Planning and Housing Committee
The full agenda, as filed
All 26 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.
PH35.1amended
The Neighbourhood Retail and Services study is part of the Expanding Housing Options in Neighbourhoods (EHON) work program. Local Neighbourhood Retail and Services are small-scale retail, service and office uses located in areas designated Neighbourhoods in the Official Plan. They have historically played an important role in Toronto's neighbourhoods but have declined in recent decades, as existing establishments close and new ones do not take their place. This decline has been the result of both socio-economic factors and City policies. Changes currently underway, including the recent, dramatic shift toward working from home, and the various Expanding Housing Options in Neighbourhoods initiatives, support the desire for more Neighbourhood amenities for existing and new residents. They also support the opportunity for more potential customers, employees and business owners. To facilitate existing and new small-scale retail, service and office uses, staff are therefore proposing a first phase of immediate amendments to the Official Plan and Zoning By-law, followed by further consultation and research on broader changes to come in 2023. The focus of these proposed changes is not on predicting the future of particular industries or uses or focussing on specific sites, but on providing a city-wide policy environment that is more supportive of local businesses and community organizations.
The Planning and Housing Committee recommends that: 1. City Council amend the Official Plan substantially in accordance with the draft Official Plan Amendment 612 appended as Attachment 1 to the report (June 17, 2022) from the Chief Planner and Executive Director, City Planning, as amended by Recommendation 2 below. 2. City Council amend the draft Official Plan Amendment 612, appended as Attachment 1 to the report (June 17, 2022) from the Chief Planner and Executive Director, City Planning so that a part 3.c) is added to Policy #3 and it now reads as follows: 3. Small-scale retail, service and office uses support daily life in Neighbourhoods and encourage complete, connected communities, contributing to amenity, sustainability, equity, diversity and vitality. Small-scale retail, service and office uses are permitted on properties in Neighbourhoods that legally contained such uses prior to the approval date of this Official Plan. New small-scale retail, service and office uses may be permitted in Neighbourhoods provided that they: a) have minimal adverse impacts on adjacent or nearby residences, such as those from noise, parking, delivery and loading, and other impacts from activities associated with the small-scale retail, service and/or office use; b) are of a physical scale and in a location that is compatible with and integrated into the Neighbourhood; and c) serve the needs of residents in an effort to reduce local automobile trips. 3. City Council amend Zoning By-law 569-2013, as amended, substantially in accordance with the draft Zoning By-law Amendment appended as Attachment 2 to the report (June 17, 2022) from the Chief Planner and Executive Director, City Planning. 4. City Council authorize 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. 5. City Council direct the Chief Planner and Executive Director, City Planning, to undertake further community and stakeholder consultation consistent with the phase two work plan described in the report (June 17, 2022) from the Chief Planner and Executive Director, City Planning and report back to the Planning and Housing Committee in 2023.
Staff recommendation as filed
The Chief Planner and Executive Director, City Planning, recommends that: 1. City Council amend the Official Plan substantially in accordance with the draft Official Plan Amendment 612 appended as Attachment 1 to this report. 2. City Council amend Zoning By-law 569-2013, as amended, substantially in accordance with the draft Zoning By-law Amendment appended as Attachment 2 to this report. 3. City Council authorize 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 the Chief Planner and Executive Director, City Planning Division, to undertake further community and stakeholder consultation consistent with the phase two work plan described in this report and report back to the Planning and Housing Committee in 2023.
PH35.2adopted
Expanding Housing Options in Neighbourhoods: Major Streets - Interim Report
The Major Streets study is part of the Expanding Housing Options in Neighbourhoods (EHON) initiative, intended to review the opportunity to support the introduction of gentle intensification of residential units in those portions of neighbourhoods that directly abut Major Streets. This study supports a number of City and Provincial policy objectives to provide a full range of housing options to Torontonians, in a form that makes efficient use of land, infrastructure, existing services, and recognizes the influence of these streets, and their transportation opportunities, on existing residential permissions. Major streets are identified on Map 3 - Right-of-Way Widths Associated with Existing Major Streets. Major streets are those transportation corridors which support surface transportation, shipping and delivery routes, and provide connectivity across the city. The scope of this study includes an examination of road segments of Major Streets that have abutting lands designated Neighbourhoods in the Official Plan, the existing policies in that context, and the opportunities to build on the proposed changes to land use permissions to be proposed by the Multiplex and Neighbourhood Retail and Services studies of EHON. This report provides an update on the work of the Major Streets stream of the EHON initiative, and requests endorsement for further consultation in Q4 2022 and into 2023.
The Planning and Housing Committee: 1. Endorsed the contents of the report (June 15, 2022) from the Chief Planner and Executive Director, City Planning as the basis for ongoing public consultation.
Staff recommendation as filed
The Chief Planner and Executive Director, City Planning recommends that: 1. The Planning and Housing Committee endorse the contents of this report as the basis for ongoing public consultation.
PH35.3amended
Expanding Housing Options in Neighbourhoods: Multiplex Study - Proposals Report
Toronto is expected to grow by a minimum of 700,000 people by 2051 - how these new Torontonians are housed will shape the City for decades to come. In recent years, the City's growth has been focused on transit rich areas such as the Downtown, Centres, and along Avenues, where the supply of apartments has increased significantly. Conversely, the supply of low-rise housing has not kept up with demand and in some cases, the City's low-rise Neighbourhoods have lost population. The City can choose to adopt a more equitable approach to growth across Toronto that sees Neighbourhoods adapting to change, remaining vibrant, and providing more Torontonians the option to live within one of our low-rise communities. By 2051, if current trends continue, Toronto could have a deficit of over 42,000 ground-related units, such as single and semi-detached homes, townhouses, and multiplexes. The City's low-rise Neighbourhoods, which make up 35% of its land area, present a unique opportunity to accommodate more of this scale of housing. This report supports City Planning staff's opinion that multiplex housing should be permitted in residential areas throughout the City of Toronto and requests direction to continue consultation on the implementation of this approach. Multiplex housing means low-rise homes containing two, three, or four residential units built at a similar scale to single unit homes. Multiplex housing can help increase the supply of residential units, support neighbourhood vitality and add sustainable, gentle density to Toronto's existing low-rise neighbourhoods. The Multiplex study is part of the Expanding Housing Options in Neighbourhoods (EHON) initiative, intended to increase both the variety and type of housing available in these areas. In future phases, the Multiplex study will continue a focused consideration of low-rise apartment buildings up to four storeys in appropriate locations. This study responds to a number of City and Provincial policy objectives to provide a full range of housing options to Torontonians, in a form that makes efficient use of land, infrastructure, and existing services. Allowing for additional units in low-rise housing forms of a similar scale, is generally compatible with the Official Plan's objective that physical change in Neighbourhoods will be sensitive, gradual, and fit the existing context. Many neighbourhoods across the City of Toronto have experienced population decline in the last few decades, while other areas of Toronto such as the Downtown, Centres, and other mixed use areas have experienced rapid growth. Smoothing out some of these growth patterns by permitting multiplexes across the city can allow people to move into neighbourhoods where existing infrastructure and services can be used more efficiently, to support local neighbourhood retail, and to give more Torontonians access to live in low-rise neighbourhoods. This report presents a draft Official Plan Amendment to permit duplexes, triplexes, and fourplexes in residential areas across the city. The legalization of these housing types city-wide will help meet the needs of both current and future Torontonians by adding ground-related units. The report also presents proposed zoning directions to implement these policy changes. Consultation is proposed for the remainder of 2022, after which both the Official Plan and Zoning By-Law Amendments will be brought together to Planning and Housing Committee for consideration in the first quarter of 2023.
