 600 units of supportive housing on an annual basis starting in 2020. City Council also requested the federal and provincial governments to each commit to providing funding to meet the supportive housing target to assist in addressing the City of Toronto's growing homelessness crisis. This report responds to Council's request. It identifies the current initiatives already underway for 2020 and highlights a number of strategies to achieve the supportive housing target, which will be further developed as part of the HousingTO implementation plan that will be brought to the Planning and Housing Committee for approval in June 2020. The strategies and opportunities identified in this report build on the directions of HousingTO to increase the availability of supportive housing, shift future investment from building shelter infrastructure towards permanent supportive housing, and pilot innovative supportive housing opportunities. To successfully achieve the targets set out in HousingTO, a joint multi-year supportive housing strategy and investment plan for Toronto will need to be established in partnership with all orders of government. The strategy and investment plan will determine the funding commitment required from all orders of government, including the City's contribution, to deliver on the HousingTO supportive housing targets and secure the investments needed for longer term solutions to homelessness.
The Planning and Housing Committee recommends that: 1. City Council direct the General Manager, Shelter, Support and Housing Administration, and the Executive Director, Housing Secretariat, to immediately begin implementation of the strategies, outlined on pages 8 to 12 and Tables 1 and 2 of the report (January 29, 2020) from the Deputy City Manager, Community and Social Services, to develop supportive housing opportunities in 2020 and report back to Planning and Housing Committee on further details for future year implementation plans in June 2020 as part of the HousingTO implementation plan; 2. City Council direct the General Manager, Shelter, Support and Housing Administration, to identify options for a pilot project by the third quarter of 2020 to convert a shelter site into supportive housing for long-term shelter stayers, for implementation by the fourth quarter of 2020; 3. City Council direct the General Manager, Shelter, Support and Housing Administration, to work with Toronto Community Housing to identify opportunities to use vacant units for housing with support opportunities for people exiting shelter, with a pilot of at least 40 units to be implemented in 2020; 4. City Council authorize the General Manager, Shelter, Support and Housing Administration, to enter into funding agreements, subject to approval of SSHA's 2020 Operating Budget, in consultation with the Ward Councillor and with community agencies to provide access to housing units with on-site supports, as part of the George Street Revitalization transition plan previously approved by Council; 5. City Council direct General Manager, Shelter, Support and Housing Administration, and the Executive Director, Housing Secretariat, to ensure that access plans and referral pathways for new supportive housing opportunities are established to prioritize people exiting homelessness and in alignment with the City's Coordinated Access to Housing and Supports system; 6. City Council direct the City Manager to identify opportunities to improve coordination and expedite approvals for supportive housing developments on a priority basis across City Divisions including but not limited to Housing Secretariat, Shelter, Support and Housing Administration, City Planning, Toronto Buildings, Municipal Licensing and Standards, Toronto Fire, Corporate Real Estate Management, and CreateTO, to ensure a coordinated approach and a shared understanding that supportive housing is a City priority in order to achieve specific targets for project approval and implementation; and 7. City Council request the federal and provincial Governments, as part of their 2020 Budgets, to commit to capital and operating funding to support the creation of 1,800 new units of supportive housing annually, in order to reduce homelessness in Toronto. 8. City Council direct the Deputy City Manager, Community and Social Services, as part of the implementation plan for HousingTO 2020-2030 Action Plan being reported on in June 2020, report on the feasibility of allocating a target of one third of the remaining Housing Now rental units for the creation of new supportive housing. 9. City Council direct the Deputy City Manager, Community and Social Services, to engage the services of a third party to undertake an economic impact study on the Plan to Create Supportive Housing Opportunities and report to the Planning and Housing Committee on May 14, 2020. 10. City Council request the General Manager, Shelter, Support and Housing Administration, in coordination with the Executive Director, Housing Secretariat, to include the necessary capital funding to create 600 units of dedicated supportive housing planned for 2021 in the 2021 budget for Council consideration and that City Council call on the Provincial and Federal Governments to provide the operating costs of these units.
