Planning and Housing Committee
The full agenda, as filed
All 10 items in the clerk’s order. Each carries the city’s own words: the staff recommendation, what the body decided, and its status. Nothing below is written by us.
PH24.1amended
This report summarizes the findings of Geary Works: a comprehensive study and community vision for Geary Avenue led by City Planning and Economic Development and Culture. The study produced the following six recommendations, which are described in and/or attached to this report. Area-specific Official Plan Amendment and Site and Area-Specific Policy Re: public realm, land use, and built form (see Attachment 5) Area-specific Zoning By-law Amendment Re: land use and built form provisions (see Attachment 6) Cultural Heritage Resource Assessment Re: historical overview and identification of cultural heritage resources Considerations for the Municipal Comprehensive Review of the Official Plan Re: employment land conversions for other non-residential uses (see Attachment 7) Economic Development and Culture Strategy Re: initiatives to support businesses (see Attachment 8) Mobility and Public Realm Strategy Re: public realm improvements (see Attachment 9) This City-initiated application to amend the Official Plan and Zoning By-law applies to all properties fronting Geary Avenue and applies to the public realm in the vicinity of Geary Avenue. The proposed Official Plan Amendment and rezoning are consistent with the Provincial Policy Statement (2020) and conforms with A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2020). This report reviews and recommends approval of the City-initiated amendments to the Official Plan and Zoning By-law. The amendments create a framework for a pedestrian-focused public realm along Geary Avenue, encourage active, animated non-residential uses at ground level, provide for gentle intensification of non-residential uses, and limit residential use where it's already permitted.
The Planning and Housing Committee recommends that: 1. City Council amend the Official Plan for the lands at 1-345 Geary Avenue, 2-360 Geary Avenue, 21-39 Primrose Avenue, 1352-1400 Dufferin Street, 1347-1355 Dufferin Street, 325-327 Westmoreland Avenue North, 1100-1102 Dovercourt Road, 508-510 Delaware Avenue North and 1102-1104 Ossington Avenue substantially in accordance with the draft Official Plan Amendment attached as Attachment 5 to the report (May 6, 2021) from the Chief Planner and Executive Director, City Planning and the General Manager, Economic Development and Culture. 2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 165-345 Geary Avenue, 2-150 Geary Avenue, 180-360 Geary Avenue, 21-39 Primrose Avenue, 1352-1384 Dufferin Street, 1347-1355 Dufferin Street, 325-327 Westmoreland Avenue North, 1100-1102 Dovercourt Road, 508-510 Delaware Avenue North and 1102-1104 Ossington Avenue substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 6 to the report (May 6, 2021) from the Chief Planner and Executive Director, City Planning and the General Manager, Economic Development and Culture. 3. City Council authorizes the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment and draft Zoning By-law Amendment as may be required. 4. City Council direct that the area-specific changes to the land use permissions in Employment Areas adjacent to Geary Avenue, as described in Attachment 7 to the report (May 6, 2021) from the Chief Planner and Executive Director, City Planning and the General Manager, Economic Development and Culture, be considered as part of the current Municipal Comprehensive Review of the Official Plan (Our Plan Toronto), and that Chief Planner and Executive Director, City Planning report back to Planning and Housing Committee in the fourth quarter of 2021 with recommendations for any potential changes to land use permissions. 5. City Council direct the Chief Planner and Executive Director, City Planning, to retain a qualified consultant to conduct a scoped rail safety study for properties on the south side of Geary Avenue to determine the threshold in size or capacity for various low occupancy non-residential uses that would not require rail safety measures for protection from the adjacent rail corridor. 6. City Council direct the Chief Planner and Executive Director, City Planning, through the Local Planning Appeal Tribunal (LPAT) appeal process for Official Plan Amendment (OPA) 231, to seek the removal of the lands at 2-80 Geary Avenue, 508-510 Delaware Avenue North and 1102-1104 Ossington Avenue from Site and Area Specific Policy No. 154 to eliminate policy redundancy with the proposed Site and Area Specific Policy in the draft Official Plan Amendment attached as Attachment 5 to the report (May 6, 2021) from the Chief Planner and Executive Director, City Planning and the General Manager, Economic Development and Culture. 7. City Council request the General Manager, Transportation Services to develop a Parking Management Plan for Geary Avenue, in consultation with businesses, nearby residents and other parking users, to address competing demands on limited space from employees, shipping, receiving, customers, visitors and local residents. 8. City Council request that the General Manager, Transportation Services report to Toronto and East York Community Council with recommendations concerning all-way stop sign controls at intersections along the frontage of existing and planned segments of the Geary Avenue Parkette component of the Green Line (i.e. intersections of Geary Avenue and Somerset Avenue, Delaware Avenue, and Westmoreland Avenue) and any related measures to improve safety and comfort of park access for area residents and other park users. 9. City Council support future creative enterprises, small-scale retail, cafes, restaurants, bars and music venues on Geary Avenue and encourage other compatible non-residential land uses to animate Geary Avenue, as may be deemed appropriate through the Municipal Comprehensive Review of the Official Plan. 10. City Council direct the General Manager, Economic Development and Culture to continue to work with the community to support local cultural development and community aspirations to become a cultural corridor. 11. City Council direct the General Manager, Economic Development and Culture to encourage the development of a future business improvement area at such time when the Geary Avenue commercial and industrial owners and their non-residential tenants are prepared to join together under a volunteer board of management to carry out improvements and promote economic development within a designated area. 12. City Council direct the General Manager, Economic Development and Culture to assist local businesses and prospective developers on Geary Avenue with the Imagination, Manufacturing, Innovation and Technology (IMIT) funding program and other future property incentives for creative enterprises. 13. City Council direct the Chief Planner and Executive Director, City Planning, to consider a conversion from Core Employment Areas to General Employment Areas for the lands south of Geary Avenue, fronting the north side of Dupont Street from Emerson Avenue to Dovercourt Road, in the review of the broader Geary Avenue Employment Area as part of the current Municipal Comprehensive Review of the Official Plan (Our Plan Toronto). 14. City Council direct the Interim General Manager, Economic Development and Culture, to work with the community and stakeholders on Geary Avenue and report back to the Economic and Community Development Committee in the first quarter of 2022 with a comprehensive summary of actions taken and a timeline for further actions planned regarding: a. the preservation and expansion of space for cultural production and presentation, including the possibility of a cultural corridor designation; b. arts animation in the public realm of the Geary Avenue area; and, c. an update on the development of a Business Improvement Area association (BIA) for the area. 15. City Council request the General Manager, Transportation Services, to provide a report to Toronto and East York Community Council in the first quarter of 2022 which provides a comprehensive summary of actions taken and timeline for further actions planned to advance the Geary Works - Mobility and Public Realm Strategy, Attachment 9 to the report (May 6, 2021) from the Chief Planner and Executive Director, City Planning and the General Manager, Economic Development and Culture.