The Planning and Housing Committee: 1. Directed the Chief Planner and Executive Director, City Planning, to continue consultation on draft Official Plan Amendment and proposed zoning by-law directions, including residents' associations, industry, technical divisions, and other stakeholders, and report back with proposed amendments by the first quarter of 2023. 2. Requested the Chief Planner and Executive Director, City Planning to undertake consultation in the new term of City Council, with Ward 15 residents, residents' associations, and stakeholder groups on the draft Official Plan Amendment and draft Zoning By-law Amendments for Multiplexes.
Staff recommendation as filed
The Chief Planner and Executive Director, City Planning, recommends that: 1. Planning and Housing Committee direct the Chief Planner and Executive Director, City Planning Division, to continue consultation on draft Official Plan Amendment and proposed zoning by-law directions, including residents' associations, industry, technical divisions, and other stakeholders, and report back with proposed amendments by the first quarter of 2023.
PH35.4amended
Christie's Planning Study - City-initiated Secondary Plan and Zoning By-law - Technical Amendments
The Final Report for the Christie's Planning Study was adopted by City Council on May 5, 2021. The report recommended the adoption of the Christie's Secondary Plan, an area-specific Zoning By-law and Urban Design and Streetscape Guidelines. The Bills have been held back to allow for finalization of the Section 37 agreement. There are a number of required revisions to the area-specific Zoning By-law which have become apparent as the applicant began preparing more detailed drawings required for Site Plan Control and this report provides a summary of the proposed changes and brings forward the revised area-specific Zoning By-law. In addition, this report requests permission to allow tiebacks in the parkland which requires an additional policy be added to the Christie's Secondary Plan.
The Planning and Housing Committee recommends that: 1. City Council adopt the Zoning By-law Amendment revisions, included as Attachment 1 to the report (June 17, 2022) from the Chief Planner and Executive Director, City Planning, as amended by Recommendation 2 below. 2. City Council amend Schedule A included as Attachment 1.a. to the report (June 17, 2022) from the Chief Planner and Executive Director, City Planning as follows: a. delete Section 2(b) and replace it with the following: 2.(b) The cash contributions referred to in clause 1(a)(i) to (iii) above shall be indexed upwardly in accordance with the Statistics Canada Non-Residential Building Construction Price Index for the Toronto Census Metropolitan Area, reported quarterly by Statistics Canada in Building Construction Price Indexes Table 18-10-0135-01, or its successor, calculated from the date City Council adopts the zoning by-law amendment to the date of each payment; b. delete Section 2(e) and replace it with the following: 2.(e) the financial security referred to in Part (d) above shall be indexed upwardly in accordance with Statistics Canada Non-Residential Building Construction Price Index for the Toronto Census Metropolitan Area, reported quarterly by Statistics Canada in Building Construction Price Indexes Table 18-10-0135-01, or its successor, calculated from the date City Council adopts the zoning by-law amendment to the date that the Letter of Credit is provided to the City; c. delete 2(g)(vii) and replace it with the following: 2.(g)(vii) each contribution in Part (vi) above shall be indexed upwardly in accordance with the Statistics Canada Non-Residential Building Construction Price Index for the Toronto Census Metropolitan Area, reported quarterly by Statistics Canada in Building Construction Price Indexes Table 18-10-0135-01, or its successor, calculated from the date City Council adopts the zoning by-law amendment to the date of each payment; and d. delete 2(h)(vi) and replace it with the following: 2.(h)(vi) the contributions in Part (iv) above shall be indexed upwardly in accordance with the Statistics Canada Non-Residential Building Construction Price Index for the Toronto Census Metropolitan Area, reported quarterly by Statistics Canada in Building Construction Price Indexes Table 18-10-0135-01, or its successor, calculated from the date Council adopts the zoning by-law amendment to the date of payment; and e. add a new subsection in Section 4 requiring that, when required by the Housing Plan for a Phase, the affordable housing agreement for that Phase be executed prior to the issuance of the first above grade building permit for any building within that Phase. 3. City Council adopt the revision to the Christie's Secondary Plan (OPA 506), included as Attachment 2 to the report (June 17, 2022) from the Chief Planner and Executive Director, City Planning. 4. City Council approve the acceptance of on-site parkland dedication, subject to the owner transferring the parkland to the City free and clear, above and below grade, of all easements, encumbrances, and encroachments, in an acceptable environmental condition; the owner may propose the exception of encumbrances of tiebacks, where such an encumbrance is deemed acceptable by the General Manager, Parks, Forestry and Recreation, in consultation with the City Solicitor; and such an encumbrance will be subject to the payment of compensation to the City, in an amount as determined by the General Manager, Parks, Forestry and Recreation and the Executive Director, Corporate Real Estate Management. 5. Notwithstanding Recommendation 7 adopted by City Council as part of Item PH22.1 at its meeting held July 5 and 6, 2021, City Council authorize the City Solicitor to submit bills to implement the foregoing upon adoption of these recommendations on the basis that the Zoning By-law provides that no building permit will issue until such time as the Section 37 agreement has been executed.
Staff recommendation as filed
The Chief Planner and Executive Director, City Planning recommends that: 1. City Council adopt the Zoning By-law Amendment revisions, included as Attachment 1 of this report. 2. City Council adopt the revision to the Christie's Secondary Plan (OPA 506), included as Attachment 2 to this report. 3. City Council approve the acceptance of on-site parkland dedication, subject to the owner transferring the parkland to the City free and clear, above and below grade, of all easements, encumbrances, and encroachments, in an acceptable environmental condition; the owner may propose the exception of encumbrances of tiebacks, where such an encumbrance is deemed acceptable by the General Manager, Parks, Forestry and Recreation, in consultation with the City Solicitor; and such an encumbrance will be subject to the payment of compensation to the City, in an amount as determined by the General Manager, Parks, Forestry and Recreation and the Executive Director, Corporate Real Estate Management. 4. Notwithstanding recommendation 7 adopted by City Council as part of Item PH22.1 at its meeting held July 5 and 6, 2021, City Council authorize the City Solicitor to submit bills to implement the foregoing upon adoption of these recommendations on the basis that the Zoning By-law provides that no building permit will issue until such time as the Section 37 agreement has been executed.
