Planning and Housing Committee
The full agenda, as filed
All 11 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.
PH19.1adopted
Keele Finch Plus Study - Final Report
The Keele Finch Plus Study was initiated in 2016 to develop a plan to guide future growth and change for the area around Keele Street and Finch Avenue West. The study leverages recent and planned rapid transit investment and encourages transit-supportive development. Following extensive review and consultation on the study, this report recommends adoption of a Secondary Plan for the Keele Finch study area and associated amendments to the Official Plan. The OPA provides a balanced plan to encourage growth, place-making and community building, leverages transit investment, and provides for compatible land uses and built form. Approximately 10,500 people currently live in the Keele Finch area, and there are approximately 8,000 jobs. The Secondary Plan provides for an estimated population of up to 23,000 to 29,000 people, and up to 25,000 jobs over the long term. This report also recommends adoption of a second OPA to delineate two protected major transit station areas (PMTSAs), brought forward as Site and Area Specific Policies, pertaining to the Finch West Transit Station Area and Sentinel Transit Station Area. The PMTSAs are in accordance with the prescribed requirements as outlined in Section 16 of the Planning Act. The OPAs have regard to matters of Provincial interest listed in Section 2 of the Planning Act, are consistent with the Provincial Policy Statement (2020) and conform with the A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2020). Further, the OPAs are also consistent with the general intent of the City's Official Plan.
The Planning and Housing Committee recommends that: 1. City Council adopt Official Plan Amendment 482, Protected Major Transit Station Areas, for the Finch West Transit Station Area and Sentinel Transit Station Area, substantially in accordance with Attachment 1 to the report (November 24, 2020) from the Chief Planner and Executive Director, City Planning. 2. City Council authorize the Chief Planner and Executive Director, City Planning to seek approval of the Minister of Municipal Affairs and Housing of Official Plan Amendment 482, Protected Major Transit Station Areas, for Finch West Transit Station Area and Sentinel Transit Station Area, under Section 17 of the Planning Act for Protected Major Transit Station Areas pursuant to Section 16(15) of the Planning Act. 3. City Council adopt Official Plan Amendment 483, Keele Finch Secondary Plan, substantially in accordance with Attachment 2 to the report (November 24, 2020) from the Chief Planner and Executive Director, City Planning. 4. City Council direct the City Solicitor to withhold the introduction of the necessary Bill for Official Plan Amendment 483, Keele Finch Secondary Plan, until such time as: a. the Minister of Municipal Affairs and Housing makes a decision on Official Plan Amendment 482, Protected Major Transit Station Area, for the Finch West Transit Station Area and Sentinel Transit Station Area; and, b. the Chief Planner and Executive Director, City Planning confirms to the City Solicitor that Official Plan Amendment 483, Keele Finch Secondary Plan, does not require any changes, beyond stylistic and technical changes as may be required as a result of the Minister's decision. 5. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendments, as may be required. 6. City Council classify the lands identified in Attachment 3 to the report (November 24, 2020) from the Chief Planner and Executive Director, City Planning, designated Mixed Use Areas located east of Keele Street within the Keele Finch Secondary Plan area as a Class 4 noise area pursuant to Publication NPC-300 (Ministry of Environment and Climate Change Environmental Noise Guideline - Stationary and Transportation Sources - Approval and Planning, August 2013). 7. City Council direct the Chief Planner and Executive Director, City Planning to review the Zoning By-law for the Keele Finch Secondary Plan area to comply with Official Plan Amendments 482 and 483 upon the Amendments coming into full force and effect.
Staff recommendation as filed
The Chief Planner and Executive Director, City Planning, recommends that: 1. City Council adopt Official Plan Amendment 482, Protected Major Transit Station Areas, for the Finch West Transit Station Area and Sentinel Transit Station Area, substantially in accordance with Attachment 1 of this report. 2. City Council authorize the Chief Planner and Executive Director, City Planning to seek approval of the Minister of Municipal Affairs and Housing of Official Plan Amendment 482, Protected Major Transit Station Areas, for Finch West Transit Station Area and Sentinel Transit Station Area, under Section 17 of the Planning Act for Protected Major Transit Station Areas pursuant to Section 16(15) of the Planning Act. 3. City Council adopt Official Plan Amendment 483, Keele Finch Secondary Plan, substantially in accordance with Attachment 2 to of this report. 4. City Council direct the City Solicitor to withhold the introduction of the necessary Bill for Official Plan Amendment 483, Keele Finch Secondary Plan, until such time as: a. the Minister of Municipal Affairs and Housing makes a decision on Official Plan Amendment 482, Protected Major Transit Station Area, for the Finch West Transit Station Area and Sentinel Transit Station Area; and, b. the Chief Planner and Executive Director, City Planning confirms to the City Solicitor that Official Plan Amendment 483, Keele Finch Secondary Plan, does not require any changes, beyond stylistic and technical changes as may be required as a result of the Minister's decision. 5. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendments, as may be required. 6. City Council classify the lands identified in Attachment 3 to this Report, designated Mixed Use Areas located east of Keele Street within the Keele Finch Secondary Plan area as a Class 4 noise area pursuant to Publication NPC-300 (Ministry of Environment and Climate Change Environmental Noise Guideline - Stationary and Transportation Sources - Approval and Planning, August 2013). 7. City Council direct the Chief Planner and Executive Director, City Planning to review the Zoning By-law for the Keele Finch Secondary Plan area to comply with Official Plan Amendments 482 and 483 upon the Amendments coming into full force and effect.