Staff recommendation as filed
The Chief Planner and Executive Director, City Planning and the Acting General Manager, Economic Development and Culture, recommend that: 1. City Council amend the Official Plan for the lands at 1-345 Geary Avenue, 2-360 Geary Avenue, 21-39 Primrose Avenue, 1352-1400 Dufferin Street, 1347-1355 Dufferin Street, 325-327 Westmoreland Avenue North, 1100-1102 Dovercourt Road, 508-510 Delaware Avenue North and 1102-1104 Ossington Avenue substantially in accordance with the draft Official Plan Amendment attached as Attachment 5 to this report. 2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 165-345 Geary Avenue, 2-150 Geary Avenue, 180-360 Geary Avenue, 21-39 Primrose Avenue, 1352-1384 Dufferin Street, 1347-1355 Dufferin Street, 325-327 Westmoreland Avenue North, 1100-1102 Dovercourt Road, 508-510 Delaware Avenue North and 1102-1104 Ossington Avenue substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 6 to this report. 3. City Council authorizes the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment and draft Zoning By-law Amendment as may be required. 4. City Council direct that the area-specific changes to the land use permissions in Employment Areas adjacent to Geary Avenue, as described in Attachment 7 to this report, be considered as part of the current Municipal Comprehensive Review of the Official Plan (Our Plan Toronto). 5. City Council direct the Chief Planner and Executive Director, City Planning, to retain a qualified consultant to conduct a scoped rail safety study for properties on the south side of Geary Avenue to determine the threshold in size or capacity for various low occupancy non-residential uses that would not require rail safety measures for protection from the adjacent rail corridor. 6. City Council direct the Chief Planner and Executive Director, City Planning, through the Local Planning Appeal Tribunal (LPAT) appeal process for Official Plan Amendment (OPA) 231, to seek the removal of the lands at 2-80 Geary Avenue, 508-510 Delaware Avenue North and 1102-1104 Ossington Avenue from Site and Area Specific Policy No. 154 to eliminate policy redundancy with the proposed Site and Area Specific Policy in the draft Official Plan Amendment attached as Attachment 5 to this report. 7. City Council request the General Manager, Transportation Services to develop a Parking Management Plan for Geary Avenue, in consultation with businesses, nearby residents and other parking users, to address competing demands on limited space from employees, shipping, receiving, customers, visitors and local residents. 8. City Council request that the General Manager, Transportation Services report to Toronto and East York Community Council with recommendations concerning all-way stop sign controls at intersections along the frontage of existing and planned segments of the Geary Avenue Parkette component of the Green Line (i.e. intersections of Geary Avenue and Somerset Avenue, Delaware Avenue, and Westmoreland Avenue) and any related measures to improve safety and comfort of park access for area residents and other park users. 9. City Council support future creative enterprises, small-scale retail, cafes, restaurants, bars and music venues on Geary Avenue and encourage other compatible non-residential land uses to animate Geary Avenue, as may be deemed appropriate through the Municipal Comprehensive Review of the Official Plan. 10. City Council direct the General Manager, Economic Development and Culture to continue to work with the community to support local cultural development and community aspirations to become a cultural corridor. 11. City Council direct the General Manager, Economic Development and Culture to encourage the development of a future business improvement area at such time when the Geary Avenue commercial and industrial owners and their non-residential tenants are prepared to join together under a volunteer board of management to carry out improvements and promote economic development within a designated area. 12. City Council direct the General Manager, Economic Development and Culture to assist local businesses and prospective developers on Geary Avenue with the Imagination, Manufacturing, Innovation and Technology (IMIT) funding program and other future property incentives for creative enterprises.