Staff recommendation as filed
The Deputy City Manager, Community and Social Services recommends that: 1. City Council direct the General Manager, Shelter, Support and Housing Administration, and the Executive Director, Housing Secretariat, to immediately begin implementation of the strategies, outlined on pages 8 to 12 and Tables 1 and 2 of this report, to develop supportive housing opportunities in 2020 and report back to Planning and Housing Committee on further details for future year implementation plans in June 2020 as part of the HousingTO implementation plan; 2. City Council direct the General Manager, Shelter, Support and Housing Administration, to identify options for a pilot project by the third quarter of 2020 to convert a shelter site into supportive housing for long-term shelter stayers, for implementation by the fourth quarter of 2020; 3. City Council direct the General Manager, Shelter, Support and Housing Administration, to work with Toronto Community Housing to identify opportunities to use vacant units for housing with support opportunities for people exiting shelter, with a pilot of at least 40 units to be implemented in 2020; 4. City Council authorize the General Manager, Shelter, Support and Housing Administration, to enter into funding agreements, subject to approval of SSHA's 2020 Operating Budget, with community agencies to provide access to housing units with on-site supports, as part of the George Street Revitalization transition plan previously approved by Council; 5. City Council direct General Manager, Shelter, Support and Housing Administration, and the Executive Director, Housing Secretariat, to ensure that access plans and referral pathways for new supportive housing opportunities are established to prioritize people exiting homelessness and in alignment with the City's Coordinated Access to Housing and Supports system; 6. City Council direct the City Manager to identify opportunities to improve coordination and expedite approvals for supportive housing developments on a priority basis across City Divisions including but not limited to Housing Secretariat, Shelter, Support and Housing Administration, City Planning, Toronto Buildings, Municipal Licensing and Standards, Toronto Fire, Corporate Real Estate Management, and CreateTO, to ensure a coordinated approach and a shared understanding that supportive housing is a City priority in order to achieve specific targets for project approval and implementation; and 7. City Council request the federal and provincial Governments, as part of their 2020 Budgets, to commit to capital and operating funding to support the creation of 1,800 new units of supportive housing annually, in order to reduce homelessness in Toronto.
PH13.6forwarded without recommendation
Intergovernmental Action to Address Housing and Homelessness Issues
On December 17, 2019, City Council adopted with amendments, report PH11.5 - HousingTO 2020-2030 Action Plan and requested the City Manager to engage other orders of government to establish an Intergovernmental Working Group with a mandate to develop a joint action plan and secure increased investments to expedite efforts to address housing challenges and homelessness in Toronto. City Council also requested the City Manager to report to the Planning and Housing Committee on February 12, 2020 with an update on the progress of discussions from the Intergovernmental Working Group. This report responds to Council's requests and provides an update of actions taken to-date to leverage intergovernmental partnerships to advance the targets in the HousingTO 2020-2030 Action Plan aimed at improving the housing outcomes for residents in the city.
The Planning and Housing Committee forwards the item to City Council without recommendation as all motions on this item lost.
Staff recommendation as filed
The Deputy City Manager, Community and Social Services recommends that the Planning and Housing Committee: 1. Receive this report for information.
PH13.7received
Inclusionary Zoning and Affordable Housing Opportunities - Response to Committee Direction
At its meeting of November 13, 2019 the Planning and Housing Committee considered item PH10.3 - Inclusionary Zoning Public Consultation Comments and Update: http://app.toronto.ca/tmmis/viewAgendaItemHistory.do?item=2019.PH10.3 The Committee's decision on this report included direction to City Planning staff to provide information by February 2020 on matters related to inclusionary zoning and affordable housing. Staff are undertaking work to respond to this request and will be bringing forward a report to the March 23, 2020 meeting of the Planning and Housing Committee.
The Planning and Housing Committee: 1. Received the report (January 29, 2020) from the Chief Planner and Executive Director, City Planning for information.
