Planning and Housing Committee
The full agenda, as filed
All 13 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.
PH16.1adopted
This report proposes technical amendments to Zoning By-law 569-2013 that are required as a result of the recent technical amendments to York Zoning By-law 1-83 enacted by Council on June 30, 2020 by By-laws 522-2020 and 523-2020. None of these amendments affect the substance of By-law 569-2013. This report also proposes a technical amendment to the Employment Industrial Office (EO) zone, which is required as the result of a drafting error in the Cask Force Zoning By-law (By-law 1198-2019). This amendment deals with the condition for retail store uses in combination with manufacturing uses.
The Planning and Housing Committee recommends that: 1. City Council enact the zoning by-law amendments substantially in accordance with Attachments 1 and 2 to the report (September 3, 2020) from the Chief Planner and Executive Director, City Planning. 2. City Council authorize the City Solicitor to make such stylistic and technical changes to the zoning by-law amendments as may be required.
Staff recommendation as filed
The Chief Planner and Executive Director, City Planning recommends that: 1. City Council enact the zoning by-law amendments substantially in accordance with Attachments 1 and 2. 2. City Council authorize the City Solicitor to make such stylistic and technical changes to the zoning by-law amendments as may be required.
PH16.2adopted
This report advances a draft Secondary Plan (draft Plan) and draft Zoning By-law (draft By-law), which is the outcome of Phases 1 and 2 of the City-initiated Christie's Planning Study. The draft Plan establishes a planning framework for future development in the area and sets out the long-term vision for a complete community centred on transit investment, job creation and community services and facilities. The draft Plan and draft By-law have been developed with input from local residents and stakeholders through public consultation conducted jointly with the Park Lawn Lake Shore Transportation Master Plan project. The Study Area boundaries can be found at Attachment 1. This report recommends that the draft Plan be used as the basis for further stakeholder and public consultation to support the development of a recommended Secondary Plan, Zoning By-law and Urban Design and Streetscape Guidelines, to be brought forward to City Council in the first quarter of 2021. This report also provides a status update on the Official Plan and Zoning By-law Amendment application as well as a related Draft Plan of Subdivision application, submitted by First Capital Realty for the former Mr. Christie lands at 2150 and 2194 Lake Shore Boulevard West and 23 Park Lawn Road (subject lands). The Draft Plan of Subdivision application has been submitted in conjunction with the other application to establish development blocks and new public streets. Detailed initial comments on the development applications were provided to the applicant in early September. Further revisions and refinement of the development proposal to align with the vision and objectives of the Secondary Plan and draft Zoning By-law are expected to be undertaken in the fall.
The Planning and Housing Committee recommends that: 1. City Council direct the Chief Planner and Executive Director, City Planning, to use the draft Christie's Secondary Plan, Zoning By-law and Urban Design and Streetscape Guidelines found in Attachments 2-4 to the report (September 4, 2020) from the Chief Planner and Executive Director, City Planning as the basis for further stakeholder and public consultation. 2. City Council direct the Chief Planner and Executive Director, City Planner, to use the draft Christie's Secondary Plan, Zoning By-law and Urban Design and Streetscape Guidelines for the basis of further discussion and to guide further review of the development applications submitted by First Capital Realty on the former Mr. Christie lands. 3. City Council request the Chief Planner and Executive Director, City Planning, to bring forward a recommended Christie's Secondary Plan, Zoning By-law and Urban Design and Streetscape Guidelines to Council in the first quarter of 2021.
Staff recommendation as filed
The Chief Planner and Executive Director, City Planning recommends that: 1. City Council direct the Chief Planner and Executive Director, City Planning, to use the draft Christie's Secondary Plan, Zoning By-law and Urban Design and Streetscape Guidelines found in Attachments 2-4 to this report as the basis for further stakeholder and public consultation. 2. City Council direct the Chief Planner and Executive Director, City Planner, to use the draft Christie's Secondary Plan, Zoning By-law and Urban Design and Streetscape Guidelines for the basis of further discussion and to guide further review of the development applications submitted by First Capital Realty on the former Mr. Christie lands. 3. City Council request the Chief Planner and Executive Director, City Planning, to bring forward a recommended Christie's Secondary Plan, Zoning By-law and Urban Design and Streetscape Guidelines to Council in the first quarter of 2021.
PH16.3adopted
This report responds to two separate applications filed in the City of Vaughan to amend the City of Vaughan Official Plan and the City of Vaughan Zoning By-law which have been circulated to the City of Toronto in accordance with the requirements of the Planning Act given their proximity to the City of Toronto. The report identifies the concerns of City Planning staff and makes recommendations on future steps to protect the City's interests concerning the applications. The applications are on the north side of Steeles Avenue West, west of Yonge Street, abutting the City of Toronto. The two applications propose a total of eleven mixed-use buildings with a total of 3845 residential units. The towers range in height from fifty-four to sixteen storeys. The Deputy Manager, Planning and Growth Management for the City of Vaughan has written a report to the City of Vaughan's Committee of the Whole regarding each application outlining some preliminary concerns with the applications including the proposed heights and densities.
The Planning and Housing Committee recommends that: 1. City Council endorse the July 8, 2020 letters from the Director, Community Planning, North York District (Attachments 3 and 4 to the report (September 3, 2020) from the Chief Planner and Executive Director, City Planning) to the City of Vaughan's Committee of the Whole which identify the concerns with the applications at 100 Steeles Avenue West and 180 Steeles Avenue West, including height and density. 2. In the event that the City of Vaughan approves either application at 100 Steeles Avenue West or 180 Steeles Avenue West that is not substantially in conformity with the Council of Vaughan adopted Yonge Steeles Corridor Secondary Plan, the Chief Planner and Executive Director, City Planning report back to the Planning and Housing Committee on next steps. 3. Should either of the applications at 100 Steeles Avenue West or 180 Steeles Avenue West be appealed to the Local Planning Appeal Tribunal, City Council direct the City Solicitor and appropriate City Staff to attend and seek party status to support the City's interests.