PH24.2amended
Short-term Rental Updates and Exploring their Conversion to Longer-term Housing
In July 2020, City Council requested that staff in the Housing Secretariat and Shelter, Support and Housing Administration (SSHA) Divisions explore the feasibility of facilitating the conversion of Short-Term Rental (STR) units to longer-term affordable rental housing stock. To assist in the determination, staff engaged Professor David Wachsmuth and the Urban Politics and Governance (UPGo) research group with the School of Urban Planning at McGill University based on their experience conducting similar research for municipal governments across Canada. The scope of the research was aimed at determining: the impact of COVID-19 on STRs; asking rents for former STR units compared to average market rents in the city; the location of STR units; and the impact of the City's STR operator registration deadline of December 31, 2020 on the STR market. This report responds to Council's request and provides a high-level summary of the research findings; an overview of existing housing-focussed programs funded and/or administered by SSHA for which the partnering housing providers are private market landlords; and an analysis of the feasibility of converting STR units to longer-term affordable rental housing stock for low-income households and those waiting for subsidized housing. While preliminary research findings were shared at the March 2, 2021 meeting of the Planning and Housing Committee, Attachment 1 to this report includes the final report titled, "Short-term Rentals in the City of Toronto - Market Overview and Regulatory Impact Analysis." In summary, the research conducted reveals that STRs are currently naturally transitioning to the longer-term rental (LTR) market. For instance, the research identified 3,476 STR listings that have been posted as LTRs, and approximately 42.4% appear to have fully transitioned to the LTR market. However, asking rents for former STR units are as much as 11.6% more than average market rents, and these units are primarily located in the downtown core. The research also indicates that opportunities exist to bring more STR operators into compliance with the City's new regulations, which could result in more units returning to the LTR market. While staff will continue to explore the feasibility of partnering with suitable operators to provide long-term housing opportunities for low-income households, based on these findings and other reasons outlined in the report, opportunities to secure STRs as LTRs for this purpose are likely limited. This report also includes updates from Municipal Licensing and Standards (MLS) on short-term rental regulations. As directed by City Council in March 2021, this report addresses requests related to data, fees, 311 processes, concerns about human trafficking and short-term rental company data validation, and includes a recommended bylaw amendment to Chapter 547, Licensing and Registration of Short-term Rentals, to clarify that short-term rental companies must validate listings against registration data on the City's Open Data portal. This report was developed with input from the Housing Secretariat, Shelter, Support and Housing Administration, Municipal Licensing and Standards and the Social Development and Finance Administration Divisions.
The Planning and Housing Committee recommends that: 1. City Council amend Toronto Municipal Code Chapter 547 to require that no person, including a Short-Term Rental Company, shall advertise, facilitate the advertising or rental of, or broker a short-term rental if its operator is not registered with Municipal Licensing and Standards which status shall be verified by the person in advance and determined by reference to the City's Open Data portal for valid Short-Term Rental Operator registrations and to clarify that the authority of Municipal Licensing and Standards to request that a Short-Term Rental Company remove a listing or advertisement related to an unregistered operator is independent of this requirement.
Staff recommendation as filed
The Executive Director, Housing Secretariat, the Executive Director, Municipal Licensing and Standards and the General Manager of Shelter, Support and Housing Administration recommend that: 1. City Council amend Toronto Municipal Code Chapter 547 to require that no person, including a Short-Term Rental Company, shall advertise, facilitate the advertising or rental of, or broker a short-term rental if its operator is not registered with Municipal Licensing and Standards which status shall be verified by the person in advance and determined by reference to the City's Open Data portal for valid Short-Term Rental Operator registrations and to clarify that the authority of Municipal Licensing and Standards to request that a Short-Term Rental Company remove a listing or advertisement related to an unregistered operator is independent of this requirement.
PH24.3amended
Modernizing Chapter 489, Grass and Weeds to Streamline Processes and Support Biodiversity
This report provides an overview of the current process for obtaining a natural garden exemption as outlined in Chapter 489, Grass and Weeds, and recommends bylaw amendments to modernize regulations, streamline enforcement efforts, and enhance public education to support the City of Toronto's efforts to protect pollinators and biodiversity. The review of Chapter 489, Grass and Weeds was initiated by staff following a report from the Ombudsman in 2018 that outlined concerns with the operational processes for responding to long grass and weeds complaints and issuing natural garden exemptions. However, this work was delayed as a result of the COVID-19 pandemic. This report also responds to Action 8 of Toronto's Biodiversity Strategy, which calls on the City to review policies and bylaws, including Chapter 489, for opportunities to support biodiversity. The City received significant feedback from stakeholders and the public in fall 2020 about the bylaw, including concerns that the natural garden exemption process does not support the goals of other City of Toronto polices and strategies, including the Biodiversity Strategy, Pollinator Protector Strategy, and Toronto Ravine Strategy. As part of this review, staff undertook a consultation process that received 455 emails from residents, interested organizations and community groups, and held a series of roundtables with subject matter experts in the fields of botany and biodiversity. Staff also conducted a jurisdictional scan of best practices, an analysis of complaints and enforcement, and worked closely with interdivisional partners responsible for the City's biodiversity and pollinator strategies. In response to the issues identified through this review, this report recommends removing the process for natural garden exemptions and amending the bylaw to require that all properties meet maintenance requirements that focus on health and safety, such as prohibiting specific plant species, managing the height of turfgrass, and ensuring that sightlines are not obstructed. The proposed list of prohibited plants was developed in consultation with internal partners and external stakeholders to support ecological and human health. Staff recognize that maintaining such a list must be done in a way that is responsive to change, and therefore recommend that it be reviewed on an ongoing basis, in consultation with subject matter experts to ensure accuracy and relevance. Staff also recommend renaming the bylaw to better reflect the changes proposed in this report, modernizing enforcement provisions, and strengthening public education and communications to support the City's biodiversity efforts. This report was written in consultation with Parks, Forestry and Recreation, Environment and Energy Division, Toronto Public Health, City Planning, City Clerk's Office, Transportation Services, and Legal Services.