PH13.8adopted
Building Affordable Housing in CityPlace at Block 36 North
As the crisis of homelessness and housing affordability continues in Toronto, building new affordable housing has become, rightly, one of this Council's priorities - which I strongly support. A wide spectrum of urgent initiatives is needed to address the many dimensions of the crisis, which is intertwined with poverty and inequality, including adequate emergency shelter capacity, supportive housing, deeply affordable housing geared to income, and purpose-built market rental housing. Despite the reality that the City of Toronto cannot completely solve the crisis alone, without more support from our government partners, we must do everything possible with the resources at hand. An important tool available to us today is leveraging City-owned parcels of land for new affordable housing construction. Block 36 North is the last block of undeveloped land in CityPlace, located immediately north of the Fort York library branch. It is owned by the City of Toronto and earmarked for new affordable rental housing. I have been working to have this affordable housing built for a number or years and, with City staff, even secured City Council approval for construction in 2016. At its meeting on December 9 and 10, 2015, City Council requested the Director, Affordable Housing Office, to fast-track construction of new affordable rental housing on Block 36 North in the Railway Lands through the then-new Open Door Program (EX10.19). Subsequently, City staff reported to City Council on July 12, 13, 14, and 15, 2016, recommending approval of a successful proponent to build and operate 80 affordable rental homes for 50 years (EX16.27). Rents were to be affordable to households with an annual income between $34,000 and $61,000. City Council adopted the staff recommendations. Unfortunately, the project ultimately did not advance to construction. More recently, the Province of Ontario's public transit agency Metrolinx expressed interest in securing - through licence or expropriation - access to the property to facilitate planned construction in the adjacent rail corridor. I have been advised that, as a result of negotiations between the City's Transit Expansion Office and Metrolinx, the Block 36 North property is no longer under consideration by Metrolinx. This provides the City with enough certainty to re-start the planning process to build new affordable rental housing on the property. It is time to get moving on building new affordable rental housing in CityPlace. I am requesting that City Council direct City staff to re-initiate this project and urgently report back to City Council with recommendations to build new affordable rental housing at Block 36 North in CityPlace.
The Planning and Housing Committee: 1. Requested the Executive Director, Housing Secretariat to: a. Report back to Committee by the second quarter of 2020 with recommendations to advance the construction of new affordable rental housing on Block 36 North. b. Explore opportunities, in consultation with appropriate staff and the ward councillor, to incorporate additional needed community facilities into the base of the new building, such as non-profit childcare.
Staff recommendation as filed
Councillor Joe Cressy recommends that: 1. The Planning and Housing Committee request the Executive Director, Housing Secretariat to: a. Report back to Committee by the second quarter of 2020 with recommendations to advance the construction of new affordable rental housing on Block 36 North. b. Explore opportunities, in consultation with appropriate staff and the ward councillor, to incorporate additional needed community facilities into the base of the new building, such as non-profit childcare.
PH13.9amended
The application proposes to amend the former City of Toronto Zoning By-law No. 438-86 and City-wide Zoning By-law No. 569-2013 for the property at 159 & 161-181 Mulock Avenue and 6 Lloyd Avenue to permit a mixed-use development that would include a north residential building (8-storey podium stepping up to 12 and 15-storeys), a south residential building (18-storeys), one office building (4-storeys) and a new public park (1,003 m²). The proposal includes a total gross floor area of 54,425 m², of which 2,976 m² would be office space and 1,613 m² would be commercial space. The total Floor Space Index would be 5.1 times the area of the lot. The development would contain a total of 529 residential units, of which 492 would be condominium units and 37 are proposed to be affordable rental units. A total of 301 vehicular parking spaces are proposed within a 4 level above grade parking garage. This report provides information and identifies a preliminary set of issues regarding this application. Staff are currently reviewing the application, as are the appropriate agencies and City divisions. Staff will proceed to schedule a community consultation meeting with the Ward Councillor.