Staff recommendation as filed
The Chief Planner and Executive Director, City Planning, recommends that: 1. City Council endorse the July 8, 2020 letters from the Director, Community Planning, North York District (Attachments 3 and 4) to the City of Vaughan's Committee of the Whole which identify the concerns with the applications at 100 Steeles Avenue West and 180 Steeles Avenue West, including height and density. 2. In the event that the City of Vaughan approves either application at 100 Steeles Avenue West or 180 Steeles Avenue West that is not substantially in conformity with the Council of Vaughan adopted Yonge Steeles Corridor Secondary Plan, the Chief Planner and Executive Director, City Planning report back to the Planning and Housing Committee on next steps. 3. Should either of the applications at 100 Steeles Avenue West or 180 Steeles Avenue West be appealed to the Local Planning Appeal Tribunal, City Council direct the City Solicitor and appropriate City Staff to attend and seek party status to support the City's interests.
PH16.4amended
Addressing the Committee of Adjustment COVID-19 Related Application Backlog
As a result of COVID-19 related restrictions, 18 scheduled Committee of Adjustment public hearings, from March 25, 2020 through to May 28, 2020 were cancelled. The backlog resulting from these cancelled hearings was approximately 700 Committee of Adjustment applications. Since that time, Committee of Adjustment operations were substantially adjusted to allow for virtual public hearings, which commenced on June 3, 2020. A backlog remains; however, measures have been taken to substantially reduce it. As per Council's direction, this report describes these measures, including an additional recommendation to continue the cross-appointment of members between districts in order to increase the capacity of the Committee of Adjustment to clear the backlog.
The Planning and Housing Committee recommends that: 1. City Council resolve that, notwithstanding Section 4-2 of the Toronto Municipal Code Chapter 4, Adjustment, Committee of, and By-law 1134-2019, all Districts and Panels will be comprised of a majority of previously appointed members of for those hearings, with cross-appointed members representing a minority of those Districts and Panels, until the end of November 14, 2022. 2. City Council request the Chief Planner and Executive Director, City Planning to report back to the Planning and Housing Committee meeting in the first quarter of 2021 on potential improvements to virtual hearings at the Committee of Adjustment with regards to: a. expanding notification timelines; b. ensuring Application Information Centre documents are online for general review in a timely manner before a hearing; c. ensuring written comments are part of the Committee of Adjustment's review of applications; and d. ensuring deputants on online meetings are provided sufficient time to address the committee.
Staff recommendation as filed
The Chief Planner and Executive Director, City Planning recommends that: 1. City Council resolve that, notwithstanding Section 4-2 of the Toronto Municipal Code Chapter 4, Adjustment, Committee of, and By-law 1134-2019, all members appointed to the Committee of Adjustment shall be deemed to be cross-appointed to all Districts and Panels for those hearings until the end of November 14, 2022, and until their successors are appointed.
PH16.5amended
Improving Outcomes for Toronto Residents through Implementation of HousingTO 2020-2030
In December 2019, through Item Number PH11.5, City Council adopted the HousingTO 2020-2030 Action Plan ("HousingTO") and the new Toronto Housing Charter as a blueprint to help over 340,000 households achieve and maintain housing stability by 2030. This overarching plan provides a roadmap to guide all City actions, policies and investments in housing and homelessness over the next decade. Recognizing that access to safe, secure, affordable and well-maintained homes is fundamental to improving outcomes for individuals and communities, HousingTO seeks to address the root causes of homelessness and housing instability through strategic opportunities and priority actions across the housing continuum. HousingTO ultimately seeks to end chronic homelessness, address housing inequity and instability, and improve the health and socio-economic outcomes for people and the environment over the next ten years. Signifying the City's leadership on housing issues and solidifying its commitment to improve outcomes for residents by 2030, Toronto is the first city in Canada to adopt a policy to further the progressive realization of the right to adequate housing through HousingTO and the revised Toronto Housing Charter. The establishment of the role or function of Housing Commissioner to oversee implementation of HousingTO and the Toronto Housing Charter will be a key component of implementing the progressive realization of the right to adequate housing in Toronto, as outlined in the HousingTO Plan. Subsequent to adopting HousingTO, in January 2020, through Item Number EC11.5, staff were directed to report to Council in the third quarter of 2020 on steps required to end chronic homelessness and include details on the status of chronic homelessness; existing inter-governmental financial support for ending chronic homelessness; and recommendations on programmatic, staffing and budgetary changes required to end homelessness. This report responds to Council's request and provides a robust HousingTO Implementation Plan for Council's consideration. This Implementation Plan reflects a human rights-based approach to the implementation of HousingTO, and is ultimately geared towards helping those most in need and eliminating chronic homelessness over the next decade. The Implementation Plan also shows the progress made to-date on developing the framework for establishing the Housing Commissioner's role or function, in collaboration with human rights experts and City staff. While the overall strategies and actions in the HousingTO Plan remain relevant despite the current COVID-19 context, the pandemic's resulting socio-economic impacts on residents, the City's ongoing response, and the current municipal financial deficit have changed the context for implementing HousingTO. On the one hand, the pandemic has further emphasized the need for urgent investments in housing and expediting affordable housing delivery and on the other, it has created delays for projects, programs and policies along with significant financial constraints to implement some of the actions. Despite these challenges, the attached Implementation Plan presented for Council's consideration is a balanced approach. The Implementation Plan will help the City and the public to track all of the actions, targets and measures and will be used to monitor progress on the implementation of HousingTO over the next decade. The Implementation Plan also outlines the many actions that have been expedited or that are in progress. Additionally, it acknowledges that some actions have been delayed due to financial constraints, and will be addressed as part of the 2021 budget cycle for consideration and prioritization in light of the challenging financial context. Further, this report highlights the substantial progress made by the City in advancing the targets in HousingTO in 2020. Despite the onset of the COVID-19 pandemic in March, the City took several actions, including but not limited to, implementing modular supportive housing which will deliver an initial 100 permanent homes in the fall (plus another 150 homes in spring 2021); launching phase two of the Housing Now Initiative which will activate 6 new City-owned sites for affordable housing (a total of over 4,500 affordable rental housing units on 17 City sites will be developed); and moving 1,500 people from shelters into permanent housing through housing benefits. Including the Housing Now and Modular Housing Initiatives, there are over 65 projects currently in the City's affordable rental development pipeline which will add almost 9,000 new permanent affordable rental homes once completed. While the need to increase affordable housing opportunities for residents in the city was urgent preceding the pandemic, this need has become even more critical for all orders of government due to extensive loss of employment, heightened risks of evictions for households, the need for adequate housing to reduce spread of the virus, and the need to boost the economy. In addition, the pandemic has disproportionately impacted low-income racialized communities, seniors and women, signaling the need to address systemic and structural inequalities as part of our COVID-19 recovery plans. Delivery of HousingTO is expected to cost $23.4 billion over the next ten years and requires an approximate one-third contribution by the three orders of government. To-date, the City has committed almost 65% of its share. It is imperative that the federal and provincial governments also commit towards delivery of this plan particularly as governments prepare for potential future waves of the pandemic and focus efforts to help residents who are struggling with housing insecurity, inadequacy and unaffordability issues. As the pandemic has shown, now more than ever all orders of government need to coordinate resources, increase investments and focus on addressing the housing needs of residents, particularly those who are vulnerable and marginalized. In responding to COVID-19 and laying the foundation for a robust recovery through accelerating investments in HousingTO, there is a strong social and economic case to support increased investments in permanent housing with appropriate supports. Not only does permanent housing improve outcomes of individuals, it also reduces costs to the public sector and increases the resilience of health, housing and homelessness systems. Investments in permanent housing would also create employment opportunities helping to boost the economy at this critical time.