The Planning and Housing Committee recommends that: 1. City Council amend City of Toronto Municipal Code, Chapter 489, Grass and Weeds, as follows: Maximum height of turfgrass 1. Add the following definition for turfgrass to section 489-1: TURFGRASS: Ground cover of various perennial grasses grown for lawns, of a type that forms a dense, uniform turf if mown. 2. Amend section 489-2 by: a. replacing the term "grass and weeds" with the term "turfgrass" so that the height requirement applies to turfgrass; b. deleting the requirement for removing grass cuttings; c. requiring that turfgrass be cut when it exceeds 20 centimeters in length, in addition to height; and d. deleting subsection B which described "grass and weeds." Removing the natural garden exemption 3. Deleting the natural garden exemption process in section 489-3E. Maintenance requirements 4. Add a new section 489-2.1 as follows: The owner or occupant of private land shall maintain all vegetative growth on their land according to the following requirements: a. Private land shall be kept free of any prohibited plant species designated under the Bylaw; b. Vegetative growth on private land shall not obstruct sidewalks or roadways; c. Vegetative growth on private land shall not restrict driver and pedestrian sight lines at intersections, driveways, sidewalks, walkways, or visibility to all traffic control devices; and d. Any other conditions respecting health and safety as the Executive Director considers advisable. 5. Add a new Schedule A with a list of prohibited plant species as below. It is recommended that staff review the list on an ongoing basis, in consultation with experts to ensure accuracy and relevance. Canada thistle ( Cirsium arvense ) Common buckthorn; Glossy buckthorn ( Rhamnus cathartica; Frangula alnus ) Dog-strangling vine ( Cynanchum rossicum; Cynanchum louiseae ) Garlic mustard ( Alliaria petiolata ) Giant hogweed ( Heracleum mantegazzianum ) Japanese knotweed ( Reynoutria japonica var. japonica ) Phragmites ( Phragmites australis subsp. australis ) Poison ivy ( Toxicodendron radicans ) Purple loosestrife ( Lythrum salicaria ) Ragweed ( Ambrosia artemisiifolia ) Offences 6. Update the notice, failure to comply and offence provisions to enable the City to conduct inspections, issue orders for compliance, take remedial action and take any other enforcement activities consistent with the authorities in the City of Toronto Act, 2006, including: a. Increasing the maximum fine to $100,000; b. Adding a special fine in an amount equal to any economic gain obtained from non-compliance; c. Including offences for obstruction and failure to provide information as required; and d. Designating each offence as a continuing offence. Bylaw name 7. Change the name of the City of Toronto Municipal Code, Chapter 489 to Turfgrass and Prohibited Plants, and update references to the name as necessary. 2. City Council amend Chapter 27, Council Procedures to remove natural garden exemptions from the matters delegated to community councils in § 27-18.4. Delegation to Community Councils. 3. City Council direct that the amendments to City of Toronto Municipal Code Chapter 489, Grass and Weeds, and Chapter 27, Council Procedures, described in Recommendations 1 and 2 above come into effect January 1, 2022. 4. City Council direct the City Solicitor to prepare the necessary bill(s) required to give effect to Council's decision and to make any necessary minor substantive or stylistic refinements as may be identified by the City Solicitor.
Staff recommendation as filed
The Executive Director, Municipal Licensing and Standards recommends that: 1. City Council amend City of Toronto Municipal Code, Chapter 489, Grass and Weeds, as follows: Maximum height of turfgrass 1. Add the following definition for turfgrass to section 489-1: TURFGRASS: Ground cover of various perennial grasses grown for lawns, of a type that forms a dense, uniform turf if mown. 2. Amend section 489-2 by: a. replacing the term "grass and weeds" with the term "turfgrass" so that the height requirement applies to turfgrass; b. deleting the requirement for removing grass cuttings; c. requiring that turfgrass be cut when it exceeds 20 centimeters in length, in addition to height; and d. deleting subsection B which described "grass and weeds." Removing the natural garden exemption 3. Deleting the natural garden exemption process in section 489-3E. Maintenance requirements 4. Add a new section 489-2.1 as follows: The owner or occupant of private land shall maintain all vegetative growth on their land according to the following requirements: a. Private land shall be kept free of any prohibited plant species designated under the By-law; b. Vegetative growth on private land shall not obstruct sidewalks or roadways; c. Vegetative growth on private land shall not restrict driver and pedestrian sight lines at intersections, driveways, sidewalks, walkways, or visibility to all traffic control devices; and d. Any other conditions respecting health and safety as the Executive Director considers advisable. 5. Add a new Schedule A with a list of prohibited plant species as below. It is recommended that staff review the list on an ongoing basis, in consultation with experts to ensure accuracy and relevance. Canada thistle ( Cirsium arvense ) Common buckthorn; Glossy buckthorn ( Rhamnus cathartica; Frangula alnus ) Common burdock ( Arctium minus ) Dog-strangling vine ( Cynanchum rossicum; Cynanchum louiseae ) Field bindweed ( Convolvulus arvensis ) Garlic mustard ( Alliaria petiolata ) Giant hogweed ( Heracleum mantegazzianum ) Japanese knotweed ( Reynoutria japonica var. japonica ) Phragmites ( Phragmites australis subsp. australis ) Poison ivy ( Toxicodendron radicans ) Purple loosestrife ( Lythrum salicaria ) Ragweed ( Ambrosia artemisiifolia ) Offences 6. Update the notice, failure to comply and offence provisions to enable the City to conduct inspections, issue orders for compliance, take remedial action and take any other enforcement activities consistent with the authorities in the City of Toronto Act, 2006, including: a. Increasing the maximum fine to $100,000; b. Adding a special fine in an amount equal to any economic gain obtained from non-compliance; c. Including offences for obstruction and failure to provide information as required; and d. Designating each offence as a continuing offence. By-law name 7. Change the name of the City of Toronto Municipal Code, Chapter 489 to Turfgrass and Prohibited Plants, and update references to the name as necessary. 2. City Council amend Chapter 27, Council Procedures to remove natural garden exemptions from the matters delegated to community councils in § 27-18.4. Delegation to Community Councils. 3. City Council direct that the amendments to City of Toronto Municipal Code Chapter 489, Grass and Weeds, and Chapter 27, Council Procedures, described in Recommendations 1 and 2 above, come into effect January 1, 2022. 4. City Council direct the City Solicitor to prepare the necessary bill(s) required to give effect to Council's decision and to make any necessary minor substantive or stylistic refinements as may be identified by the City Solicitor.