PH35.5adopted
The Midtown Zoning Review is one of three initiatives to implement the Yonge-Eglinton Secondary Plan (Official Plan Amendment 405, also known as "OPA 405"), collectively known as "Ready, Set, Midtown". The other initiatives are the Midtown Infrastructure Implementation Strategy (MIIS) and the Midtown Parks and Public Realm Strategy. The Midtown Zoning Review is intended to implement the policies of OPA 405 via permissions in zoning. The purpose of this report is to bring forward recommended zoning by-law amendments to implement the Avenue Midtown Transit Station Area policies of Official Plan Amendment 405. The report outlines the process undertaken to arrive at the recommended zoning by-law amendments, including engagement and consultation. OPA 405 requires the areas within the Avenue and Chaplin Midtown Transit Station Areas to achieve a planned minimum of 200 residents and jobs per hectare. This minimum can be achieved as described in this report and as enacted through the recommended zoning by-law amendment. The analysis outlined in this report will , in part, be the basis for engagement and consultation on draft Protected Major Transit Station Areas (PMTSA) delineations for Avenue and Chaplin Stations to be undertaken through the Municipal Comprehensive review and reported on in 2023. Protected Major Transit Station Areas will be delineated for these two station areas in the second half of 2022, following public consultation, and reported out in early 2023. The remaining PMTSAs in the Yonge Eglinton Secondary Plan area (Eglinton, Leaside, Mount Pleasant and Davisville) are being reported out under separate cover as part of a city wide report at the July 5, 2022 Planning and Housing Committee meeting. The recommended zoning by-law amendments are consistent with the Official Plan, Provincial Policy Statement, and conforms to A Place to Grow: Growth Plan for the Greater Golden Horseshoe.
The Planning and Housing Committee recommends that: 1. City Council amend city-wide By-law 569-2013, and former City of Toronto By-law 438-86 for the areas identified in Attachment 1 to the report (June 15, 2022) from the Chief Planner and Executive Director, City Planning, substantially in accordance with the recommended Zoning By-law Amendments attached as Attachments 3 and 4 to the report (June 15, 2022) from the Chief Planner and Executive Director, City Planning. 2. City Council authorize the City Solicitor to make such stylistic and technical changes to the Zoning By-law Amendments as may be required.
Staff recommendation as filed
The Chief Planner and Executive Director, City Planning recommends that: 1. City Council amend city-wide By-law 569-2013, and former City of Toronto By-law 438-86 for the areas identified in Attachment 1, substantially in accordance with the recommended Zoning By-law Amendments attached as Attachments 3 and 4 to the report (June 15, 2022). 2. City Council authorize the City Solicitor to make such stylistic and technical changes to the Zoning By-law Amendments as may be required. 3. Planning and Housing Committee authorize the Chief Planner and Executive Director, City Planning to use the proposed Official Plan Amendment, containing draft delineations for Protected Major Transit Station Areas at Avenue and Chaplin stations, attached as Attachment 5 as a basis for consultation and bring forward a Final Report in the first quarter of 2023.
PH35.6amended
Concept 2 Keys (C2K) Dashboard: Status of Priority Development Applications
Concept 2 Keys (C2K) is an innovative program that is changing how Planning and Development applications are reviewed at the City of Toronto. C2K is creating new application review teams comprised of staff from across City divisions to help create a more collaborative and coordinated relationship between applicants and the City. The goal is to improve the experience of applicants submitting development proposals and the work processes used by City staff across divisions reviewing these applications. Member Motion MM42.10 "Concept 2 Keys Dashboard and Updates at Planning and Housing Committee Meetings" requested a Report which provides site-specific information for each application currently being reviewed through the Priority Development Review Stream of the C2K Program. The City's Housing Secretariat has developed a set of clear, quantifiable criteria to determine a priority score that is used to rank priority applications. Thirty-one applications are currently being reviewed through the C2K Priority Development Review Stream. Attachment 1 presents site-specific information for all affordable housing projects currently under review as part of the Priority Development Review Stream.
The Planning and Housing Committee: 1. Requested the Chief of Staff, City Manager's Office to continue to report to each of the Planning and Housing Committee meetings in next term of Council with a Concept 2 Keys Dashboard which lists all of the current Concept 2 Keys projects and their project status.
Staff recommendation as filed
The Chief of Staff, City Manager's Office recommends that: 1. The Planning and Housing Committee receive this report for information.
PH35.7adopted
This report responds to City Council's request that the Chief Building Official and Executive Director, Toronto Building, report back to the Planning and Housing Committee on any further consultations and changes to the Building Code that permit partial occupancy of super tall buildings. In April 2022, the Chief Building Official and Executive Director, Toronto Building reported to City Council that the Ministry of Municipal Affairs and Housing was consulting on proposed Building Code changes that would introduce prescriptive requirements to allow partial occupancy of super tall buildings that are still under construction. In considering the report, City Council adopted recommendations requesting that the Ministry of Municipal Affairs and Housing convene a task-force of experts in construction site safety and conduct further consultations before proceeding with any Building Code changes. In late-April, the Province amended the Building Code by introducing Article 1.3.3.7 (Occupancy Permit - Super Tall Buildings) to allow the early and partial occupancy for super-tall buildings. This Article sets out the obligations and criteria under which the Chief Building Official must allow partial occupancy of super tall buildings (now defined as 65 or more storeys, or more than 250 metres in building height) where the structure and enclosing walls of the building are not completed to the roof. This report summarizes the new Article and recommends that City Council request additional amendments prior to November 1, 2022. The report also contains recommendations intended to address any additional technical changes that may be required to support public safety. These amendments would support the construction of these super tall buildings, but also clarify issues related to municipal risk. This report has been written in consultation with Legal Services, Transportation Services, Municipal Licensing and Standards, and Toronto Fire Services.
The Planning and Housing Committee recommends that: 1. City Council request that the Minister of Municipal Affairs and Housing, prior to November 1, 2022, amend Building Code Article 1.3.3.7 (Occupancy Permit - Super Tall Buildings) in order to address issues in the Article related municipal risk and monitoring of public safety during construction by: a. Identifying the roles of each party involved in the partial occupancy of super tall buildings; b. Removing the option for the Chief Building Official to request an indemnity and insurance and replace with language clearly identifying that the municipality and the Chief Building Official will not be liable, and that all risk shall be borne by the owner, builder and other parties involved in the construction, implementation and monitoring of the partial occupancy plan; and, c. Requiring that an expert provide certification that the partial occupancy plan has been complied with, and that there is monitoring through the period of partial occupancy with a requirement that the Chief Building Official be informed immediately if there is non-compliance with the partial occupancy plan at any stage. 2. City Council request that the Minister of Municipal Affairs and Housing direct staff from the Ministry of Municipal Affairs and Housing to engage staff from Toronto Building, Municipal Licensing and Standards, Toronto Fire Services and Transportation Services, and conduct further consultation with experts in construction site safety, to identify any recommended changes to the list of Building Code requirements that must be met for the safe partial occupancy of super tall buildings.