The Planning and Housing Committee recommends that: 1. City Council adopt the HousingTO 2020-2030 Implementation Plan, included as Attachment 1 to the report (September 8, 2020) from the Executive Director, Housing Secretariat, as the accountability framework to monitor the City's progress towards delivering on the actions identified in the HousingTO 2020-2030 Action Plan over the next ten years. 2. City Council direct the Executive Director, Housing Secretariat to provide annual reports to Council, beginning in 2021, outlining progress against the performance targets outlined in the HousingTO 2020-2030 Implementation Plan, including a summary of investments received from the federal and provincial governments towards delivery of HousingTO, and to propose any recommended changes to the targets based on changing conditions. 3. City Council request the Executive Director, Housing Secretariat, working with all relevant City Divisions involved in the delivery of housing to include in the first HousingTO 2020-2030 annual report, a framework for creating a housing data strategy, including: a. HousingTO 2020-2030 performance targets and progress to be reported cumulatively, annually and tracked geographically by wards; b. Measures needed to improve reporting of city-wide, site-by-site data for projects contributing to affordable housing performance targets in the HousingTO 2020-2030 Implementation Plan; c. Measures to ensure the City of Toronto has integrated data, across divisions and agencies, for housing and homelessness indicators across the housing continuum; d. Options for hosting these performance targets and key indicators in a public and accessible format, such as the City's Open Data portal; and, e. A clear outline of the resources and data-sharing permissions needed to develop and implement a housing data strategy for the City of Toronto. 4. City Council direct the General Manager, Shelter, Support and Housing Administration to report back to the Planning and Housing Committee meeting on December 8, 2020 on the feasibility of expanding the Toronto Rent Bank program and the Eviction Prevention in the Community program to: a. Introduce non-repayable grants to residents who cannot afford a temporary loan; and b. Expand the eligibility criteria of the Toronto Rent Bank and the Eviction Prevention in the Community program to capture more low-income residents and families. 5. City Council request the appropriate staff to provide further information on the $650,000 allocated for three Toronto Community Housing Corporation communities. 6. City Council request the appropriate staff to clarify further for the Committee which parts of the Housing Plan can be achieved and if funds required from other levels of government are not realized. 7. City Council direct the Executive Director, Housing Secretariat and the Executive Director, Financial Planning to include the resources required to deliver on the HousingTO 2021 targets as part of the 2021 Capital and Operating Budget submissions. 8. City Council direct the Deputy City Manager, Community and Social Services to report back to Council, as part of the 2021 Operating Budget Submission on measures being taken to streamline the way housing and homeless services are planned and delivered across City divisions, including measures to ensure clear accountabilities and service improvements for residents. 9. City Council direct the Chief Operating Officer, Development and the Executive Director, Housing Secretariat, to develop a pilot affordable housing concierge/prioritization stream as part of the Concept to Keys project, to expedite the approval of affordable housing development projects in the planning approval process, and report back to Council in the third quarter of 2021 on the results of the pilot.
Staff recommendation as filed
The Executive Director, Housing Secretariat recommends that: 1. City Council adopt the HousingTO 2020-2030 Implementation Plan (included as Attachment 1) as the accountability framework to monitor the City's progress towards delivering on the actions identified in the HousingTO 2020-2030 Action Plan over the next ten years. 2. City Council direct the Executive Director, Housing Secretariat to provide annual reports to Council, beginning in 2021, outlining progress against the performance targets outlined in the HousingTO 2020-2030 Implementation Plan, including a summary of investments received from the federal and provincial governments towards delivery of HousingTO, and to propose any recommended changes to the targets based on changing conditions.