PH24.4adopted
Concept 2 Keys Development Application Review Program - Q2 2021 Update
This report brings forward updates on the work completed to date by the Concept 2 Keys team, highlighting preliminary results of Phase 1, updates on preparatory work for Phase 2, and additional City-wide development process improvements. The Concept 2 Keys (C2K) program is transforming, enhancing and improving how the City delivers effective and coordinated development review services. The objective is to design and build a development review process that is consistent, transparent, collaborative and accountable across City staff and applicants. C2K has worked at an accelerated pace to implement development review improvements which include: - Launching Phase 1 to prioritize and expedite 21 affordable housing development projects creating a total of 2,269 new affordable housing units and 120 replacement social housing units. - Establishing a new application management function to oversee a portfolio of City-wide development applications, and contributing a complementary role in managing relationships and mutual accountability between City staff and applicants. - Preparing for the launch of Phase 2 at the end of Q2 2021, focusing on application types beyond affordable housing in a geographic planning area (Etobicoke-York). The intent of Phase 2 is to test the scalability of process and technology improvements in a typical development review environment. - Establishing an interdivisional working group to support recruitment and retention priorities. Positions related to development have been deemed a priority for City-wide recruitment efforts. - Implementing and testing new development review technology to improve the customer journey across applicants and City staff. This is being achieved through streamlining the application submission process, improving workflows, and enhancing collaboration. This includes a new online submission tool and file circulation platform to be integrated with the City's existing backend technology. - Establishing a tiered governance framework to resolve development review conflicts, align on competing divisional priorities to provide a unified City position, and approve key development review improvements. - Creating a new relationship and issues management function to enhance customer service and address application-specific concerns. - Initiating work with an interdivisional working group to update the Development Guide's Terms of Reference. These updates will support applicants in submitting high-quality and complete applications. - Conducting jurisdictional research and stakeholder consultations to identify opportunities for improving the pre-application consultation process. - Commencing a development fee review to improve the City's existing fee structure to recover the costs of service. - Offering different modes of communication with C2K's stakeholders to foster greater collaboration and adoption of C2K.
The Planning and Housing Committee recommends that: 1. City Council receive the report (May 27, 2021) from the Chief Operating Officer, Development, for information.
Staff recommendation as filed
The Chief Operating Officer, Development, recommends that: 1. City Council receive this report for information.
PH24.5amended
This report brings forward a proposed improvement to the City's development review process. In response to the City's End-to-End Review of the Development Review Process and because development will play a vital role in supporting Toronto's economic recovery post-COVID-19, the City is implementing the Concept 2 Keys (C2K) program. C2K is transforming the City's development review process from pre-application consultation to occupancy by reimagining organizational structures, processes and technology. The proposed Official Plan Amendment and Municipal Code by-law principles related to mandatory pre-application consultation included in this report arise from a recommendation of the End-to-End Review that the City "standardize a formal internal and external meeting cadence and project schedule to enhance cooperation and customer service," beginning with pre-application consultation. Inconsistencies at this initial step in the development review process have implications for application quality, shared productivity, overall time to decision and city-building outcomes. In addition to addressing existing inconsistencies, pre-application consultation is encouraged and supported as a component of the Province's land use planning system, and its use is one of the key elements to the successful implementation of the reduced statutory review timelines introduced by Bill 108, the More Homes, More Choices Act, 2019. The C2K team engaged both internal and external stakeholders in consultation regarding the purpose, scope and current practices around pre-application consultation. The team also carried out jurisdictional research indicating wide use of Planning Act provisions to require, by by-law, pre-application consultation in other Ontario municipalities. Jurisdictional research also indicates that such a by-law is typically supported by Official Plan policy. Based on the above, City staff are advancing two streams of work related to mandatory pre-application consultation: 1. Amendments to the Official Plan and Municipal Code to require pre-application consultation as a pre-requisite to the submission of an application; and 2. Operational improvements to support implementation and improve consistency and outcomes of pre-application consultation. This report focuses on establishing the legislative and policy basis for requiring pre-application consultation. A final report will outline any operational improvements needed to support implementation, including, but not limited to, staff resourcing and team structure, cost-recovery and administration and technology. The two streams of work are expected to culminate in a city-wide roll-out of mandatory pre-application consultation in 2022, following a potential transition period once the Official Plan Amendment has come into force and effect.
The Planning and Housing Committee: 1. Directed appropriate City staff to undertake stakeholder and public consultation, including any virtual stakeholder meetings and a virtual public open house on the proposed Official Plan Amendment and Municipal Code by-law principles regarding mandatory pre-application consultation, as shown in Attachment 1 and Attachment 2 to the report (May 26, 2021) from the Chief Planner and Executive Director, City Planning and Chief Operating Officer, Development. 2. Requested the Chief Planner and Executive Director, City Planning, and Chief Operating Officer, Development, to report back with a final report to a fourth quarter of 2021 meeting of the Planning and Housing Committee on recommendations for mandatory pre-application consultation. 3. Requested the Chief Planner and Executive Director, City Planning modify the Terms of Reference for the Planning Rationale Report with a target date of the fourth quarter of 2021 to require that applications containing residential uses contain an analysis of how the application will address and provide affordable rental or ownership housing; the Terms of Reference should also include direction that the applicant as part of a pre-application consultation, discuss affordable housing and how the application will address the City's policies related to providing a full range of housing.