Staff recommendation as filed
The Chief Building Official and Executive Director, Toronto Building recommends that: 1. City Council request that the Minister of Municipal Affairs and Housing, prior to November 1, 2022, amend Building Code Article 1.3.3.7 (Occupancy Permit - Super Tall Buildings) in order to address issues in the Article related municipal risk and monitoring of public safety during construction by: a. Identifying the roles of each party involved in the partial occupancy of super tall buildings; b. Removing the option for the Chief Building Official to request an indemnity and insurance and replace with language clearly identifying that the municipality and the Chief Building Official will not be liable, and that all risk shall be borne by the owner, builder and other parties involved in the construction, implementation and monitoring of the partial occupancy plan; and, c. Requiring that an expert provide certification that the partial occupancy plan has been complied with, and that there is monitoring through the period of partial occupancy with a requirement that the Chief Building Official be informed immediately if there is non-compliance with the partial occupancy plan at any stage. 2. City Council request that the Minister of Municipal Affairs and Housing direct staff from the Ministry of Municipal Affairs and Housing to engage staff from Toronto Building, Municipal Licensing and Standards, Toronto Fire Services and Transportation Services, and conduct further consultation with experts in construction site safety, to identify any recommended changes to the list of Building Code requirements that must be met for the safe partial occupancy of super tall buildings.
PH35.8adopted
Toronto Local Appeal Body - Chair's 2021 Annual Report
Enacted on May 3rd, 2017, the Toronto Local Appeal Body (TLAB) is an independent, quasi-judicial tribunal established through City of Toronto Municipal Code Chapter 142, Local Appeal Body, the City of Toronto Act, and other provincial legislation. The TLAB has all the powers of the Ontario Municipal Board related to the hearing of appeals to Committee of Adjustment decisions for minor variance and consent applications under subsections 45(12), 53(14), 53(19) and 53(27) of the Planning Act. TLAB Member responsibilities are outlined in Municipal Code Chapter 142 - Local Appeal Body. These responsibilities are associated with the adjudication process and include conducting mediations, presiding over hearings, and rendering a written decision on hearings based on the evidence presented in accordance with the TLAB's Rules of Practice and Procedure and the Statutory Powers Procedure Act. The Governance Structure approved by Council in 2016 stipulates that the Chair of the TLAB is responsible for preparing the Annual Report to City Council on the Tribunal's activities. The TLAB is composed of ten members including the Chair, Vice-Chair, and eight Panel Members who are nominated by an impartial citizen-member nominating panel with recommendations for appointments submitted to City Council. City Council appoints Members of the TLAB for a four-year term of office. On April 6, 2022, City Council approved an increase in the TLAB's Member complement from ten to fourteen Members. This report recommends that City Council receive the 2021 Annual Report from the TLAB Chair for information. This report also provides additional staff comments and information related to the specific issues raised in the TLAB Chair's 2021 Annual Report's Recommendations.
The Planning and Housing Committee recommends that: 1. City Council receive the report (June 20, 2022) from the Director, Court Services and the 2021 Annual Report from the Chair of the Toronto Local Appeal Body contained in Attachment 1 for information.
Staff recommendation as filed
The Director, Court Services recommends that: 1. City Council receive this report and the 2021 Annual Report from the Chair of the Toronto Local Appeal Body contained in Attachment 1 for information.
PH35.9adopted
Inclusionary Zoning: Consultation Update on Implementation Guidelines
This report presents the results of stakeholder consultations conducted throughout this spring on the draft Inclusionary Zoning (IZ) Implementation Guidelines and provides an update on ongoing area-specific analysis. City Council adopted IZ Official Plan policies, a Zoning By-law Amendment and draft Implementation Guidelines on November 12, 2021. The Official Plan policies require between 5 and 22 per cent of new residential gross floor area to be secured as affordable rental or ownership housing for a period of 99 years. As part of City Council's adopted IZ policy framework, Council directed staff to consult and report back with final recommended Implementation Guidelines in the first half of 2022. The draft Guidelines were developed to ensure clarity and transparency with respect to the City's implementation of IZ. They address a number of matters in order to provide clear and transparent outcomes, including guidance on the size and functional layout of the affordable units, household eligibility, tenant selection and access, resale provisions, details about what would be secured in s.35.2 agreements, direction on when offsite development would be supported, and reporting and monitoring. A stakeholder working group was initiated with members of the development industry and non-profit housing providers in early 2022 in order to gather input on the draft Guidelines. Input was solicited on the following areas: building and unit design, administration of affordable rental units, administration of affordable ownership units, offsite requirements, and transition. Based on input from stakeholders, City staff recommend conducting additional consultations prior to finalizing the Guidelines and report back in the first quarter of 2023 on the final recommended Guidelines.
The Planning and Housing Committee: 1. Directed City Planning staff to continue consultations with stakeholders on the draft Inclusionary Zoning Implementation Guidelines and report back with final recommended Implementation Guidelines in the first quarter of 2023.
Staff recommendation as filed
The Chief Planner and Executive Director, City Planning recommends that: 1. The Planning and Housing Committee direct City Planning staff to continue consultations with stakeholders on the draft Inclusionary Zoning Implementation Guidelines and report back with final recommended Implementation Guidelines in the first quarter of 2023.
PH35.10adopted
This report provides a status update on the Zoning By-law Amendment application for 2180-2210 Yonge Street, 15 Eglinton Avenue West, and 20 and 46 Berwick Avenue. Staff anticipate bringing a Final Report on the application to the Planning and Housing Committee in 2023.
The Planning and Housing Committee: 1. Received the report (June 16, 2022) 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.
PH35.11adopted
This report recommends that City Council state its intention to designate the properties at 79 and 81 Granby Street under Part IV, Section 29 of the Ontario Heritage Act for their cultural heritage value. Located on the south side of Granby Street, between Church and Yonge Streets, the two, semi-detached residential properties at 79 and 81 Granby Street were built in 1891. The pair is a representative example of semi-detached Victorian-era dwellings designed in the Bay-and-Gable architectural style. Understood together with the adjacent designated heritage properties at 414-418 Church Street, the semi-detached dwellings at 79 and 81 Granby Street form part of a collection of five Victorian-era buildings that were completed in 1891 by the same original owner, local merchant and real estate developer Robert Kidney. The properties at 79 and 81 Granby Street also comprise part of a broader collection of surviving representative examples of an early period of land development in the McGill-Granby community that continues to define and maintain remaining portions of late-19th century streetscapes today, including the adjacent heritage properties at 77 Granby Street (1884) and 76-84 McGill Street (1889). The properties at 79 and 81 Granby Street were listed together on the City's Heritage Register on June 8, 2021. Heritage Planning staff have undertaken research and evaluation and determined that the two subject properties meet Ontario Regulation 9/06, the criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act under all three categories of design, associative and contextual values. As such, the properties are significant built heritage resources. In June 2019, the More Homes, More Choice Act, 2019 (Bill 108) received Royal Assent. Schedule 11 of this Act included amendments to the Ontario Heritage Act. The Bill 108 Amendments to the Ontario Heritage Act came into force on July 1, 2021, which included a shift in Part IV designations related to certain Planning Act applications. Section 29(1.2) of the Ontario Heritage Act now restricts City Council's ability to give notice of its intention to designate a property under the Act to within 90 days after the City Clerk gives notice of a complete application. On March 18, 2021 the City received an application to amend the zoning by-law to permit the redevelopment of the site with a 39-storey mixed-use building that includes the creation of 319 purpose-built rental units. The existing heritage buildings at 79-81 Granby Street are proposed to be demolished. A Heritage Impact Assessment (HIA) completed by GBCA and dated October 13, 2021 was submitted to support the application. Two earlier versions of the Heritage Impact Assessment were submitted March 11, 2021 and June 11, 2021. The development application currently under review was deemed complete following the new legislation coming into force. This Notice of Intention to Designate report must be considered by City Council before July 29, 2022. Designation under the Ontario Heritage Act enables City Council to review proposed alterations for the properties, enforce heritage property standards and maintenance, and refuse demolition.