PH16.6adopted
Proposed Official Plan Amendment to the City's Affordable and Mid-Range Rent Definitions
This report presents a proposed Official Plan Amendment to change the definition of Affordable Rental Housing and Affordable Rents in Section 3.2.1 of the Official Plan for the purpose of public and stakeholder consultation by adding an income based approach to the definition. This report also presents an amendment to the definition of Mid-range Rents by introducing two mid-range rent bands to maintain the City's ability to replace existing rental units with replacement rental units at similar rents. Affordable rental housing units are typically secured within new private, including non-profit, housing developments through various means. These units are meant to provide housing that is more affordable to low and moderate-income households than typical private market housing. The City intends to implement this new definition of affordable housing and mid-range rents through a number of policies and housing programs. Of note, Official Plan policies that employ the affordable housing definition include rental replacement policies, the large site policy, and when securing new affordable housing as a Section 37 community benefit. It is also proposed that the affordable housing definition would be used to identify maximum rents and eligible income ranges for new units secured through draft Inclusionary Zoning policies. Housing programs such as Housing Now and Open Door also use the affordable housing definition when setting rents. The City often works to layer together affordable housing policies and programs in order to deepen or extend the affordability of units secured through agreements with the City. The Official Plan currently defines Affordable Rental Housing and Affordable Rents as housing where the total monthly shelter cost (gross monthly rent including utilities) is at or below the Average Market Rent (AMR) for the City of Toronto by unit type, as reported annually by the Canada Mortgage and Housing Corporation (CMHC). The proposed Official Plan Amendment would revise this definition to better reflect both renter household incomes and current rental market data. The proposed definition would set rents and corresponding household income ranges on an annual basis where the total monthly shelter cost is the least expensive of 100 percent of Average Market Rent (AMR) by unit type (as published annually by Canada Mortgage and Housing Corporation), and which is affordable to: - for bachelor units, households earning between the 20th and 50th percentile income for one-person renter households; - for one-bedroom units, households earning between the 30th and 60th percentile income for one-person renter households; - for two-bedroom units, households earning between the 30th and 60th percentile income for two-person renter households; - for three-bedroom units, households earning between the 30th and 60th percentile income for three-person renter households. The definition would calculate affordability based on a set income percentile paying no more than 30 percent of income towards shelter costs (inclusive of utilities). The proposed change to the existing definition would: - respond to feedback received during the consultation on HousingTO 2020-2030 Action Plan to reorient the affordable rental housing definition towards household income rather than average market rent. - be more reflective of the ability of low and moderate-income renter households to pay for housing in Toronto's housing market by ensuring affordable rents are pegged to the least expensive indicator - low to moderate household incomes or average market rents - for a given year; - reflect a range of household incomes that should be served by affordable rental housing units; - enable the definition to respond to changes in both renter household incomes and market rents, as average market rents have risen significantly faster than income over the past twenty years, the proposed definition would protect against future market or income fluctuations; and - be consistent with the definition in the Provincial Policy Statement. The proposed Official Plan Amendment implements the HousingTO 2020-2030 Action Plan, which directs the City to review options for a definition of affordable rental housing and affordable rents based on 30 percent of gross household income, consistent with the federal government's definition of affordable housing. The report also includes a recommendation to report back on a revised affordable ownership housing definition. A proposed definition was previously provided as the basis for public consultation as part of the proposed Inclusionary Zoning policy directions. The report highlights a number of trends in income and rental growth. A fuller picture of the impacts on Covid-19 on Toronto's rental market is expected as part of Canada Mortgage and Housing Corporation's (CMHC) fall rental market report and will be used to inform the final recommendations to Planning and Housing Committee. Due to Covid-19 delays, CMHC estimates that this report will be released in January 2021. Given the community interest in the affordable housing definition, a consultation approach to gather feedback on the proposed affordable housing and mid-range rent definitions would be advanced along with the proposed Official Plan Amendment and Zoning By-law Amendment for Inclusionary Zoning (report under separate cover) to enable comprehensive feedback on these two key affordable housing initiatives.
The Planning and Housing Committee: 1. Endorsed the proposed Official Plan Amendment containing the Affordable Rental Housing and Affordable Rents definition, appended as Attachment 1, and the proposed Official Plan Amendment with the Mid-range Rents definition, appended as Attachment 2 to the report (September 8, 2020) from the Chief Planner and Executive Director, City Planning and the Executive Director, Housing Secretariat, as the basis for public consultation. 2. Directed City Planning staff in consultation with the Housing Secretariat to conduct consultations and meet with key stakeholders including housing advocates and the development community to obtain comments and feedback on the proposed Affordable Rental Housing and Affordable Rents definitions contained in Attachment 1 to the report and the Mid-range Rents definition contained in Attachment 2 to the report (September 8, 2020) from the Chief Planner and Executive Director, City Planning and the Executive Director, Housing Secretariat. 3. Requested the Chief Planner and Executive Director, City Planning to bring forward a Final Recommendation Report in the first half of 2021 with recommended Official Plan Amendments to revise the Affordable Rental Housing and Affordable Rents definition, Mid-range Rents definition, and the Affordable Ownership Housing definition.
Staff recommendation as filed
The Chief Planner and Executive Director, City Planning and Executive Director, Housing Secretariat recommend that: 1. Planning and Housing Committee direct that the proposed Official Plan Amendment containing the Affordable Rental Housing and Affordable Rents definition, appended as Attachment 1 to this report, and the proposed Official Plan Amendment with the Mid-range Rents definition, appended as Attachment 2 to this report, be endorsed as the basis for public consultation. 2. Planning and Housing Committee direct City Planning staff in consultation with the Housing Secretariat to conduct consultations and meet with key stakeholders including housing advocates and the development community to obtain comments and feedback on the proposed Affordable Rental Housing and Affordable Rents definitions contained in Attachment 1 and the Mid-range Rents definition contained in Attachment 2. 3. Planning and Housing Committee request the Chief Planner and Executive Director, City Planning to bring forward a Final Recommendation Report in the first half of 2021 with recommended Official Plan Amendments to revise the Affordable Rental Housing and Affordable Rents definition, Mid-range Rents definition, and the Affordable Ownership Housing definition.