PH19.2adopted
This report proposes a draft amendment to the Official Plan and a proposed approach for an amendment to the City-wide Zoning By-law 569-2013 for public consultation in order to establish a city-wide approach to public safety for new development of sensitive or high occupancy land uses in proximity to rail infrastructure. Rail infrastructure within the City of Toronto consists of more than 200 linear kilometres of rail corridors, spurs and yards. Railways in the City are owned and operated by Canadian National Railway, Canadian Pacific Railway, and Metrolinx (See Attachment 1), which are regulated by federal or provincial governments. Interprovincial railways, and those that carry both passengers and goods, in Canada are Federally regulated, while light rail and public transportation systems, such as the Toronto Transit Commission (TTC) lines and new Metrolinx light rail lines (Eglinton Cross Town and the proposed Ontario Line) run on a different gauge of rail, and fall under Provincial jurisdiction. Light rail and provincially regulated rail are not the subject of this report. The City has jurisdiction for regulating land uses, including on lands that are adjacent to rail infrastructure and has authority to require public safety and hazard condition mitigation measures through its land use planning instruments. The Federation of Canadian Municipalities and Railway Association of Canada Guidelines for New Development in Proximity to Railway Operations ("Guidelines") are meant to assist municipal governments and railways on matters related to land use decisions. (The Guidelines recommend a standard 30 metre setback from the property line of the rail property to the nearest sensitive or high occupancy use, and a 2.5 metre high earthen berm within the setback, to address accident and derailment risk mitigation). In recognition of smaller parcels that can be found in developed, urban settings in Canada's major cities, the Guidelines suggest that alternative mitigation measures may be considered if physical constraints of a proposed development site prevent the implementation of the recommended standard mitigation measures. The City's current development review practice is to request a Rail Safety and Risk Mitigation study on a site by site basis in support of a development application. The draft Official Plan and Zoning By-law Amendments would establish a city-wide planning framework and provide clarity and certainty regarding requirements and expectations for applications in proximity to rail infrastructure. The draft Official Plan Amendment would incorporate the requirement for applicants to submit a Rail Safety and Risk Mitigation Study as part of a complete application for development within 30 metres of rail infrastructure. The purpose of the study would be to identify how rail safety and risk mitigation measures would be addressed in the context of site specific conditions, and provide for the consideration of alternative or equivalent measures. The proposed approach for the draft Zoning By-law Amendment outlined in this report would introduce a holding permission to limit (sensitive or high occupancy) land uses within 30 metres of rail infrastructure pending the completion of a Rail Safety and Risk Mitigation Study that satisfactorily demonstrates a set of rail safety and risk mitigation measures have been created for the site and supported through peer review. This holding permission would be applied only to those properties within 30 metres of a rail line and infrastructure and would apply to the as of right zoning in proximity to rail infrastructure across Toronto. This report recommends that planning staff undertake public and stakeholder consultations on the proposed Official Plan Amendment and Zoning By-law Amendment approach. The results of the consultation along with final recommended amendments to the Official Plan and Zoning By-law 569-2013 are targeted to be brought to the Planning and Housing Committee in the spring of 2021.
The Planning and Housing Committee: 1. Requested the Chief Planner and Executive Director, City Planning to hold one public open house and consult with key stakeholder groups, including Metrolinx, Canadian Pacific and Canadian National Railways, throughout the winter of 2021 to obtain feedback on the Official Plan and the proposed approach for an amendment to Zoning By-law 569-2013 which are included as Attachments 2 and 3 to the report (November 24, 2020) from the Chief Planner and Executive Director, City Planning. 2. Requested the Chief Planner and Executive Director, City Planning to report back to Planning and Housing Committee with the results of the open house and stakeholder consultations and final recommended Official Plan and Zoning By-law Amendments in the spring of 2021.
Staff recommendation as filed
The Chief Planner and Executive Director, City Planning recommends that: 1. The Planning and Housing Committee request the Chief Planner and Executive Director, City Planning to hold one public open house and consult with key stakeholder groups, including Metrolinx, Canadian Pacific and Canadian National Railways, throughout the winter of 2021 to obtain feedback on the Official Plan and the proposed approach for an amendment to Zoning By-law 569-2013 which are included as Attachments 2 and 3 of this report. 2. The Planning and Housing Committee request the Chief Planner and Executive Director, City Planning to report back to Planning and Housing Committee with the results of the open house and stakeholder consultations and final recommended Official Plan and Zoning By-law Amendments in the spring of 2021.
PH19.3adopted
New User Fee for Employment Areas Conversion Requests
The City's Official Plan Growth Plan Conformity and Municipal Comprehensive Review (MCR) commenced on August 4, 2020. The Work Plan adopted by City Council defines a year-long window between which City staff will receive formal written requests to convert lands designated as Core Employment Areas and General Employment Areas. Conversion and Removal Policies for Employment Areas are provided in Official Plan policies 2.2.4.14 to 2.2.4.18. Upon receipt of a conversion request, division staff work together to consider and evaluate the request. The process includes reviewing the material submitted in support of the request; staff research on the site and surrounding area; and, the preparation of recommendations to City Council. This equates to a cost of about $20,000 in salaries and benefits, indirect costs, and capital costs to the City for each conversion request. The City's User Fee Policy states that user fees will be set to recover the full cost of a service where it is determined that it provides direct benefits to identifiable individuals, groups of individuals or businesses, beyond those that accrue to the general public. This report provides details on City Planning staff's recommended new Employment Areas Conversion Request User Fee of $20,000 per request. The recommended fee would only apply to requests received from December 18, 2020 up to and including August 3, 2021. The fee would be waived in circumstances where a complete application for an Official Plan Amendment (OPA) has been received for the same address(es), including payment of the OPA application fee.
The Planning and Housing Committee recommends that: 1. City Council amend City of Toronto Municipal Code Chapter 441, Fees and Charges and Chapter 442, Fees and Charges, Administration of, to establish a new Employment Areas Conversion Request User Fee of $20,000 per conversion request received from December 18, 2020 up to and including August 3, 2021. 2. City Council authorize the City Solicitor to introduce the necessary bills to give effect to City Council's decision, and appropriate City staff be authorized and directed to take the necessary actions to give effect thereto.