The Planning and Housing Committee recommends that: 1. City Council state its intention to designate the property at 79 Granby Street under Part IV, Section 29 of the Ontario Heritage Act, in accordance with the Statement of Significance attached as Attachment 3 to the report (June 8, 2022) from the Chief Planner and Executive Director, City Planning. 2. City Council state its intention to designate the property at 81 Granby Street under Part IV, Section 29 of the Ontario Heritage Act, in accordance with the Statement of Significance attached as Attachment 3 to the report (June 8, 2022) from the Chief Planner and Executive Director, City Planning. 3. If there are no objections to the designation, City Council authorize the City Solicitor to introduce the Bill in Council designating the property under Part IV, Section 29 of the Ontario Heritage Act.
Staff recommendation as filed
The Chief Planner and Executive Director, City Planning recommends that: 1. City Council state its intention to designate the property at 79 Granby Street under Part IV, Section 29 of the Ontario Heritage Act, in accordance with the Statement of Significance attached as Attachment 3 to the report (June 8, 2022) from the Chief Planner and Executive Director, City Planning. 2. City Council state its intention to designate the property at 81 Granby Street under Part IV, Section 29 of the Ontario Heritage Act, in accordance with the Statement of Significance attached as Attachment 3 to the report (June 8, 2022) from the Chief Planner and Executive Director, City Planning. 3. If there are no objections to the designation, City Council authorize the City Solicitor to introduce the Bill in Council designating the property under Part IV, Section 29 of the Ontario Heritage Act.
PH35.12adopted
This report recommends that City Council to state its intention to designate the four properties at 148 and 156-158 Avenue Road and 224 Davenport Road under Part IV, Section 29 of the Ontario Heritage Act for their cultural heritage value. The subject properties are situated at the northwest corner of Avenue Road and Davenport Road. 148 and 156-158 Avenue Road contain three-storey, late Victorian-era, red brick residential and commercial buildings constructed together in 1891-1892 and representing the earliest period in the historical built evolution of Avenue Road. The adjacent property at 224 Davenport Road contains the former head office of Canada's largest bakery, the Canada Bread Company. Developed at the crossroads of two of the City's earliest annexed neighbourhoods, the Canada Bread Building, along with the house-form buildings at 156-158 Avenue Road are valued as a collection of historically associated residential and commercial properties with historic, physical and visual links to their surroundings since the late-19th and early 20th century. Heritage Planning staff have undertaken research and evaluation and determined that the four subject properties meet Ontario Regulation 9/06, the criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act under all three categories of design, associative and contextual values. As such, the properties are significant built heritage resources. In June 2019, the More Homes, More Choice Act, 2019 (Bill 108) received Royal Assent. Schedule 11 of this Act included amendments to the Ontario Heritage Act (OHA). The Bill 108 Amendments to the Ontario Heritage Act came into force on July 1, 2021, which included a shift in Part IV designations related to certain Planning Act applications. Section 29(1.2) of the Ontario Heritage Act now restricts City Council's ability to give notice of its intention to designate a property under the Ontario Heritage Act to within 90 days after the City Clerk gives notice of a complete application. On July 5, 2021 an Official Plan and Zoning By-Law Amendment application (21 178720 STE 11 OZ) was submitted to the City to permit a 35-storey mixed-use building, atop a three-storey podium on the site including the properties at 148-158 Avenue Road and 220-234 Davenport Road. The existing building façade at 224 Davenport Road is proposed to be maintained. Demolition is proposed for the existing buildings at 148, 152 and 156-158 Avenue Road and 224-234 Davenport Road. A Heritage Impact Assessment (HIA) was submitted as part of this application and it is currently being reviewed by staff. The impact of the proposed development proposal would have on the heritage values and attributes identified within a Notice of Intention to Designate will be considered by staff as part of the review of the development application. The development application currently under review was deemed complete following the new legislation coming into force. This Notice of Intention to Designate report was required to be considered by City Council before February 10, 2022, however, the applicant has agreed to extend the time limit to September 30, 2022. A Heritage Impact Assessment has been submitted by ERA Architects and is currently being reviewed by staff in conjunction with the related planning application. Designation enables City Council to review proposed alterations or demolitions to the property and enforce heritage property standards and maintenance.
The Planning and Housing Committee recommends that: 1. City Council state its intention to designate the property at 148 Avenue Road (including entrance address at 220 Davenport Road) under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance: 148 Avenue Road (Reasons for Designation) attached as Attachment 3 to the report (June 8, 2022) from the Chief Planner and Executive Director, City Planning. 2. City Council state its intention to designate the property at 156-158 Avenue Road under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance: 156-158 Avenue Road (Reasons for Designation) attached as Attachment 4 to the report June 8, 2022) from the Chief Planner and Executive Director, City Planning. 3. City Council state its intention to designate the property at 224 Davenport Road under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance: 224 Davenport Road (Reasons for Designation) attached as Attachment 5 to the report (June 8, 2022) from the Chief Planner and Executive Director, City Planning. 4. If there are no objections to the designations, City Council authorize the City Solicitor to introduce the Bills in Council designating the properties under Part IV, Section 29 of the Ontario Heritage Act.
Staff recommendation as filed
The Chief Planner and Executive Director, City Planning recommends that: 1. City Council state its intention to designate the property at 148 Avenue Road (including entrance address at 220 Davenport Road) under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance: 148 Avenue Road (Reasons for Designation) attached as Attachment 3 to the report (June 8, 2022) from the Chief Planner and Executive Director, City Planning. 2. City Council state its intention to designate the property at 156-158 Avenue Road under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance: 156-158 Avenue Road (Reasons for Designation) attached as Attachment 4 to the report June 8, 2022) from the Chief Planner and Executive Director, City Planning. 3. City Council state its intention to designate the property at 224 Davenport Road under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance: 224 Davenport Road (Reasons for Designation) attached as Attachment 5 to the report (June 8, 2022) from the Chief Planner and Executive Director, City Planning. 4. If there are no objections to the designations, City Council authorize the City Solicitor to introduce the Bills in Council designating the properties under Part IV, Section 29 of the Ontario Heritage Act.
PH35.13adopted
This report recommends that Council affirm its decision of April 6 and 7, 2022 ( Item PH32.15 ) stating its intention to designate the property at 778 King Street West under Part IV, Section 29 of the Ontario Heritage Act. The City has received an objection to the Notice of Intention to Designate on behalf of the property owner within the statutory timeline. The property at 778 King Street West is located on the north side of King Street West, west of Tecumseth Street. Staff have reviewed the objections raised by the owner and are of the opinion that despite these objections, the property meets Ontario Regulation 9/06, the criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act, under all three categories of design/physical, historical/associative, and contextual values. As the property has cultural heritage value or interest and meets the prescribed criteria pursuant to Part IV, Section 29 of the Ontario Heritage Act, this property should be designated. Designation enables Council to review proposed alterations for the property, enforce heritage property standards and maintenance, and refuse demolition. In June 2019, the More Homes, More Choice Act, 2019 (Bill 108) received Royal Assent. Schedule 11 of this Act included amendments to the Ontario Heritage Act (OHA), which included amendments to the listing and designation processes. The Bill 108 Amendments to the Ontario Heritage Act came into force on July 1, 2021.