PH16.7amended
Inclusionary Zoning Draft Official Plan Amendment and Zoning By-law Amendment
This report presents draft Inclusionary Zoning Official Plan and Zoning By-law amendments for the purpose of public consultation. Inclusionary Zoning is a land use planning tool that enables municipalities to require new development to include affordable housing. Inclusionary Zoning will be a key policy tool to help the City achieve its target of approving 40,000 affordable rental homes and 4,000 new affordable ownership homes by 2030. Key components of the draft policies and zoning include requirements for 5-10 percent of the total residential gross floor area in a development to be secured as affordable housing for 99 years. Lower requirements would apply to purpose-built rental housing projects. The Inclusionary Zoning policy requirements would be implemented within strong and moderate market areas identified in Attachment 1 and, in accordance with provincial requirements, would be limited to Protected Major Transit Station Areas (PMTSAs). The draft amendments have been informed by feedback received through public and stakeholder consultation undertaken in 2019. This feedback included strong support for a 99 year or permanent affordability period and options to require more deeply affordable units. Affordable units created through Inclusionary Zoning would be secured at rents or prices based on the Official Plan definitions of affordable rental housing and affordable ownership housing. A proposed updated definition of affordable rental housing and affordable rents is targeted to be presented to the September meeting of the Planning and Housing Committee in a separate report. This proposed updated definition would support Action 52 of the HousingTO 2020-2030 Action Plan to review options for a revised definition of affordable housing by adding an income-based approach to the definition. A proposed draft revised definition of affordable ownership was consulted on in 2019 along with the proposed Inclusionary Zoning policy directions. This report also presents results of the updated Inclusionary Zoning Assessment Report, which provides an in-depth analysis of housing need and demand and the potential impacts of Inclusionary Zoning on the financial viability of development. While the expectation was to advance this in early 2020, further analysis was required to consider provincial changes to the land use planning framework, including understanding the impact of the proposed community benefits charge (CBC) approach. Updates to the draft Inclusionary Zoning Assessment Report have been made to factor in the latest market data, comments received through consultation and changes to the planning framework introduced through Bill 108. Additional analysis undertaken as a result of public and stakeholder feedback indicates long term and deeper affordability requirements could be supported if the percentage of units secured is adjusted to ensure continued viability. Further analysis will be undertaken to inform the final recommended Inclusionary Zoning policy approach based on feedback obtained through the recommended consultations, including consideration of the proposed definitions of affordable housing as they are refined based on public and stakeholder feedback. The proposed draft amendments reinforce the City's policy objectives for providing a full range of housing across the city and supports Action 53 of the HousingTO 2020-2030 Action Plan to ensure new housing opportunities are targeted to low and moderate-income households and affordability is provided long-term. This report recommends that planning staff undertake public and stakeholder consultation on the draft Official Plan Amendment and Zoning By-law Amendment. Joint consultations are proposed for Inclusionary Zoning and the proposed draft affordable rental definitions. The results of this consultation along with the final recommended Inclusionary Zoning Official Plan and Zoning By-law Amendments are targeted to be brought to Planning and Housing Committee in the first half of 2021. The Official Plan Amendment and Zoning By-law Amendment do not require Ministerial approval and may only be appealed to the Local Planning Appeal Tribunal by the Minister of Municipal Affairs and Housing. A key component to be advanced to support the policies is the development of Implementation Guidelines. These guidelines will be developed to support the final recommended policies and zoning, to ensure clarity and transparency with respect to the City's implementation of the policies.
The Planning and Housing Committee: 1. Endorsed the draft Official Plan Amendment and Zoning By-law Amendment for Inclusionary Zoning, appended as Attachment 1 and Attachment 2 to the report (September 4, 2020) from the Chief Planner and Executive Director, City Planning, as the basis for public consultation. 2. Directed City Planning staff to conduct further analysis, consultations and meet with key stakeholders including housing advocates and the development community to obtain comments and feedback on the draft policies and Zoning By-law for Inclusionary Zoning contained in Attachment 1 and Attachment 2 to the report (September 4, 2020) from the Chief Planner and Executive Director, City Planning, including options to increase the percentage of housing that would be secured as affordable rental or affordable ownership housing with options that would achieve a range of 10-30 percent of residential gross floor area for new condominium developments and 5-20 percent of residential gross floor area for new purpose-built rental developments. 3. Requested the Chief Planner and Executive Director, City Planning to prepare a Final Recommendation Report with a recommended Official Plan Amendment and Zoning By-law Amendment for Inclusionary Zoning for consideration at a statutory public meeting held by the Planning and Housing Committee in the first half of 2021.
Staff recommendation as filed
The Chief Planner and Executive Director, City Planning recommends that: 1. Planning and Housing Committee direct that the draft Official Plan Amendment and Zoning By-law Amendment for Inclusionary Zoning, appended as Attachment 1 and Attachment 2 to this report, be endorsed as the basis for public consultation. 2. Planning and Housing Committee direct City Planning staff to conduct consultations and meet with key stakeholders including housing advocates and the development community to obtain comments and feedback on the draft policies and Zoning By-law for Inclusionary Zoning contained in Attachment 1 and Attachment 2. 3. Planning and Housing Committee request the Chief Planner and Executive Director, City Planning to prepare a Final Recommendation Report with a recommended Official Plan Amendment and Zoning By-law Amendment for Inclusionary Zoning for consideration at a statutory public meeting held by the Planning and Housing Committee in the first half of 2021.
PH16.8amended
Addressing Housing and Homelessness Issues in Toronto through Intergovernmental Partnerships
In December 2019, City Council adopted the HousingTO 2020-2030 Action Plan to address housing and homelessness challenges in the City of Toronto. The HousingTO 2020-2030 Action Plan, which is premised on intergovernmental partnerships, has an ambitious aim to help over 340,000 households through the approval of over 40,000 new affordable rental homes, including 18,000 supportive housing units over the next 10 years. It also proposes a range of actions to increase housing stability for Toronto residents. As part of Council's approval, staff were directed to establish an Intergovernmental Working Group with the federal and provincial governments to develop a six-month action plan to address the urgent issue of homelessness in the City. On February 20, 2020, City Council further directed staff to establish an Inter-divisional Working Group and work with stakeholders to develop a six-month action plan to address homelessness. Due to the emergence of the COVID-19 pandemic in March, the formal working groups were delayed and are now in the process of being established. However, staff have been actively engaged and working with all orders of government, and across City divisions, agencies and corporations to respond to the pandemic and lay the foundation for recovery. These partnership efforts have focused on supporting our most vulnerable and marginalized residents, including a significant expansion of the emergency shelter system to create spaces for physical distancing and isolation and moving clients from the shelter system into permanent housing where possible. This report provides an update on some of the actions taken to date in response to the pandemic. It provides also provides a summary of the Housing and People Action Plan developed by the Mayor's Recovery Task Force as well as the joint Shelter Support and Housing Administration (SSHA)/United Way of Greater Toronto (UWGT) COVID-19 Interim Shelter Recovery Strategy. These reports' recommendations are aligned and support the request for a new tri-government partnership to expedite investments under the National Housing Strategy and other programs to accelerate the actions of the HousingTO 2020-2030 Action Plan, and support a 24-month plan for the delivery of 3,000 affordable and supportive homes as part of recovery planning. Both documents provide a roadmap for governments to address housing and homelessness challenges now while concurrently taking action to pivot away from emergency measures towards stable permanent housing solutions as part of recovery. The actions in both reports complement and support the goals of the City's HousingTO 2020-2030 Action Plan.