Staff recommendation as filed
The Chief Planner and Executive Director, City Planning recommends that: 1. City Council amend City of Toronto Municipal Code Chapter 441, Fees and Charges and Chapter 442, Fees and Charges, Administration of, to establish a new Employment Areas Conversion Request User Fee of $20,000 per conversion request received from December 18, 2020 up to and including August 3, 2021. 2. City Council authorize the City Solicitor to introduce the necessary bills to give effect to City Council's decision, and appropriate City staff be authorized and directed to take the necessary actions to give effect thereto.
PH19.4amended
Expanding Housing Options in Neighbourhoods - Garden Suites Review
The City Planning Division is working on a range of initiatives to safeguard and broaden our housing supply through the Expanding Housing Options in Neighbourhoods (EHON) work program. This work plan builds on recent work in support of secondary and laneway suites, Inclusionary Zoning and dwelling room protections. Enabling more variety in the housing that can be built in the city's neighbourhoods is another part of Housing Action Plan to increase housing choice and access for current and future residents of Toronto. The Garden Suites Review is part of the Expanding Housing Options in Neighbourhoods (EHON) work program. The Garden Suites review will expand upon the findings of the Laneway Suites initiative to add as-of-right options for Garden Suite units within Neighbourhoods city-wide. A Garden Suite is a detached accessory dwelling unit generally located in the rear yard of a detached house, semi-detached house, townhouse, or other low-rise dwelling. It is generally smaller in scale than the main house on the lot and functions as a separate rental housing unit. Garden Suites are similar in form and function to Laneway Suites, which are currently permitted across the City in all low-rise residential zones in the City-wide Zoning By-law. The Garden Suites review is exploring and developing potential Official Plan, Zoning By-law, and other regulatory amendments, as necessary, to permit Garden Suites as-of-right within the City, subject to a range of criteria. This report summarizes the Expanding Housing Options in Neighbourhoods initiative, relevant policy background, asks preliminary questions and details potential regulations regarding the form, scale, and location of garden suites, and other regulations. In Q1 2021, City Planning will consult with interested stakeholders on potential permissions for Garden Suites in the City of Toronto and report to Planning and Housing Committee with recommendations by the end of Q2 2021.
The Planning and Housing Committee: 1. Endorsed the contents of the report (November 24, 2020) from the Chief Planner and Executive Director, City Planning as the basis for public consultation. 2. Requested the Chief Planner and Executive Director, City Planning to prepare a report with necessary recommendations to permit Garden Suites in the second quarter of 2021. 3. Requested the Chief Planner and Executive Director, City Planning, in consultation with the Chief Building Official and Executive Director, Toronto Building to provide specific consideration to existing garden suite and coach house dwellings, and consider incorporating any concurrent policies necessary to grandfather in these units, including a pathway to compliance, as part of the report back in the second quarter of 2021.
Staff recommendation as filed
The Chief Planner and Executive Director, City Planning recommends that the Planning and Housing Committee: 1. Endorse the contents of this report as the basis for public consultation; and 2. Request the Chief Planner and Executive Director, City Planning to prepare a Report with necessary recommendations to permit Garden Suites in the second quarter of 2021.
PH19.5adopted
At its meeting on October 2, 2019, City Council requested that the Toronto Community Housing Corporation ("TCHC") Board of Directors direct the President and Chief Executive Officer, TCHC to adopt, Canadian Standards Association Z463-18 ("CSA Z463"), Maintenance of Electrical Systems, or equivalent, as the electrical maintenance standard for TCHC buildings, including both direct managed and contract managed buildings, and report back to the appropriate committee. This report responds to Council's request. TCHC staff underwent a review and analysis of CSA Z463, and compared the maintenance strategies outlined in the standard against TCHC's electrical maintenance requirements and standards. The Electrical Safety Authority ("ESA") and the Chair of the CSA Z463 Standard were consulted throughout the assessment. TCHC's Electrical Preventive Maintenance Program meets the intent of CSA Z463 and adheres to a combination of strategy types identified in the standard. It is important to note that TCHC's electrical maintenance requirements and standards are the same for both contract managed and direct managed buildings. Contract property managers are responsible for implementing maintenance specifications, as provided by TCHC.
The Planning and Housing Committee: 1. Received the report (November 23, 2020) from the President and Chief Executive Officer, Toronto Community Housing Corporation for information.
Staff recommendation as filed
The President and Chief Executive Officer, Toronto Community Housing Corporation, recommends that: 1. The Planning and Housing Committee receive this report for information.