The Planning and Housing Committee recommends that: 1. City Council affirm its decision to state its intention to designate the property at 778 King Street West under Part IV, Section 29 of the Ontario Heritage Act as set out in Council Decision on Item PH32.15 on April 6 and 7, 2022. 2. City Council authorize the City Solicitor to introduce the Bill in Council designating the property at 778 King Street West under Part IV, Section 29 of the Ontario Heritage Act.
Staff recommendation as filed
The Chief Planner and Executive Director, City Planning recommends that: 1. City Council affirm its decision to state its intention to designate the property at 778 King Street West under Part IV, Section 29 of the Ontario Heritage Act as set out in Council Decision PH32.15 on April 6 and 7, 2022. 2. City Council authorize the City Solicitor to introduce the Bill in Council designating the property at 778 King Street West under Part IV, Section 29 of the Ontario Heritage Act.
PH35.14adopted
Our Plan Toronto: Land Needs Assessment
This report summarizes the findings of the Land Needs Assessment, a component of the Municipal Comprehensive Review of the Official Plan with regards to A Place to Grow: the Provincial Growth Plan for the Greater Golden Horseshoe, 2020. The Land Needs Assessment is a required study to determine the quantity of land required to accommodate forecasted growth to 2051. The work undertaken through the LNA is a critical component essential to informing the various components of the City's growth management and intensification strategy. The Land Needs Assessment study is undertaken to determine whether or not the municipality can accommodate the forecasted population growth, their housing needs and the land to accommodate that housing. The Land Needs Assessment study is also undertaken to determine whether or not the municipality can accommodate the forecasted employment growth, and to identify the amount of employment land required to achieve the objectives of the City's Official Plan and the objectives of the Growth Plan and the Provincial Policy Statement. As part of the Land Needs Assessment ("LNA"), the Growth Plan population forecasts were translated into long-range projections of population by age and then into households by taking into account demographic factors and housing occupancy trends. The projected households were translated into demand for different types of housing at different points in time. To determine how much land is required for this housing, staff undertook a series of studies of housing potential across the city. The potential housing supply can be matched to the housing demand in each time period to identify the mix and range of housing required to accommodate the anticipated households. It is noted that the policies of the Growth Plan represent minimum standards and within the framework of the Provincial policy-led planning system, decision-makers are encouraged to go beyond these minimum standards to address matters of importance, unless conflict arises with other policies of that Plan. The Land Needs Assessment study conclusions are that there is more than sufficient potential housing in areas designated for residential development in the City of Toronto to accommodate the population growth anticipated by Schedule 3 of A Place to Grow, the Growth Plan for the Greater Golden Horseshoe, 2020, ("Growth Plan"). The potential housing supply in the city is more than double the amount of housing required to accommodate the forecasted population growth between 2016 and 2051. The surplus potential housing stock after accommodating the population growth forecasted by the Growth Plan at 2051 is equivalent to almost forty years of potential housing supply. This Study demonstrates long-term housing potential based on a citywide analysis of land and development opportunities. The Study also examines long-term housing demand and concludes that the city has more than enough development opportunities to build enough housing for the forecasted population growth. Yet there are short- and mid-term housing issues requiring concerted action now, related to affordability, construction, approvals, charges, interest rates and inflation. There remains a mismatch between the types of housing that people are seeking and the mix of housing types that are anticipated to be built in the short term. The City's has many initiatives underway to address these near-term housing issues. The LNA determined where and how forecasted employment can be accommodated across the city, within the Employment Areas and Community Areas as described by the Province's Land Needs Assessment Methodology as well as the land use designations of the Official Plan. An analysis of regional economic trends contributed to an understanding of the municipal employment structure and the drivers of the city's employment change. The LNA produced a better understanding of the regional labour force, employment rates and the sectoral composition by place of work. Combined, these factors help to build detailed employment projections by industry at small-area geographies, enabling the calculation of employment densities and future land needs. The Land Needs Assessment study conclusions are that the City of Toronto can accommodate the forecasted employment growth as per Schedule 3 of the Growth Plan in areas designated for growth by the Official Plan. Toronto needs to retain its currently designated Employment Areas in order to accommodate the forecasted employment growth, and that these lands will need to intensify to accommodate projected growth. It is acknowledged that other recommendations regarding the Municipal Comprehensive Review of the Official Plan will speak to the evolving form of potential growth and how the population and employment growth manifest through various land use policies that may represent other approaches for accommodating change while sustaining and building infrastructure to achieve complete communities. What is important at this stage of the conformity exercise is that the City can demonstrate that there is more than adequate potential to accommodate the forecasted growth. Policy recommendations including how to optimize for inclusion, climate adaptation and efficient use of land, among other goals, are part of the MCR and ongoing policy updates.
The Planning and Housing Committee: 1. Received the report (June 20, 2022) from the Chief Planner and Executive Director, City Planning for information as background to the Municipal Comprehensive Review of the Official Plan with regard for A Place to Grow: the Provincial Growth Plan for the Greater Golden Horseshoe (2020).
Staff recommendation as filed
The Chief Planner and Executive Director, City Planning recommends that: 1. Planning and Housing Committee receive this report for information as background to the Municipal Comprehensive Review of the Official Plan with regard for A Place to Grow: the Provincial Growth Plan for the Greater Golden Horseshoe (2020).
PH35.15amended
This report recommends adoption of Official Plan Amendment 591 (OPA 591) that amends the Official Plan's economic health and Employment Area policies contained in Chapters 2, 3 and 4 as part of the phased Municipal Comprehensive Review (MCR) and Growth Plan Conformity Exercise named "Our Plan Toronto". This report also recommends adoption of several site or area specific Official Plan policies resulting from local area studies and review of Official Plan Amendment applications and conversion requests that propose the introduction of uses that are not current permitted, including residential uses, on lands designated either Core Employment Areas or General Employment Areas in the Official Plan. This report is to be considered at a Special Public Meeting under Section 26 of the Planning Act regarding the City's phased Official Plan and Municipal Comprehensive Reviews. This MCR phase has concluded after an extensive public engagement program that will continue to inform subsequent MCR phases. On February 2, 2022, City Council requested an extension from the Minister of Municipal Affairs and Housing for the date by which the City's Official Plan must conform with the Growth Plan 2020. To date, the Minister has not provided a response to Council's request. Given the complexity of Toronto's MCR, staff have applied a phased approach to reporting out that would advance Official Plan Amendments for Council's adoption and Ministerial approval in a staged manner. To date, as part of the staged reviews, Council has adopted Official Plan Amendments related to 18 Protected Major Transit Station Areas and policies related to Environment and Climate Change. Staff will advance the next MCR phases that will include the remaining Employment Area conversion requests and revisions to Official Plan Chapter 1, which will be considered at a Special Public Meeting under Section 26 of the Planning Act in the first quarter of 2023.