The Planning and Housing Committee recommends that: 1. City Council endorse the Housing and People Action Plan, in Attachment 1 and the COVID-19 Interim Shelter Recovery Strategy in Attachment 2 to the report (September 8, 2020) from the Executive Director, Housing Secretariat and the General Manager, Shelter, Support and Housing Administration as the framework for prioritization of the City's Intergovernmental advocacy work on housing and homelessness over the next 24 months, and to complement the City's HousingTO 2020-2030 Action Plan. 2. City Council urgently request that the Federal and Provincial governments support the City's 24-month plan in Attachment 3 to the report (September 8, 2020) from the Executive Director, Housing Secretariat and the General Manager, Shelter, Support and Housing Administration to deliver 3,000 affordable rental and supportive homes comprised of: a. 1,000 permanent modular homes; b. 1,000 new homes through acquisitions, renovations and "shovel ready" projects; and c. 1,000 additional new portable (and flexible) Canada-Ontario Housing Benefits (COHB) to help households secure housing available for rent in Toronto and across the region. 3. City Council request the Provincial and Federal Governments to urgently allocate funding for additional mental health care, and a continuum of substance use treatment and overdose prevention supports delivered by health and community partners, as part of an integrated enhanced service model to meet the increasingly complex needs of individuals that are currently experiencing homelessness to help transition them into permanent housing. 4. City Council direct the Executive Director, Housing Secretariat and the General Manager, Shelter, Support and Housing Administration to report to the October 20, 2020 meeting of the Planning and Housing Committee on a plan shift future capital and operating funding from shelters to create permanent supportive housing and to include the plan as part of the 2021 Capital and Operating Budget submission. 5. City Council direct the Executive Director, Housing Secretariat, in consultation with the Executive Director, Corporate Real Estate Management, the General Manager, Shelter, Support and Housing Administration and CreateTO to develop an affordable housing acquisitions strategy to support the City's COVID-19 Housing and Homelessness Recovery Response Plan, and to report back to the October 20, 2020 meeting of the Planning and Housing Committee with recommendations to activate the strategy to take advantage of the federal Rapid Housing Initiative and ensure that the City is well-positioned to move quickly to acquire properties for people experiencing homelessness. 6. City Council direct the General Manager, Shelter, Support and Housing Administration, to consult with the Ministry of Municipal Affairs and Housing and the Ministry of Finance on opportunities to improve the customer service experience for both applicants and recipients of all Provincially funded and administered housing allowance programs.
Staff recommendation as filed
The Executive Director, Housing Secretariat and the General Manager, Shelter, Support and Housing Administration recommend that: 1. City Council endorse the Housing and People Action Plan (Attachment 1) and the COVID-19 Interim Shelter Recovery Strategy (Attachment 2) as the framework for prioritization of the City's Intergovernmental advocacy work on housing and homelessness over the next 24 months, and to complement the City's HousingTO 2020-2030 Action Plan. 2. City Council urgently request that the Federal and Provincial governments support the City's 24-month plan (Attachment 3) to deliver 3,000 affordable rental and supportive homes comprised of: a. 1,000 permanent modular homes; b. 1,000 new homes through acquisitions, renovations and "shovel ready" projects; and c. 1,000 additional new portable (and flexible) Canada-Ontario Housing Benefits (COHB) to help households secure housing available for rent in Toronto and across the region. 3. City Council request the Provincial and Federal Governments to urgently allocate funding for additional mental health care, and a continuum of substance use treatment and overdose prevention supports delivered by health and community partners, as part of an integrated enhanced service model to meet the increasingly complex needs of individuals that are currently experiencing homelessness to help transition them into permanent housing.
PH16.9adopted
Creating 303 New Affordable Rental Homes with Support Services for Seniors at 1250 Markham Road
This report recommends that City Council approve Open Door incentives for up to 303 affordable rental homes for seniors to be created at 1250 Markham Road. The project is proposed to be developed by Global Kingdom Ministries Inc. (Global Kingdom Ministries), a 65 year old charitable, federal corporation, affiliated with the Pentecostal Assemblies of Canada, which operates a broad range of services for seniors in the Scarborough area. The new affordable rental homes to be developed at 1250 Markham Road will remain affordable for a minimum of 50 years and will be part of a larger mixed-income, mixed-use development. The project has been designed to be energy efficient and will include a significant number of fully accessible units. Global Kingdom Ministries will also partner with various community organizations and health care providers to deliver a combination of housing and clinical and non-clinical support services onsite which promote "aging in place". In addition to the 303 affordable rental homes, 302 market rental homes are proposed to be developed at the site. The Open Door incentives recommended for Council approval will assist the Global Kingdom Ministries in providing affordable housing options to low-and-moderate-income seniors, including women, persons with disabilities and those from equity-seeking groups. Approval of this project will also contribute towards the delivery of the City's HousingTO 2020-2030 Action Plan which includes targets to increase the supply of affordable, accessible and good quality homes for seniors.
The Planning and Housing Committee recommends that: 1. City Council authorize up to 303 affordable rental units to be constructed on the lands known as 1250 Markham Road be eligible for waivers of planning application, building permit and parkland dedication fees, and development charge exemptions. 2. City Council authorize an exemption from taxation for municipal and school purposes for 50 years, for the 303 affordable rental units to be constructed on the lands known as 1250 Markham Road. 3. City Council authorize the Executive Director, Housing Secretariat to negotiate and enter into, on behalf of the City, a municipal housing facility agreement (the "Contribution Agreement") with Global Kingdom Ministries for the development of the affordable housing to be constructed on the lands known as 1250 Markham Road, to secure the financial assistance being provided and to set out the terms of the operation of the new affordable rental housing, on terms and conditions satisfactory to the Executive Director, Housing Secretariat and in a form approved by the City Solicitor. 4. City Council authorize City staff to cancel or refund any taxes paid after the effective date of the municipal capital facility agreement. 5. City Council authorize severally each of the Executive Director, Housing Secretariat and the General Manager, Shelter, Support and Housing Administration to execute, on behalf of the City, any security or financing documents required by Global Kingdom Ministries to secure construction and conventional financing and subsequent refinancing, including any postponement, tripartite, confirmation of status, discharge or consent documents where and when required during the term of the municipal housing facility agreement, as required by normal business practices, and provided that such documents do not give rise to financial obligations on the part of the City that have not been previously approved by Council. 6. City Council authorize the City Solicitor to execute, postpone, confirm the status of, and discharge any City security documents registered as required by normal business practices.