PH19.6amended
As directed by City Council in November 2019, this report proposes the creation of a colour-coded rating system for apartment buildings in Toronto and responds to outstanding directives related to the RentSafeTO program. This report was initially expected at the Planning and Housing Committee in April 2020, but was delayed as a result of the COVID-19 pandemic. The RentSafeTO program is the first of its kind in Canada and builds on the City's previous Multi-Residential Apartment Buildings program. The objectives of the program are to strengthen enforcement of City by-laws, enhance tenant engagement and access to information, and promote proactive maintenance in apartment buildings to prevent the deterioration of critical housing stock. The program applies to all apartment buildings with 3 or more storeys and 10 or more units; this accounts for 30% of Toronto's residents who live in approximately 3,500 apartment buildings across the city. The proposed apartment building rating system is modeled after the City's DineSafe program administered by Toronto Public Health, and the RentLogic program in New York City. The rating system would require apartment building owners/operators to display a colour-coded rating sign near the entrance in a prominent location visible to both tenants and the public. The rating sign would display the building's most recent evaluation score, provide information on the next evaluation or audit, and explain how to submit a service request to the City. All apartment building ratings will also be easily accessible on the City's webpage. Buildings that score 50% or below would receive a red rating sign and the City would complete a full audit of the building. Buildings with a score between 51% and 65% would receive a yellow rating and be re-evaluated within a year. Buildings with a score between 66% and 85% will receive a light green rating and be re-evaluated within two years. Buildings with a score of 86% and above will receive a dark green rating and will be re-evaluated within three years. The majority of buildings currently fall into the light green rating category. The proposed apartment building rating system also introduces a process to allow building owners to apply for a re-evaluation. This is intended to encourage apartment building owners/operators to make improvements, and supports the overall objective of the RentSafeTO program to ensure apartment building owners/operators comply with building maintenance standards and continuously improve the quality of rental housing stock in Toronto. This process will be new and separate from existing standard protocols (that is, where By-law Enforcement Officers follow up on Orders to Comply or Notices of Violation issued to property owners to confirm compliance). A process to address downward movement in a rating (for example, a high-scoring building develops deficiencies prior to the next scheduled evaluation) is currently being designed. To support the implementation of the colour-coded rating system, this report recommends a cost-recovery fee of $316.06 for a re-evaluation application, as well as a $26.88 fee for the cost to re-issue a rating sign. These fees would be waived for social housing providers, as defined in this report. In February 2020, staff undertook a public consultation process to gather feedback on a potential rating system and fees. This included an online survey that had 1,930 respondents and a public consultation meeting with approximately 100 attendees. Residents were generally supportive of the proposed rating system, with higher support among renters in apartment buildings. Owners/operators of apartment buildings were generally not supportive of the proposed rating system. Survey respondents liked the readability of the signs and commented that the proposed system may increase accountability and transparency. Respondents highlighted concerns about the evaluation criteria that informs the rating score and the potential of colour-coded signs to shame or stigmatize tenants living in low-scoring buildings. This report addresses other outstanding directives related to Chapter 354, Apartment Buildings. This includes an update on changes to the criteria and approach used to evaluate apartment buildings, the feasibility of mandating insurance coverage, increased fines for non-compliance with the Apartment Buildings By-law, and an update on the Voluntary Tenant Contact List related to heat in apartment buildings. This report also provides updates on divisional initiatives that will have an impact on the RentSafeTO program, such as improvements to internal processes to better undertake remedial action, standard operating procedures and service standards, and details on the planning and implementation of an administrative penalty system. Last, this report outlines the City's COVID-19 pandemic emergency response efforts as they relate to the RentSafeTO program, including the enforcement of temporary health and safety measures in apartment buildings, and provides an update on recent operational improvements. This report was written in consultation with Shelter, Support and Housing Administration (SSHA), Social Development, Finance and Administration (SDFA), Housing Secretariat, Legal Services, Solid Waste Management Services, and the Resilience Office.
The Planning and Housing Committee recommends that: Apartment Building Rating System 1. City Council amend Toronto Municipal Code Chapter 354, Apartment Buildings, as follows: a. Require apartment building owners and operators to post a rating sign in a form satisfactory to the Executive Director, Municipal Licensing and Standards, displaying the evaluation score of the apartment building near the entrance and in a prominent location visible from the outside the apartment building to those entering or passing by the apartment building. b. Require apartment building owners and operators to ensure the rating sign is well-maintained, secured, and posted at all times. 2. City Council direct the Executive Director, Municipal Licensing and Standards to develop colour-coded rating signs to include red, yellow, light green, and dark green based on the evaluation score of the building. Fees 3. City Council establish a fee to be applied when an application to re-evaluate an apartment building is submitted as detailed in Table 1 and amend the Toronto Municipal Code, Chapter 441, Fees and Charges accordingly. Table 1: Chapter 441 Apartment Building Re-evaluation Application Fee REF. NO. SERVICE FEE DESCRIPTION CATEGORY FEE BASIS FEE ANNUAL ADJ. NEW Private Properties Apartment building re-evaluation Full cost recovery Per application $316.06 Yes 4. City Council establish a fee for the replacement of an apartment building rating sign, as detailed in Table 2 and amend the Toronto Municipal Code, Chapter 441, Fees and Charges accordingly. Table 2: Chapter 441 Apartment Building Rating Sign Re-issuance Fee REF. NO. SERVICE FEE DESCRIPTION CATEGORY FEE BASIS FEE ANNUAL ADJ. NEW Private Properties Apartment building rating sign re-issuance Full cost recovery Per application $26.88 Yes 5. City Council waive the fees in Recommendations 3 and 4 above for the following social housing providers: a. Toronto Community Housing Corporation; b. Non-profit providers of assisted or social housing under a program administered by the City of Toronto; and c. Dedicated supportive housing providers funded by the Province of Ontario. Additional Amendments 6. City Council direct that the following changes be made to the Toronto Municipal Code Chapter 354, Apartment Buildings: a. Amend Section 354-3.2 to require apartment building owners/operators to post their waste management plan on the tenant notification board. b. Amend Section 354-3.7 to clarify that the state of good repair plan for each apartment building must be developed and maintained in a form and manner satisfactory to the Executive Director, Municipal Licensing and Standards. c. Add a provision that the mailing address, email address, and phone number provided to Municipal Licensing and Standards through the registration and renewal process is up to date at all times, and that any written communication to an apartment building owner/operator from Municipal Licensing and Standards shall be deemed received by the owner/operator when delivered to the mailing address or email address on file. d. Add a provision that in addition to services required by statutory authority, notice may also be given by email as it relates to the property of a registered apartment building owner/operator. Technical Amendments 7. City Council amend Section 442-6 of the Toronto Municipal Code, Chapter 442, Fees and Charges, Administration of, to state that a service set out in Appendix C, Schedule 12 of Chapter 441, Fees and Charges that has been provided by the City or on the City's behalf shall be paid for by the person or persons receiving the service whether or not they requested the service. 8. City Council direct that the following changes be made to the Toronto Municipal Code Chapter 354, Apartment Buildings: a. Amend Section 354-2.1 to require that building owners and operators provide an email address as part of the apartment building registration and renewal processes. b. Delete Section 354-7-1F and replace with the following: "When a corporation fails to comply with an order or other direction made under this Chapter, every director or officer who concurs in such contravention is guilty of an offence and on conviction is liable to a fine of no more than $100,000." Effective Dates for By-law Changes 9. City Council direct that the changes to the Toronto Municipal Code Chapter 354, Apartment Buildings, and Toronto Municipal Code Chapter 441, Fees and Charges come into effect on June 1, 2021. 10. City Council direct that the changes to the Toronto Municipal Chapter 442, Fees and Charges, Administration of, come into effect once adopted by City Council. 11. City Council request the Executive Director, Municipal Licensing and Standards to provide annual reporting with available data on RentSafeTO, broken down by year and category of request (heat, pests, etc.), including but not limited to: a. Number of service requests by category; b. Average and median initial investigation response time; c. Average and median total investigation time; d. Number of remedial actions taken; e. Number of times fines were imposed and the amounts f. Number of service requests outstanding; g. Number of service requests closed; h. Number of building audits performed; i. Number of orders to comply issued as a result of service requests; j. Number of orders to comply issued as a result of audits; k. Number of orders submitted to the courts; and l. Number of orders resolved by the courts.