The Planning and Housing Committee recommends that: 1. City Council adopt Official Plan Amendment 591 substantially in accordance with Attachment 1 to the report (June 20, 2022) from the Chief Planner and Executive Director, City Planning, with the following amendments: a. convert the lands at 25 Transit Road, 155 Transit Road, and 570 Wilson Avenue from Core Employment Areas to Regeneration Areas to facilitate a comprehensive review of the Wilson Station area as part of the Downsview Area Secondary Plan Review ("Update Downsview"). Any redevelopment of the station site would ensure the continued operation of the station, bus terminal and related facilities; b. convert the lands east and south of 151 Billy Bishop Way, being two parcels bounded by Billy Bishop Way to the east, Highway 401 to the South and Dufferin Street to the West, from General Employment Areas to Regeneration Areas to facilitate a comprehensive review of the lands adjacent to 151 Billy Bishop Way as part of the Downsview Area Secondary Plan Review ("Update Downsview"); and c. delete and replace SASP 793 map, with the map attached to motion 2 by Councillor Paula Fletcher, whereby the lot depth of the Regeneration Areas designation will be determined through the local area study. 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 591 under Section 26 of the Planning Act, as amended by Recommendation 1 above. 3. City Council authorize the City Solicitor to make such stylistic and technical changes to the recommended Official Plan Amendment 591 as may be required. 4. City Council declare by resolution to the Minister of Municipal Affairs and Housing that Official Plan Amendment 591 conforms with Provincial Plans or does not conflict with them; has regard to the matters of Provincial Interest in Section 2 of the Planning Act; and is consistent with policy statements issued under subsection 3(1) of the Planning Act. 5. City Council request the Chief Planner and Executive Director, City Planning to consider potential and appropriate Official Plan Amendment(s) that could expand permitted uses in Employment Areas (site or area specific only) to include places of assembly (including bingo halls and banquet halls), and places of worship and report back to Planning and Housing Committee in second quarter of 2023. 6. City Council authorize the Chief Planner and Executive Director, City Planning to use the Preliminary Assessment Chapter 7 Site and Area Specific Policies, attached as Attachment 4 to the report (June 20, 2022) as a basis for consultation. 7. City Council direct the Chief Planner and Executive Director, City Planning to bring forward Final Reports at Special Public Meetings under Section 26 of the Planning Act in the first half of 2023 with recommendations on: a. the remaining Employment Area conversion requests (First Quarter); b. revisions to Site and Area Specific Policies within Employment Areas that currently permit residential uses (First Quarter); c. revised Official Plan Chapter 1 Vision Statement for 2051, Principles for a Successful and Inclusive City and Indigenous Planning Perspectives (Second Quarter); d. potential revisions for expanding the permitted uses within Employment Areas (site or area specific only to include places of assembly (including bingo halls and banquet halls), and places of worship (Second Quarter). 8. City Council direct the Chief Planner and Executive Director, City Planning to include capital and staffing resources in the 2023 capital budget to undertake the necessary zoning review resulting from outcomes generated from Recommendation 7.d above.
Staff recommendation as filed
The Chief Planner and Executive Director, City Planning recommends that: 1. City Council adopt Official Plan Amendment 591 substantially in accordance with Attachment 1 to the report (June 20, 2022) 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 591 under Section 26 of the Planning Act. 3. City Council authorize the City Solicitor to make such stylistic and technical changes to the recommended Official Plan Amendment 591 as may be required. 4. City Council declare by resolution to the Minister of Municipal Affairs and Housing that Official Plan Amendment 591 conforms with Provincial Plans or does not conflict with them; has regard to the matters of Provincial Interest in Section 2 of the Planning Act; and is consistent with policy statements issued under subsection 3(1) of the Planning Act. 5. City Council request the Chief Planner and Executive Director, City Planning to consider potential and appropriate Official Plan Amendment(s) that could expand permitted uses in Employment Areas (site or area specific only) to include places of assembly (including bingo halls and banquet halls), and places of worship and report back to Planning and Housing Committee in Q2 2023. 6. City Council authorize the Chief Planner and Executive Director, City Planning to use the Preliminary Assessment Chapter 7 Site and Area Specific Policies, attached as Attachment 4 to the report (June 20, 2022) as a basis for consultation. 7. City Council direct the Chief Planner and Executive Director, City Planning to bring forward Final Reports at Special Public Meetings under Section 26 of the Planning Act in the first half of 2023 with recommendations on: a. the remaining Employment Area conversion requests (Q1); b. revisions to Site and Area Specific Policies within Employment Areas that currently permit residential uses (Q1); c. revised Official Plan Chapter 1 Vision Statement for 2051, Principles for a Successful and Inclusive City and Indigenous Planning Perspectives (Q2); d. potential revisions for expanding the permitted uses within Employment Areas (site or area specific only to include places of assembly (including bingo halls and banquet halls), and places of worship (Q2). 8. City Council direct the Chief Planner and Executive Director, City Planning to include capital and staffing resources in the 2023 capital budget to undertake the necessary zoning review resulting from outcomes generated from 7.d, above.
PH35.16amended
This report recommends adoption of four Official Plan Amendments that include a total of 115 Major Transit Station Areas/Protected Major Transit Station Areas: · Official Plan Amendment 540 (Bloor-Danforth corridor) includes 23 stations, all of which are Protected Major Transit Station Areas; · Official Plan Amendment 544 (lower density targets) includes 10 stations, including six Protected Major Transit Station Areas and four Major Transit Station Areas; · Official Plan Amendment 570 (city-wide) includes 57 stations, all of which are Protected Major Transit Station Areas; · Official Plan Amendment 575 (city-wide) includes 25 stations, all of which are Major Transit Station Areas. These four Official Plan Amendments are to be considered at a Special Statutory Public Meeting under Section 26 of the Planning Act regarding the City's phased Official Plan and Municipal Comprehensive Review. This Municipal Comprehensive Review phase has concluded after an extensive public engagement process that will continue to inform subsequent Municipal Comprehensive Review phases. The 115 recommended Major Transit Station Areas/Protected Major Transit Station Areas delineations in this report address the conformity requirements of A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2020) (the "Growth Plan"). The recommended Protected Major Transit Station Areas also address requirements under Section 16(15) of the Planning Act in order to enable inclusionary zoning. A subset of Major Transit Station Areas will be identified as Protected Major Transit Station Areas, where the Council-approved inclusionary zoning policy framework can be implemented. Official Plan Amendment 540, Official Plan Amendment 544, and Official Plan Amendment 570 delineate a total of 86 Protected Major Transit Station Areas in areas where: the station area overlaps with the Council approved inclusionary zoning market areas; Council has directed staff to identify the stations as a Protected Major Transit Station Area; or where there was an ongoing study which could meet the Protected Major Transit Station Area requirements. An equity lens was applied to this work program by prioritizing the delineation of Protected Major Transit Station Areas to advance the implementation of inclusionary zoning as an affordable housing tool to create inclusive communities. For each of the 115 station areas, a Site and Area Specific Policy includes the following in accordance with Growth Plan requirements: 1) a delineation of the station area with a radius of approximately 500-800m (or a 10-minute walk); 2) a minimum planned density target (measured in residents and jobs per hectare); 3) identification of the authorized uses of land within the delineated area; and 4) within Protected Major Transit Station Areas only, a minimum development density, expressed in Floor Space Index or in certain cases a minimum number of units. It is important to note that the density measures included in the Site and Area Specific Policies are minimums only and do not preclude the submission, staff review, and Council approval of any new development applications that may exceed these minimums. The minimum density measures are based on existing Council-approved development frameworks, including: in effect Official Plan land use designations within the identified areas; as-of-right zoning by-law permissions; density permissions included in secondary plans; and approved developments that have not yet been built.