Staff recommendation as filed
The Chief Planner and Executive Director, City Planning, and Chief Operating Officer, Development, recommend that: 1. Planning and Housing Committee direct appropriate City staff to undertake stakeholder and public consultation, including any virtual stakeholder meetings and a virtual public open house on the proposed Official Plan Amendment and Municipal Code by-law principles regarding mandatory pre-application consultation, as shown in Attachment 1 and Attachment 2 of this report. 2. Planning and Housing Committee request the Chief Planner and Executive Director, City Planning, and Chief Operating Officer, Development, to report back with a final report to a Q4 2021 meeting of the Planning and Housing Committee on recommendations for mandatory pre-application consultation.
PH24.6adopted
Creating 172 New Affordable Rental Homes at 300-304 The East Mall
This report recommends that City Council approve Open Door Program incentives for up to 172 affordable rental homes, including 30 supportive housing units, to be created at 300-304 The East Mall, also known as Valhalla Village. The project is proposed to be developed by KingSett Capital's KingSett Affordable Housing LP which was established for the purpose of delivering affordable housing in major Canadian urban centres. The new affordable rental homes to be developed at 300-304 The East Mall will remain affordable for a minimum of 40 years and will be part of a larger mixed-income, mixed-use development. The project is striving to be an energy efficient, zero carbon community and aims to include a significant number of fully accessible, supportive housing units, though building design is still being refined. KingSett Affordable Housing LP ("KingSett Capital") has proposed to partner with the Safehaven Project for Community Living to design and provide the supportive homes onsite for children with developmental disabilities and other complex needs. KingSett Capital is also exploring partnerships with other non-profit organizations for the remaining affordable rental homes. In addition to the 172 affordable rental homes, 219 market rental homes are proposed to be developed during the first phase of the development. The Open Door Program incentives recommended for Council approval will assist KingSett Capital in providing affordable housing options to low-and-moderate-income households, including persons with disabilities and those from equity-deserving groups. Approval of this project will also contribute towards the delivery of the City's HousingTO 2020-2030 Action Plan which aims to approve 40,000 new affordable homes, including 18,000 supportive housing units by 2030.
The Planning and Housing Committee recommends that: 1. City Council authorize up to 172 affordable rental units to be constructed on the lands known as 300-304 The East Mall to be eligible for waivers of planning application, building permit, and development charge exemptions. 2. City Council authorize an exemption from taxation for municipal and school purposes for 40 years for the 172 affordable rental units to be constructed on the lands known as 300-304 The East Mall. 3. City Council authorize the Executive Director, Housing Secretariat to negotiate and enter into, on behalf of the City, a municipal housing project facility agreement (the "Contribution Agreement") with KingSett Affordable Housing LP ("KingSett Capital") for the development of the affordable housing to be constructed on the lands known as 300-304 The East Mall, 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 the Contribution 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 KingSett Capital to secure construction and conventional financing and subsequent refinancing, including any postponement, tripartite, confirmation of status, discharge or consent documents of any City security 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.
Staff recommendation as filed
The Executive Director, Housing Secretariat recommends that: 1. City Council authorize up to 172 affordable rental units to be constructed on the lands known as 300-304 The East Mall to be eligible for waivers of planning application, building permit, and development charge exemptions. 2. City Council authorize an exemption from taxation for municipal and school purposes for 40 years for the 172 affordable rental units to be constructed on the lands known as 300-304 The East Mall. 3. City Council authorize the Executive Director, Housing Secretariat to negotiate and enter into, on behalf of the City, a municipal housing project facility agreement (the "Contribution Agreement") with KingSett Affordable Housing LP ("KingSett Capital") for the development of the affordable housing to be constructed on the lands known as 300-304 The East Mall, 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 the Contribution 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 KingSett Capital to secure construction and conventional financing and subsequent refinancing, including any postponement, tripartite, confirmation of status, discharge or consent documents of any City security 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.