Staff recommendation as filed
The Executive Director, Municipal Licensing and Standards recommends that: Apartment Building Rating System 1. City Council amend Toronto Municipal Code Chapter 354, Apartment Buildings, as follows: a. Require apartment building owners and operators to post a rating sign in a form satisfactory to the Executive Director, Municipal Licensing and Standards, displaying the evaluation score of the apartment building near the entrance and in a prominent location visible from the outside the apartment building to those entering or passing by the apartment building. b. Require apartment building owners and operators to ensure the rating sign is well-maintained, secured, and posted at all times. 2. City Council direct the Executive Director, Municipal Licensing and Standards to develop colour-coded rating signs to include red, yellow, light green, and dark green based on the evaluation score of the building. Fees 3. City Council establish a fee to be applied when an application to re-evaluate an apartment building is submitted as detailed in Table 1 and amend the Toronto Municipal Code, Chapter 441, Fees and Charges accordingly. Table 1: Chapter 441 Apartment Building Re-evaluation Application Fee REF. NO. SERVICE FEE DESCRIPTION CATEGORY FEE BASIS FEE ANNUAL ADJ. NEW Private Properties Apartment building re-evaluation Full cost recovery Per application $316.06 Yes 4. City Council establish a fee for the replacement of an apartment building rating sign, as detailed in Table 2 and amend the Toronto Municipal Code, Chapter 441, Fees and Charges accordingly. Table 2: Chapter 441 Apartment Building Rating Sign Re-issuance Fee REF. NO. SERVICE FEE DESCRIPTION CATEGORY FEE BASIS FEE ANNUAL ADJ. NEW Private Properties Apartment building rating sign re-issuance Full cost recovery Per application $26.88 Yes 5. City Council waive the fees in Recommendations 3 and 4 for the following social housing providers: a. Toronto Community Housing Corporation; b. Non-profit providers of assisted or social housing under a program administered by the City of Toronto; and c. Dedicated supportive housing providers funded by the Province of Ontario. Additional Amendments 6. City Council direct that the following changes be made to the Toronto Municipal Code Chapter 354, Apartment Buildings: a. Amend Section 354-3.2 to require apartment building owners/operators to post their waste management plan on the tenant notification board. b. Amend Section 354-3.7 to clarify that the state of good repair plan for each apartment building must be developed and maintained in a form and manner satisfactory to the Executive Director, Municipal Licensing and Standards. c. Add a provision that the mailing address, email address, and phone number provided to MLS through the registration and renewal process is up to date at all times, and that any written communication to an apartment building owner/operator from MLS shall be deemed received by the owner/operator when delivered to the mailing address or email address on file. d. Add a provision that in addition to services required by statutory authority, notice may also be given by email as it relates to the property of a registered apartment building owner/operator. Technical Amendments 7. City Council amend Section 442-6 of the Toronto Municipal Code, Chapter 442, Fees and Charges, Administration of, to state that a service set out in Appendix C, Schedule 12 of Chapter 441, Fees and Charges that has been provided by the City or on the City's behalf shall be paid for by the person or persons receiving the service whether or not they requested the service. 8. City Council direct that the following changes be made to the Toronto Municipal Code Chapter 354, Apartment Buildings: a. Amend Section 354-2.1 to require that building owners and operators provide an email address as part of the apartment building registration and renewal processes. b. Delete Section 354-7-1F and replace with the following: "When a corporation fails to comply with an order or other direction made under this Chapter, every director or officer who concurs in such contravention is guilty of an offence and on conviction is liable to a fine of no more than $100,000." Effective Dates for By-law Changes 9. City Council direct that the changes to the Toronto Municipal Code Chapter 354, Apartment Buildings, and Toronto Municipal Code Chapter 441, Fees and Charges come into effect on June 1, 2021. 10. City Council direct that the changes to the Toronto Municipal Chapter 442, Fees and Charges, Administration of, come into effect once adopted by City Council.