The Planning and Housing Committee recommends that: 1. City Council direct the Chief Planner and Executive Director, City Planning to submit the Final Report on 159 and 161-181 Mulock Avenue and 6 Lloyd Avenue to Etobicoke York Community Council in the event that the applicant either settles or withdraws their appeal to Official Plan Amendment 231 and the Local Planning Appeal Tribunal (LPAT) bringing into effect the land use designation approved by Council. 2. City Council direct staff to schedule a community consultation meeting for the application located at 159 and 161-181 Mulock Avenue and 6 Lloyd Avenue together with the Ward Councillor. 3. City Council direct that notice for the community consultation meeting be given to landowners and residents within 240 metres of the application site, and to additional residents, institutions and owners to be determined in consultation with the Ward Councillor, with any additional mailing costs to be borne by the applicant. 4. City Council request staff to seek opportunities to secure additional affordable rental housing as part of the development, beyond the 37 units proposed in the application submission.
Staff recommendation as filed
The Chief Planner and Executive Director, City Planning recommends that: 1. Staff schedule a community consultation meeting for the application located at 159 and 161-181 Mulock Avenue and 6 Lloyd Avenue together with the Ward Councillor. 2. Notice for the community consultation meeting be given to landowners and residents within 240 metres of the application site, and to additional residents, institutions and owners to be determined in consultation with the Ward Councillor, with any additional mailing costs to be borne by the applicant.
PH13.10amended
Strengthening Security Policies for Vacant Buildings
Over the past two years, Ward 13 has seen three incidents of fire causing serious damage to heritage buildings. Two of these incidents, at 85 Shuter Street and 189 Mutual Street, respectively, resulted in critical injuries to firefighters, due to the age and instability of the buildings involved. The third incident nearly devastated Sheard Mansion, at 314 Jarvis Street, the former home of Toronto's Chief Medical Officer from 1893-1910, and a significant historical site. All three vacant buildings were part of consolidated development sites. They were allowed to remain empty for years, growing ever more neglected over time. The protections required by the City were minimal; boards on the windows to prevent trespass. Enhanced security measures, such as bricked-up or barred windows and high fences, were not imposed until after the incidents had occurred. Toronto has many vacant buildings - of heritage interest or otherwise - that pose a continual risk to neighbouring communities and first responders, while a property owner is waiting for a buyer; or a planning application is in dispute. Even with development permissions in place, currently, an owner can let a vacant property languish for months, or years, without any consequence. This is an unacceptable waste of existing residential space, in the middle of a tragic housing crisis. Buildings that are kept in use are much safer, than those that have been abandoned to decay, accomplishing demolition by neglect. Empty buildings are a known temptation for trespass and arson. It is imperative that the City ensure that such buildings are either secured to the highest degree, or made habitable in the interim prior to re-development or a pending sale. Such actions will improve safety for residents and first responders, aid in the preservation of vulnerable heritage properties, and protect viable housing, in buildings that may otherwise sit empty.
The Planning and Housing Committee: 1. Requested the Executive Director, Municipal Licensing and Standards to consult with the Fire Chief and General Manager, Toronto Fire Services, the Chief Planner and Executive Director, City Planning, and the Chief Building Official and Executive Director, Toronto Building, to compile data and identify options to improve safety and security for vacant buildings, as well as mechanisms to require habitable buildings to be kept in use, prior to redevelopment, and report back, with recommendations, to the Planning and Housing Committee in the fourth quarter of 2020, as part of the review of property standards.
Staff recommendation as filed
Councillor Kristyn Wong-Tam recommends that: 1. The Planning and Housing Committee direct the Chief Planner and Executive Director, City Planning, to consult with the Fire Chief and General Manager, Toronto Fire Services, the Executive Director, Municipal Licensing and Standards, the Chief Building Official, and Executive Director, Toronto Building, and the Executive Director, Housing Secretariat, to compile data and identify options to improve safety and security for vacant buildings, as well as mechanisms to require habitable buildings to be kept in use, prior to redevelopment, and report back, with recommendations, to the Planning and Housing Committee in third quarter of 2020.