PH24.7amended
Right-Sizing Housing and Generational Turnover
This report summarizes the attached bulletin, Right-Sizing Housing and Generational Turnover, which builds on the findings of the previous bulletin, Housing Occupancy Trends 1996-2016. This bulletin constitutes one of several analyses to inform the Municipal Comprehensive Review of the Official Plan with respect to the Provincial Growth Plan for the Greater Golden Horseshoe by estimating how much new housing stock may be needed in the future if recent trends continue. This bulletin examines housing right-sizing, turnover, and downsizing in Toronto. Right-sizing is a household occupying a dwelling having exactly the number of bedrooms required to suitably house that household based on its size and composition. The suitability standard is derived from the National Occupancy Standard (NOS) of Canada Mortgage and Housing Corporation. Housing turnover occurs when a household vacates its dwelling and a new household moves in. Downsizing is one form of turnover and refers to households headed by persons aged 50 years or more and their transition from being an overhoused household to one in which they are right-sized, or less overhoused. Data from the Census of Population and the National Household Survey of Statistics Canada are the basis of an in-depth analysis of: - How well Toronto's housing stock is meeting the needs of its occupants for bedrooms; - Whether the Baby Boomer generation is downsizing more or differently than their predecessors did; - How much of the future increase in demand for housing is likely to be fulfilled by the existing stock through the downsizing of older generations; and - Where in the city might the turnover of older generations' housing occur? In 2016, almost 135,000 Toronto households were underhoused (living in dwellings with an insufficient number of bedrooms), while there were more than three times as many households who were overhoused. This bulletin examines the characteristics of households that are under- or overhoused and the many reasons why this occurs. This analysis reveals that there are many underhoused households with children, particularly in mid/high-rise units, while overhousing tends to increase with the age of household. As the relatively large Baby Boomer population ages, there is much speculation about when and how much they will downsize, potentially freeing up housing for younger and larger households such as those with children. This research has found that, so far, Baby Boomers have chosen to downsize at a rate similar to the rate of the previous generation. Nevertheless, the aging Baby Boom generation is expected to translate into a larger number of downsizers than in the past because of the large size of the Baby Boom population. Toronto's population is forecasted to grow significantly in the coming years. The Provincial Policy Statement, the Provincial Growth Plan, and the Official Plan all direct the City to consider existing land, housing, and infrastructure when planning to accommodate population growth. Based on a series of assumptions about trends in demographics, housing supply, and prevailing market conditions­, the bulletin estimates the aging of the generations, how each generation translates into households over time, and how many households there may be of each generation in the future. This in turn enables an estimate of how older generations' housing might turn over and when, and how much of the future demand for housing this turnover might offset. The bulletin also finds that there are a significant number of existing dwellings occupied by older households and, because these households are at a later point in their lifecycle, the dwellings are not presently occupied to their fullest capacity. The analysis estimates the unused capacity of the existing housing stock occupied by older generation households that could potentially accommodate more population if that stock turned over to younger and larger households over the course of time. In conclusion, the analysis demonstrates that the existing housing stock has significant potential to accommodate a portion of the future increases in demand for housing. Consequently, the bulletin demonstrates that not all future population growth needs to be accommodated in new housing. The household estimates are based on the demographic conditions as they existed in 2016 and those conditions are extended into the future. Non-demographic factors outside the scope of this analysis are potentially significant. This work is an important input to the Municipal Comprehensive Review of the Official Plan, to bring it into conformity with A Place to Grow and its population forecast to 2051. Household Estimates and the Scope of this Bulletin While the household estimates in this bulletin incorporate the same planning horizon as the Growth Plan's forecasts, note that these household estimates are neither forecasts nor projections and have a more limited scope. Forecasts may take into account planning and housing policy changes as well as market forces and business cycles, which are beyond the scope of the household estimates presented here. Projections incorporate changes to demographic rates over time, including trends in fertility, mortality, mobility, housing occupancy and housing completion rates. The household estimates presented here hold all of these rates steady over time to provide a comprehensive snapshot of what the housing demand could be if current conditions continued to 2051. The estimates were designed so that the changing age structure of the population could be isolated from other factors that drive or influence housing demand. These household estimates are a simplified scenario of current conditions extended to 2051 against which to isolate and assess the magnitude of housing turnover over the period. Note that all scenarios explored in this bulletin are demographic exercises only; considerations of macroeconomics, societal trends and the market are outside the scope of this bulletin. These scenarios do not attempt to predict what households will be able to afford. These scenarios estimate how much housing and the types of housing that future households might demand based on fixed household rates and current demographic conditions continued into the future.
The Planning and Housing Committee: 1. Requested the Chief Planner and Executive Director, City Planning and the Executive Director, Housing Secretariat as part of the ongoing Official Plan review, to report back to the Planning and Housing Committee in the first quarter of 2022 on existing policies and policy options to: a. Address overcrowding in rental housing; b. Create affordable rental housing stock that is 3-bedrooms or greater to accommodate larger families and households; and c. Address underhousing in Indigenous and racialized individuals as well as women and single-parent led, immigrant and refugee households. 2. The Planning and Housing Committee request the Chief Planner and Executive Director, City Planning, as part of the ongoing Official Plan review, report back to the Planning and Housing Committee on the following: a. A jurisdictional scan of other municipalities to understand how issues of overcrowding in rental housing are being addressed, including with equity-seeking populations; and b. Available data on instances of underhousing and overhousing in Indigenous, and racialized individuals as well as women and single-parent led, immigrant and refugee households in Toronto.
Staff recommendation as filed
The Chief Planner and Executive Director, City Planning recommends that: 1. The Planning and Housing Committee receive this report for information.
PH24.8adopted
Midtown Infrastructure Implementation Strategies - Interim Report
This report provides an update on the progress to date on preparing the Council-directed Infrastructure Implementation Strategies for the Midtown area (the Yonge-Eglinton Secondary Plan area) for parks and public realm, community services and facilities, transportation and municipal servicing. Attachment 1 provides a brief summary of initiatives delivered to date and the ongoing work outlined in this report. This report also recommends the adoption of the Eglinton Green Line Landscape and Public Realm Standards (Attachment 2), developed as part of the preparation of the Parks and Public Realm Implementation Strategy. The Public Realm Standards address the north section of Eglinton Avenue East between Yonge Street and Mount Pleasant Road and are focussed on the portion of the Green Line located on private property. The Public Realm Standards will be used to inform the design of the setback located on private property, and the implementation of the Eglinton Green Line through the development review process.
The Planning and Housing Committee recommends that: 1. City Council adopt the Eglinton Green Line Landscape and Public Realm Standards, included in Attachment 2 to the report (May 28, 2021) from the Chief Planner and Executive Director, City Planning and direct City Staff to utilize the Standards in assessing development applications and securing public realm improvements on Eglinton Avenue East between Yonge Street and Mount Pleasant Road. 2. City Council request the Chief Planner and Executive Director, City Planning to report back in the second quarter of 2022 to the Planning and Housing Committee on the status of the Midtown Zoning Review and to the Infrastructure and Environment Committee on the status the Midtown Infrastructure Implementation Strategy.