PH19.7adopted
Creating Affordable Rental Homes at the West Don Lands - Update
In October 2017, City Council approved Open Door Program incentives for up to 390 affordable rental housing units to be constructed on the eight-acre site known as Blocks 8/20 and Blocks 3W, 4W and 7W in the West Don Lands under the Provincial Affordable Housing Lands Program. In May 2019, City Council approved Open Door Program incentives for an additional 33 affordable rental units, plus an extension of the affordability period from 49 to 99 years. This report provides an update on the Provincial Affordable Housing Lands Program and recommends City Council approval of Open Door Program incentives for up to an additional 275 affordable rental units at the Blocks 3W, 4W, and 7W and Block 20. This includes exemptions from payment of development charges, building, planning and parkland dedication fees and charges, and taxation for municipal and school purposes for the affordable homes. At the present time, it is anticipated that up to 698 affordable rental units in total will be created in the West Don Lands through the Provincial Lands Affordable Housing Program, with 10 percent of all affordable units to be three-bedroom and 10 percent to be four-bedroom units.
The Planning and Housing Committee recommends that: 1. City Council authorize that up to 275 additional affordable rental units to be constructed on the lands known as Blocks 8/20 and Blocks 3W, 4W and 7W in the West Don Lands be exempt from the payment of development charges, building permit, planning application and parkland dedication fees and charges. 2. City Council authorize an exemption from taxation for municipal and school purposes for the additional 275 affordable rental units to be constructed on the lands known as Blocks 8/20 and Blocks 3W, 4W and 7W in the West Don Lands for a period of 99 years. 3. City Council authorize City staff to cancel or refund any taxes paid after the effective date of the tax exemption. 4. City Council authorize the Executive Director, Housing Secretariat to negotiate and enter into, on behalf of the City, a municipal housing facility agreement(s) with WDL 3/4/7 LP, by its general manager WDL 3/4/7 GP Inc., WDL 8 LP, by its general manager WDL 8 GP Inc. and/or its affiliates, to secure the financial incentives being provided through the Open Door Program on terms and conditions satisfactory to the Executive Director, Housing Secretariat and in a form approved by the City Solicitor.
Staff recommendation as filed
The Executive Director, Housing Secretariat recommends that: 1. City Council authorize that up to 275 additional affordable rental units to be constructed on the lands known as Blocks 8/20 and Blocks 3W, 4W and 7W in the West Don Lands be exempt from the payment of development charges, building permit, planning application and parkland dedication fees and charges. 2. City Council authorize an exemption from taxation for municipal and school purposes for the additional 275 affordable rental units to be constructed on the lands known as Blocks 8/20 and Blocks 3W, 4W and 7W in the West Don Lands for a period of 99 years. 3. City Council authorize City staff to cancel or refund any taxes paid after the effective date of the tax exemption. 4. City Council authorize the Executive Director, Housing Secretariat to negotiate and enter into, on behalf of the City, a municipal housing facility agreement(s) with WDL 3/4/7 LP, by its general manager WDL 3/4/7 GP Inc., WDL 8 LP, by its general manager WDL 8 GP Inc. and/or its affiliates, to secure the financial incentives being provided through the Open Door Program on terms and conditions satisfactory to the Executive Director, Housing Secretariat and in a form approved by the City Solicitor.
PH19.8adopted
2021 Work Plan on the Preservation of Affordable Rental Housing
At its meeting on November 23, 2020, the Subcommittee on the Protection of Affordable Rental Housing considered Item RH4.2, a report (November 9, 2020) from the Executive Director, Housing Secretariat on 2021 Work Plan on the Preservation of Affordable Rental Housing. The City of Toronto is a city where almost half the households are renters. According to the 2016 Census, Toronto's housing market was comprised of 1,112,930 households with 53% living in ownership housing and 47% living in rental housing[1]. In December 2019, City Council approved the HousingTO 2020-2030 Action Plan ("HousingTO Plan") based on extensive public consultations and feedback. The HousingTO Plan is the City's blueprint to address issues across the housing spectrum including housing affordability, poor living conditions, displacements due to illegitimate evictions and lack of affordable housing choices. The HousingTO Plan also sets targets and outlined actions to preserve the City's existing rental housing stock. While the Toronto housing context was challenging pre-COVID, the urgent need to help renters has become more critical due to the pandemic. For instance, overcrowded congregate living settings are no longer simply uncomfortable, they are now unsafe from a public health perspective. In addition, more renters are facing challenges paying rent due to precarious employment through the pandemic. The pandemic has also disproportionately impacted racialized and vulnerable populations including people from low-income, racialized communities, seniors and women-led households. To support delivery of the HousingTO Plan with a focus specifically on helping renters, the City's Protection of Affordable Rental Housing Advisory Group ("Advisory Group"), was established by the Planning and Housing Committee in December 2019. The Advisory Group has called for improved City coordination of renter issues to not only improve customer service, but to improve the effectiveness of City renter policies and programs. This point was reinforced by deputations made at the September 24 2020 meeting of the Sub-Committee on the Protection on Affordable Rental Housing. Participants called for a "One-City" approach to address the affordable housing crisis, ensure that every resident has access to adequate housing and to preserve the existing affordable housing stock. Work is currently underway across City divisions on specific policies and programs to assist renters and other work is being planned or contemplated. This report seeks approval for a new Tenant Advisory Committee with an expanded mandate and terms of reference to replace the existing Advisory Group. The Tenant Advisory Committee would be supported by the Housing Secretariat and engage regularly with an interdivisional staff team to ensure that connections are made across City divisions. In order to move forward on actions identified in Housing TO Plan and the accompanying implementation plan, City staff will map existing renter programs and policies and work with Tenant Advisory Committee to identify gaps and annual work plans. Progress on this work would be reported as part of the annual HousingTO 2020-2030 Implementation Plan updates. The report also recommends that all City divisions involved in developing or undertaking services, policies, programs or consultations that affect renters, consult with the Tenant Advisory Committee. This will help ensure that staff are more likely to be made aware of and consider any unintended consequences for renters and that any new direction and actions are communicated in a way that is clear and understood by renters. This report was developed with input from the following City divisions: Shelter, Support and Housing Administration, Seniors Services and Long-Term Care, Toronto Building, City Planning, Municipal Licensing and Standards, Social Development, Finance and Administration and City Legal.