Staff recommendation as filed
The Executive Director, Housing Secretariat recommends that: 1. City Council authorize up to 303 affordable rental units to be constructed on the lands known as 1250 Markham Road be eligible for waivers of planning application, building permit and parkland dedication fees, and development charge exemptions. 2. City Council authorize an exemption from taxation for municipal and school purposes for 50 years, for the 303 affordable rental units to be constructed on the lands known as 1250 Markham Road. 3. City Council authorize the Executive Director, Housing Secretariat to negotiate and enter into, on behalf of the City, a municipal housing facility agreement (the "Contribution Agreement") with Global Kingdom Ministries for the development of the affordable housing to be constructed on the lands known as 1250 Markham Road, to secure the financial assistance being provided and to set out the terms of the operation of the new affordable rental housing, on terms and conditions satisfactory to the Executive Director, Housing Secretariat and in a form approved by the City Solicitor. 4. City Council authorize City staff to cancel or refund any taxes paid after the effective date of the municipal capital facility agreement. 5. City Council authorize severally each of the Executive Director, Housing Secretariat and the General Manager, Shelter, Support and Housing Administration to execute, on behalf of the City, any security or financing documents required by Global Kingdom Ministries to secure construction and conventional financing and subsequent refinancing, including any postponement, tripartite, confirmation of status, discharge or consent documents where and when required during the term of the municipal housing facility agreement, as required by normal business practices, and provided that such documents do not give rise to financial obligations on the part of the City that have not been previously approved by Council. 6. City Council authorize the City Solicitor to execute, postpone, confirm the status of, and discharge any City security documents registered as required by normal business practices.
PH16.10adopted
Laneway Suites: Fire Access Requirements
This report responds to direction from the Planning and Housing Committee on July 13, 2020, which requested that the Chief Building Official and Executive Director, Toronto Building in collaboration with the Fire Chief and General Manager, Toronto Fire Services, and the Chief Planner and Executive Director, City Planning, explore and develop further opportunities for building designers to achieve compliance with the fire department access requirements for Laneway Suites. Following City Council's decision to allow Laneway Suites across the city in 2019, Toronto Building worked with Toronto Fire Services to develop options and tools to assist homeowners in meeting Building Code requirements for fire access during the building permit stage. While the 2012 Ontario Building Code does not provide specific dimensional requirements for fire department access, Toronto Fire Services requires a level, unobstructed exterior path for firefighters no longer than 45 metres in length, with minimum dimensions of 1.0 metre-wide by 2.1 metres-high. In cases where it is not possible to provide the minimum 1.0 metre-wide path of travel for firefighting access on the subject property, the City developed an option for property owners, where this required width may be shared with a neighbouring property, provided both owners enter into a Limiting Distance Agreement, or through the lane provided the path of travel is not more than 45 metres in length. Despite these additional options, some applicants proposing Laneway Suites still had difficulties meeting the fire access requirements. Following the implementation of these additional options and tools, the City continued to consider alternate approaches to emergency access based on experiences with applications for Laneway Suites and comments from the building industry. A Building Code Commission decision on this matter in 2019 was also helpful in informing the consideration of how to develop additional compliance options for designers and property owners. This report summarizes how Toronto Building, in consultation with Toronto Fire Services, has responded to a new housing option and has developed innovative approaches to support the construction of Laneway Suites. The review of fire department access requirements and the challenges these requirements create was carried out with support from a Building Code Consultant having expertise in fire protection engineering. The Consultant identified acceptable measures that may allow an increase in the maximum permitted travel distance from a Laneway Suite entry to a fire apparatus on a public street to more than 45 metres. The Chief Building Official and Executive Director, Toronto Building and the Fire Chief and General Manager, Toronto Fire Services agree with the approach recommended by the Consultant and are working to share these options in more detail with the public. Toronto Fire Services has also reviewed the current 1.0 metre-wide unobstructed path of travel requirement and is establishing a new standard of 0.9 metres (and allowing for building protrusions such as hydro and gas meters into this required path of travel). The new requirement of 0.9 metres is the minimum width that will permit firefighters to respond effectively and efficiently to an emergency. This minimum width is consistent with the typical residential side yard setback required in the Zoning By-law. This review process conducted by City staff illustrates an opportunity for Toronto Building to continue to develop alternative solutions to Building Code challenges in order to support other City strategic objectives, including the provision of a diverse range of housing opportunities. As a next step, this report recommends that the Chief Building Official and Executive Director, Toronto Building undertake a review of Code-related requirements for multi-tenant houses and other forms of additional units in accessory buildings in order to identify generic alternative solutions that all property owners and designers can use to more easily meet Code requirements. This report has been written in consultation with the Fire Chief and General Manager, Toronto Fire Services, Chief Planner and Executive Director, City Planning, and the Executive Director, Housing Secretariat.
The Planning and Housing Committee recommends that: 1. City Council request that the Chief Building Official and Executive Director, Toronto Building, in consultation with the Fire Chief and General Manager, Toronto Fire Services develop a publicly accessible guide detailing acceptable options along with mitigating measures to achieve compliance with the Ontario Building Code for fire access to Laneway Suites where the travel distance to the building from a fire apparatus on an access route exceeds a travel distance of 45 metres. 2. City Council request that the Chief Building Official and Executive Director, Toronto Building request that the Ministry of Municipal Affairs and Housing amend the Ontario Building Code to provide clarity for designers and homeowners by providing a broader range of fire access options to comply with the Ontario Building Code requirements that apply to Laneway Suites. 3. City Council request that the Chief Building Official and Executive Director, Toronto Building, in consultation with the Fire Chief and General Manager, Toronto Fire Services work to facilitate the design and construction of other housing forms, in support of the City's housing strategy by: a. Hiring a Building Code Consultant for technical consulting services to recommend options to achieve compliance with the Ontario Building Code for multi-tenant houses and other forms of additional units in accessory buildings; and, b. Working in partnership with the Executive Director, Municipal Licensing and Standards; the Chief Planner and Executive Director, City Planning, and the Executive Director, Housing Secretariat, to incorporate the alternative options for compliance into the proposed regulatory framework for Multi-tenant Houses and "Expanding Housing Options in Neighbourhoods".