Staff recommendation as filed
The Chief Planner and Executive Director, City Planning, recommends that: 1. City Council adopt the Eglinton Green Line Landscape and Public Realm Standards, included in Attachment 2, and direct City Staff to utilize the Standards in assessing development applications and securing public realm improvements on Eglinton Avenue East between Yonge Street and Mount Pleasant Road. 2. City Council request the Chief Planner and Executive Director, City Planning to report back in the second quarter of 2022 to the Planning and Housing Committee on the status of the Midtown Zoning Review and to the Infrastructure and Environment Committee on the status the Midtown Infrastructure Implementation Strategy.
PH24.9amended
This report proposes a draft amendment to the City's Official Plan to provide greater clarity regarding when an Official Plan Amendment is required for certain disposals of City-owned land in Parks and Open Space Areas and the Green Space System to facilitate conservation projects, public transit and essential public works and utilities that support Toronto's development, growth and quality of life. Lands designated as Parks and Open Space Areas and lands comprising the Green Space System in the Official Plan accommodate natural habitat areas, important ecological services and many of the City's recreation opportunities. These lands are essential to health, prosperity and quality of life in our City and are afforded a high level of protection in the Official Plan. Official Plan policies set out that the sale or disposal of publicly-owned lands in Parks and Open Space Areas and the Green Space System is discouraged, and no City-owned lands in Parks and Open Space Areas and the Green Space System will be sold or disposed of except where city owned land may be exchanged for other nearby land of equivalent or larger area and comparable or superior green space utility In Toronto's Municipal Code, the sale or disposal of land includes the granting of a fee simple interest, or granting a leasehold or easement interest for a term that exceeds 21 years. The City's current practice is to require the party requesting the disposal to apply for an Official Plan Amendment regardless of the scope, nature, or potential impact of the project. This approach draws significantly on Council and staff time, can cause confusion for applicants around interpretation of the Official Plan policies, and may significantly increase the timeline for delivering required infrastructure. For instance, since the Plan's adoption Council has approved over twenty-eight (28) Official Plan Amendments where the provisions of the Plan prohibiting the disposal of City owned land in the Green Space System or Parks and Open Space Areas do not apply. In addition the City receives approximately seven such requests per year. Staff are seeking a balanced approach that would enable certain disposals which are consistent with the intent of the Official Plan, while still maintaining strong protections for Parks and Open Space Areas and the Green Space System. The proposed approach introduces criteria, based on current Official Plan policies, to evaluate disposal requests. If a project meets these criteria to the satisfaction of the Chief Planner and the General Manager of Parks, Forestry and Recreation, then an Official Plan Amendment would not be required. In all other cases, an Official Plan Amendment would still be required. In evaluating requests for disposals, staff will continue to apply key official plan policies including the goal of maintaining or where possible increasing the size and utility of parkland. Staff are seeking direction to undertake public and stakeholder consultations on the draft Official Plan Amendment and present the results of the consultation along with final recommended amendments to the Official Plan in a report to City Council in late 2021. This report does not propose to change the City's current disposal framework set out in the Municipal Code, beyond clarifying when an Official Plan Amendment is and is not required. This report does not recommend and will not result in the declaration of any City-owned lands as surplus.
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, to obtain feedback on the draft Official Plan Amendment which is included in the Chief Planner and Executive Director's Attachment 1 to the report (May 27, 2021) 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 on the results of the open house and stakeholder consultations and a final recommended Official Plan Amendments in the fall of 2021. That: 3. Directed Chief Planner and Executive Director, City Planning to meet with local stakeholders concerned with loss of parkland associated with disposal of parkland and report back to the Planning and Housing Committee.
Staff recommendation as filed
The Chief Planner and Executive Director, City Planning recommends that: 1. 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, to obtain feedback on the draft Official Plan Amendment which is included in the Chief Planner and Executive Director's Report dated May 27, 2021 as Attachment 1. 2. Planning and Housing Committee request the Chief Planner and Executive Director, City Planning to report back to Planning and Housing Committee on the results of the open house and stakeholder consultations and a final recommended Official Plan Amendments in the fall of 2021.
PH24.10adopted
Townhouse and Low-rise Apartment Guidelines Monitoring Report
At its meeting of March 26, 2018, Council directed City Planning to use the Townhouse and Low-Rise Apartment Guidelines ("the Guidelines") in the evaluation and advancement of development applications for townhouses and low-rise apartments. At that meeting, Council also directed staff to monitor development applications for these building types for at least two years to measure the effectiveness of the Guidelines. The purpose of this report is to provide an update on the monitoring of the Guidelines, with a focus on how their use through the development application review process has influenced the design outcomes of new townhouses and low-rise apartments, as well as information on how many, what type and where these applications have been made. Since March 26, 2018, when the Guidelines were adopted by Council, until December 31, 2020, there have been 107 planning applications for which the Guidelines were used as part of the application review process (i.e. Official Plan Amendment, Zoning By-law Amendment and/or Site Plan Approval applications). Monitoring indicates that the Guidelines are working well, and have been effective in positively influencing the design of townhouse and low-rise apartment building applications to achieve the Public Realm and Built Form policies of the Official Plan. The application of the guidelines has proven informative, but not determinative, promoting a consistent approach to design issues, while also allowing for flexibility in their application across the city, by land use designation, building type, lot size and surrounding context. The monitoring has reinforced their importance and usefulness and no revisions to the Guidelines are recommended by staff at this time.
The Planning and Housing Committee: 1. Received the report (May 27, 2021) from the Chief Planner and Executive Director, City Planning for information.
Staff recommendation as filed
The Chief Planner and Executive Director, City Planning recommends that: 1. Planning and Housing Committee receive this report for information.