The Planning and Housing Committee: 1. Adopted the new mandate and terms of reference for the Tenant Advisory Committee outlined in the report (November 9, 2020) from the Executive Director, Housing Secretariat and direct the Executive Director, Housing Secretariat to issue a call for members by the end of the fourth quarter of 2020. 2. Directed the Executive Director, Housing Secretariat in consultation with the new Tenant Advisory Committee and the City's Interdivisional Staff Working Group on Protecting Affordable Rental Housing to develop annual Preservation of Affordable Rental Housing Work Plans, starting in 2021, including consideration for developing the framework for a City-wide housing data strategy within 2021. 3. Directed all City divisions developing renter-related services, policies, programs or consultations to consult with the Tenant Advisory Committee. 4. Directed the Executive Director, Housing Secretariat to report on the progress made on annual Preservation of Affordable Rental Housing Work Plans, as part of the annual HousingTO 2020-2030 Implementation Plan update, starting in 2021. 5. Directed the Executive Director, Housing Secretariat and the General Manager, Shelter Support Housing and Administration to engage the services of a consultant to explore options and feasibility to: a. develop a process to permanently track and monitor formal and informal evictions; b. develop an interim measure to track formal and informal evictions during the COVID-19 pandemic; and provide an update report to the Planning and Housing Committee in the first Quarter of 2021 on this initiative.
Staff recommendation as filed
The Subcommittee on the Protection of Affordable Rental Housing recommends that: 1. The Planning and Housing Committee adopt the new mandate and terms of reference for the Tenant Advisory Committee outlined in the report (November 9, 2020) from the Executive Director, Housing Secretariat and direct the Executive Director, Housing Secretariat to issue a call for members by the end of the fourth quarter of 2020. 2. The Planning and Housing Committee direct the Executive Director, Housing Secretariat in consultation with the new Tenant Advisory Committee and the City's Interdivisional Staff Working Group on Protecting Affordable Rental Housing to develop annual Preservation of Affordable Rental Housing Work Plans, starting in 2021, including consideration for developing the framework for a City-wide housing data strategy within 2021. 3. The Planning and Housing Committee direct all City divisions developing renter-related services, policies, programs or consultations to consult with the Tenant Advisory Committee. 4. The Planning and Housing Committee direct the Executive Director, Housing Secretariat to report on the progress made on annual Preservation of Affordable Rental Housing Work Plans, as part of the annual HousingTO 2020-2030 Implementation Plan update, starting in 2021. 5. The Planning and Housing Committee direct the Executive Director, Housing Secretariat and the General Manager, Shelter Support Housing and Administration to engage the services of a consultant to explore options and feasibility to: a. develop a process to permanently track and monitor formal and informal evictions; b. develop an interim measure to track formal and informal evictions during the COVID-19 pandemic; and provide an update report to the Planning and Housing Committee in the first Quarter of 2021 on this initiative.
PH19.9adopted
Tenant Support Grant Program Updates
At its meeting on November 23, 2020, the Subcommittee on the Protection of Affordable Rental Housing considered Item RH4.1, a report (November 4, 2020) from the General Manager, Shelter, Support and Housing Administration on Tenant Support Grant Program Updates. The Tenant Defence Fund (TDF) was created in late 1999 in response to the creation of the Provincial Tenant Protection Act, 1997. The TDF has two components: (1) a Tenant Support Grant Program for tenants to access legal representation to fight above guideline rent increases and (2) an Outreach and Organizing program to support tenant groups accessing a Tenant Support Grant. The TDF is complemented by a Tenant Hotline that provides telephone information services for private market tenants in Toronto. The Tenant Support Grant Program is currently prescribed in Municipal Code Chapter 797. Meeting the requirements of a codified program, while also accommodating the quickly changing circumstances of private market tenancies in Toronto, is challenging, and some of administrative components of the program set out in Municipal Code Chapter 797 have become barriers to tenants attempting to access the Tenant Support Grant Program during the COVID-19 pandemic. This report recommends program updates to increase the flexibility and streamline the administration of the Tenant Support Grant Program. The proposed updates will improve the safety and efficiency of grant processing during the COVID-19 pandemic. In order to facilitate the recommended program updates, this report recommends repealing Municipal Code Chapter 797 and replacing it with modified program guidelines.
The Planning and Housing Committee recommends that: 1. City Council repeal City of Toronto Municipal Code Chapter 797, Tenant Support Grant Program. 2. City Council authorize the General Manager, Shelter, Support and Housing Administration, to administer a Tenant Support Grant Program in accordance with program guidelines, which may be updated at the discretion of the General Manager, Shelter, Support and Housing Administration, to ensure the program supports the preservation of affordable rental housing in Toronto. 3. City Council direct the General Manager, Shelter, Support and Housing Administration, to include as part of the Division's 2021 Budget Submission, an increase of $25,000 to the Tenant Defense Fund to maintain the current service levels of 100 grants per year given the increase in available funding per grant from $1,000 to $1,250; and a further $75,000 to provide sufficient funds given the expanded role of the Tenant Defence Fund and the impacts of lockdowns during the 2020 pandemic which resulted in many residents losing wages and thus facing severe challenges with paying rent.