Staff recommendation as filed
The Chief Building Official and Executive Director, Toronto Building recommends that: 1. City Council request that the Chief Building Official and Executive Director, Toronto Building, in consultation with the Fire Chief and General Manager, Toronto Fire Services develop a publicly accessible guide detailing acceptable options along with mitigating measures to achieve compliance with the Ontario Building Code for fire access to Laneway Suites where the travel distance to the building from a fire apparatus on an access route exceeds a travel distance of 45 metres. 2. City Council request that the Chief Building Official and Executive Director, Toronto Building request that the Ministry of Municipal Affairs and Housing amend the Ontario Building Code to provide clarity for designers and homeowners by providing a broader range of fire access options to comply with the Ontario Building Code requirements that apply to Laneway Suites. 3. City Council request that the Chief Building Official and Executive Director, Toronto Building, in consultation with the Fire Chief and General Manager, Toronto Fire Services work to facilitate the design and construction of other housing forms, in support of the City's housing strategy by: a. Hiring a Building Code Consultant for technical consulting services to recommend options to achieve compliance with the Ontario Building Code for multi-tenant houses and other forms of additional units in accessory buildings; and, b. Working in partnership with the Executive Director, Municipal Licensing and Standards; the Chief Planner and Executive Director, City Planning, and the Executive Director, Housing Secretariat, to incorporate the alternative options for compliance into the proposed regulatory framework for Multi-tenant Houses and "Expanding Housing Options in Neighbourhoods".
PH16.11adopted
Passive House Standards Under Chapter 813, Trees
This report responds to a request by City Council on recommended policy changes that could support and expedite development applications seeking to meet high performance building standards associated with Passive House's, which are also tied to tree removal, injury and replacement requirements through a review of Chapter 813, Trees, of the Toronto Municipal Code. City of Toronto Municipal Code Chapter 813, Trees gives the General Manager the authority to issue permits for injury, destruction and removal of trees in accordance with certain criteria. The General Manager may issue permits for removal of City owned trees following review and approval of a landscape plan satisfactory to the General Manager and the ward Councillor. As a result, a by-law amendment is not required to support development applications requiring tree injury or removal permits to pursue Passive House standards. A specific procedure can be developed to allow the recommendation for removal of trees under certain circumstances based on criteria to be developed in consultation with City Planning and Environment and Energy Divisions. This change does not require approval by City Council.
The Planning and Housing Committee: 1. Received the report (September 8, 2020) from the General Manager, Parks, Forestry and Recreation for information.
Staff recommendation as filed
The General Manager, Parks, Forestry and Recreation recommends that: 1. The Planning and Housing Committee receive this report for information.
PH16.12adopted
Examining Parking Requirements for New Development Applications
Recognizing that car ownership trends are changing and people are beginning to move around differently it would be prudent to examine our existing parking by-laws to better reflect the future needs of the communities in new developments. Our changing environments include working remotely and an increase use of public transit all having an affect on the City's current parking regulations. Many cities like Edmonton and San Francisco have moved towards lowering parking requirements in new developments to allow for more flexibility as they take into account the changing needs of neighbourhoods. Ensuring that the city plans accordingly it is now a opportune time to re-examine the current zoning parking requirements across the city.
The Planning and Housing Committee: 1. Requested the Chief Planner and Executive Director, City Planning to report back to the January 2021 Planning and Housing Committee meeting on: a. The current zoning requirements for parking that apply across the City, including information broken out by type and scale of residential use, and area of the City. b. The factors considered in determining parking requirements in the review of new development applications, and how requests to reduce parking requirements are assessed and what measures are considered to address travel demand resulting from the development. c. Approaches taken to parking requirements for new developments by other large Canadian cities and comparable cities worldwide. d. Options for the City to review its parking requirements for new developments in different contexts, including in areas around higher order transit stations.
Staff recommendation as filed
Councillor Paul Ainslie recommends to the Planning and Housing Committee that: 1. The Chief Planner and Executive Director, City Planning be requested to report back to the January 2021 Planning and Housing Committee Meeting on: a. The current zoning requirements for parking that apply across the City, including information broken out by type and scale of residential use, and area of the City. b. The factors considered in determining parking requirements in the review of new development applications, and how requests to reduce parking requirements are assessed and what measures are considered to address travel demand resulting from the development. c. Approaches taken to parking requirements for new developments by other large Canadian cities and comparable cities worldwide. d. Options for the City to review its parking requirements for new developments in different contexts, including in areas around higher order transit stations.
PH16.13forwarded without recommendation
The property at 28-30 Langley Avenue contains a building that was first occupied in 1898 and converted into a rooming house in the 1950s. It has been operating as a rooming house within the proper zoning since 1985 with approximately 23 units. In the summer of 2018, the property changed ownership and the tenants received N13 eviction notices. At that time the building was home to about 20 low-income tenants. Consequently, tenants in the building reached out to as they had deep concerns about finding comparable affordable accommodation. They decided to challenge the eviction or 'renoviction'. The tenants who took the matter to the Landlord Tenant Board received the right to return. In January 2020, there was a renewal hearing for the Rooming House License. The hearing is pending as the Rooming House Licencing Commissioner determined that the compliance inspection would have to wait until the building was tenanted. She wrote "the hearing is stayed pending the outcome of the inspections". In September 2020, the current owner wrote the Mayor and members of the Planning and Housing Committee, referencing the HousingTOAction Plan, to suggest the City buy the property - noting: I am writing to you because although we purchased this as an investment and have put significant work into the building, we are looking to potentially sell the property. I understand that the city is in need of properties such as this and I thought that it would be prudent to reach out regarding the matter. This would be a turn key operation with zoning and a license that the city or a non for profit organization could operate instantly. The building is vacant apart from one room. I believe this would fit nicely into the city's proposed fast tracking of 3,000 permanent residences. In their report on Item PH 16.8, the Executive Director, Housing Secretariat and the General Manager, Shelter, Support and Housing Administration advise that they would like to obtain, as part of the City's Housing and People Action Plan, 1,000 new homes through acquisitions, renovations and "shovel ready" projects. I understand that the zoning for this mid-block property would only allow a Rooming House and using the building for a hotel or student hostel. It would be helpful to understand this in the context of the letter from the owner.
The Planning and Housing Committee submits the item to City Council without recommendations.
Staff recommendation as filed
Councillor Paula Fletcher recommends that the Planning and Housing Committee recommend: 1. That the Chief Planner and Executive Director, City Planning and the Executive Director, Municipal Licensing and Standards report directly to the City Council meeting of September 30 and October 1, 2020 to confirm the existing zoning and the status of the Rooming House Licence at 28-30 Langley Avenue.