Staff recommendation as filed
The Subcommittee on the Protection of Affordable Rental Housing recommends that: 1. City Council repeal City of Toronto Municipal Code Chapter 797, Tenant Support Grant Program. 2. City Council authorize the General Manager, Shelter, Support and Housing Administration, to administer a Tenant Support Grant Program in accordance with program guidelines, which may be updated at the discretion of the General Manager, Shelter, Support and Housing Administration, to ensure the program supports the preservation of affordable rental housing in Toronto. 3. City Council direct the General Manager, Shelter, Support and Housing Administration, to include as part of the Division's 2021 Budget Submission, an increase of $25,000 to the Tenant Defense Fund to maintain the current service levels of 100 grants per year given the increase in available funding per grant from $1,000 to $1,250; and a further $75,000 to provide sufficient funds given the expanded role of the Tenant Defence Fund and the impacts of lockdowns during the 2020 pandemic which resulted in many residents losing wages and thus facing severe challenges with paying rent.
PH19.10adopted
A lack of housing for students appears to be contributing to the number of illegal rooming houses in areas such as North York. This is especially a problem in places where land speculators frequently create unsafe and illegal housing as a way to maximize revenue from a property, without the cost of upgrading it, while they are waiting to sell it to a builder or developer who will tear it down. Students come to Toronto from around the world for the excellent education offered at its colleges and universities. Perhaps it is time for these institutions to take a greater role in making sure these students - many of whom are here without family members to make sure they are properly housed - are in safe situations.
The Planning and Housing Committee: 1. Directed the Chief Planner and Executive Director, City Planning and the Executive Director, Housing Secretariat and any other appropriate staff to meet with the city's post-secondary institutions to discuss ways to work co-operatively to ensure an adequate supply of safe and legal housing for students, and to report back to the Planning and Housing Committee on the outcome of those discussions.
Staff recommendation as filed
Councillor John Filion recommends that: 1. The Chief Planner and Executive Director, City Planning and the Executive Director, Housing Secretariat and any other appropriate staff meet with the city's post-secondary institutions to discuss ways to work co-operatively to ensure an adequate supply of safe and legal housing for students, and to report back to the committee on the outcome of those discussions.
PH19.11forwarded without recommendation
The City of Toronto has taken extraordinary actions to deal with the housing crisis during the pandemic, but hundreds of people are still living outdoors. As the cold weather approaches, we must do more. However we cannot do it without the assistance of other orders of government. Since the start of the pandemic, the City of Toronto has created 2,300 spaces in new temporary shelter and hotel programs for physical distancing. The City has also referred more than 2,500 people experiencing homelessness to permanent housing through a combination of housing allowances and rent-geared-to-income units There are more than 6,000 shelter spaces in the city today. Through the City's Streets to Homes teams and partner agencies, the City has helped more than 1,100 people move inside from encampments since the pandemic began. In the past two weeks, alone, 110 people have accepted offers to move inside. The City's winter services plan has also begun operations. Adding 620 additional spaces over the winter, this year's plan offers more space than any other previous year and includes shelter space, hotel space and permanent housing. For the first time, there are four warming centres, an increase from one, across the city when an extreme cold weather alert is called. The City offers 24-hour respite sites and drop-ins for infection prevention and control (IPAC), personal protective equipment (PPE), and is distributing more than 100,000 pieces of PPE to the homelessness sector each week for use by staff. The City screens staff and clients in shelters daily and refers anyone with symptoms to provincial assessment centres. Clients awaiting test results and those who test positive are transferred to a recovery/isolation site with medical supports. All of these housing, shelter and respite spaces include medical supports, like mental health and addiction counselling, meals, clean linen and access to showers, to ensure people don't return to living outside. In April 2020, the City launched the Modular Housing Initiative that opens 100 new supportive homes by the end of the year. In 2021, an additional 150 modular supportive homes will also be created for people experiencing homelessness. Through the federal Rapid Housing Initiative, the City will be able to add a minimum of 417 affordable and supportive homes ready for occupancy by end of 2021. Despite all of this, hundreds of people are still living outdoors. Living outside is not safe. As of December 2, the City has identified 395 tents in 66 sites in parks across Toronto. This number includes wooden structures, tents and green pods. Encampments in parks and other public spaces pose a significant risk of fire and other hazards to those living in an encampment, as well as to emergency responders when called to a site. Open flames, generators and unsafe wiring, combined with the storage of gasoline, propane and other highly flammable substances makes living outside extremely dangerous. To date this year, Toronto Fire Services has responded to 216 fires in encampments. That is a 218% increase over the same period in 2019. Sadly, one person has died as a result of an encampment fire this year. Seven people have lost their lives as a result of encampments fires in Toronto since 2010. The recent emergence of makeshift shelters and pods in encampments represent a significantly increased danger to those who use them and anyone in the vicinity if these structures were to be involved in a fire. These pods are highly combustible, particularly those constructed of polystyrene insulation. They do not meet the definition of a structure under the provisions of the Ontario Building Code or Ontario Fire Code, but regardless, the City is significantly concerned about the unsafe conditions living outside - be it a tent or other structure - presents. The installation of smoke and/or CO alarms do not mitigate risks, and are insufficient in providing fire safety and, in fact, may provide a false sense of security for those in them. Any fire is a risk for those in these structures, as well as to the community. Early detection of smoke, fire and/or carbon monoxide in an outdoor environment is highly unreliable due to temperature and humidity fluctuations. Given the highly combustible nature of these pods, for example, escaping a fire without serious injury is highly unlikely. Despite all this work and public investment, demand for housing and shelter remains higher than ever before, and the system is at or near capacity most nights. This is why the City continues to open new space and has renewed calls for government partners to continue the cooperative work to implement more housing solutions.
The Planning and Housing Committee submits the item to City Council without recommendations.
Staff recommendation as filed
The Members of the Planning and Housing Committee recommend that: 1. The Planning and Housing Committee direct staff to report directly to the December 16 and 17, 2020 City Council meeting with a review of any programs, funding sources, and legislative tools available to the Government of Canada, the Province of Ontario, and the City of Toronto to provide housing in the next several weeks.