The Planning and Housing Committee, recommends that: 1. City Council adopt Official Plan Amendment 540, Official Plan Amendment 544, Official Plan Amendment 570, and Official Plan Amendment 575 substantially in accordance with Attachments 3, 4, 5 and 6 of the report (June 20, 2022) from the Chief Planner and Executive Director, City Planning, as amended by the following: a. amend the proposed Official Plan Amendment 575, in Attachment 6 by revising the Major Transit Station Area delineations for Downsview Park Station, Sheppard West Station, and Wilson Station to reflect the delineations shown in the Site and Area Specific Policy maps 732, 711 and 712 attached to motion 1 by Councillor Paula Fletcher. 2. City Council authorize the Chief Planner and Executive Director, City Planning to forward Official Plan Amendment 540, Official Plan Amendment 544, Official Plan Amendment 570 and Official Plan Amendment 575, as amended by Recommendation 1 above, to the Minister of Municipal Affairs and Housing for approval under the Planning Act. 3. City Council authorize the City Solicitor to make such stylistic and technical changes to the recommended Official Plan Amendments, as may be required. 4. City Council declare by resolution to the Minister of Municipal Affairs and Housing that Official Plan Amendment 540, Official Plan Amendment 544, Official Plan Amendment 570 and Official Plan Amendment 575 conform with Provincial Plans or do not conflict with them; has regard to the matters of Provincial Interest in Section 2 of the Planning Act; and are consistent with policy statements issued under subsection 3(1) of the Planning Act. 5. City Council request the Chief Planner and Executive Director, City Planning to include capital and staffing resources in the 2023 capital budget in order to undertake the necessary work programs to identify opportunities for increased density to support the creation of affordable housing throughout the City.
Staff recommendation as filed
The Chief Planner and Executive Director, City Planning, recommends that: 1. City Council adopt Official Plan Amendment 540 (OPA 540), Official Plan Amendment 544 (OPA 544), Official Plan Amendment 570 (OPA 570), and Official Plan Amendment 575 (OPA 570) substantially in accordance with Attachments 3-6 of this report (dated June 20, 2022) from the Chief Planner and Executive Director, City Planning. 2. City Council authorize the Chief Planner and Executive Director, City Planning to forward OPA 540, OPA 544, OPA 570 and OPA 575 to the Minister of Municipal Affairs and Housing for approval under the Planning Act. 3. City Council authorize the City Solicitor to make such stylistic and technical changes to the recommended Official Plan Amendments, as may be required. 4. City Council declare by resolution to the Minister of Municipal Affairs and Housing that OPA 540, OPA 544, OPA 570 and OPA 575 conform with Provincial Plans or do not conflict with them; has regard to the matters of Provincial Interest in Section 2 of the Planning Act; and are consistent with policy statements issued under subsection 3(1) of the Planning Act. 5. City Council request the Chief Planner and Executive Director, City Planning to include capital and staffing resources in the 2023 capital budget in order to undertake the necessary work programs to identify opportunities for increased density to support the creation of affordable housing throughout the City.
PH35.17amended
Status Update on Achieving Additional Affordable Housing in Villiers Island
This report aims to address the November 2021 City Council direction for a status update on the work underway to achieve additional affordable housing in Villiers Island. This staff report outlines how the City of Toronto, CreateTO, and Waterfront Toronto staff are developing an affordable housing strategy that will maximize housing options in Villiers Island to deliver a complete, sustainable, and mixed-use community. Over the past two decades waterfront revitalization, facilitated by the three levels of government through Waterfront Toronto, has produced new complete communities on underused and contaminated industrial land. Planning and delivering the necessary hard infrastructure, public facilities, and services to support new neighbourhoods has required significant and coordinated long-term investments from all levels of government. A sufficient number of perpetually affordable rental homes at a sufficient level of affordability is crucial to supporting the vision of complete communities in Toronto's Designated Waterfront Area. The Designated Waterfront Area stretches from Dowling Avenue in the west to Coxwell Avenue in the east. It includes Exhibition Place, Ontario Place, the Central Waterfront, East Bayfront, the West Don Lands, and the Port Lands (see map Figure 1). Since 2003, approximately 1,400 affordable housing units have been built or are under construction in the Designated Waterfront Area. An estimated 1,900 units of affordable rental housing are in the development pipeline. Villiers Island is the first opportunity to build a new mixed-use community in Toronto's Port Lands. The roughly 20-hectare (50 acres) area will become available for planned development following the completion of the Port Lands Flood Protection Project in 2024. The City of Toronto, CreateTO, Ports Toronto and Waterfront Toronto own much of the developable land on Villiers Island. The Council-adopted Port Lands Planning Framework (the Planning Framework), Villiers Island Precinct Plan (the Precinct Plan), and Port Lands Official Plan Modification (OPM) will guide the community's development. These documents identify permissible residential, commercial, catalytic and community uses and key City-building objectives. A key principle of the Precinct Plan is to create permanent and long-term affordable rental homes. The Precinct Plan recommends that affordable housing constitutes a minimum of 20% of the total residential floor area on publicly owned lands and, depending on the delivery model, between 10% and 20% on private lands. The target was estimated to deliver about 835 to 882 affordable housing units on public and private land. The Planning Framework also provides direction in Section 4.5.8. for City staff and Waterfront Toronto to "investigate opportunities to achieve additional affordable housing in Villiers Island, over and above the minimum requirements in this Framework, potentially in the form of co-operative housing, rent-geared-to-income housing and mid-range rental housing, addressing the financial resources required and potential sources of financial support (pg. 220)." Since City Council endorsed the Planning Framework and Precinct Plan in 2017, it has taken urgent action to provide more affordable rental housing in Toronto: In December 2019, City Council adopted the "HousingTO 2020-2030 Action Plan" to guide the City's efforts to address housing and homelessness needs over the next ten years; In January 2019, City Council approved the Housing Now Initiative to use City-owned lands to support affordable rental housing development within transit-oriented, mixed-income, mixed-use, complete communities; and In August 2020, City Council adopted the "Housing and People Action Plan." The plan identified immediate actions to accelerate and expand funding and the supply of rental housing through policy and financial tools. The City, CreateTO, and Waterfront Toronto are committed to responding to the urgent priorities identified in these Action Plans. The City, CreateTO, and Waterfront Toronto are developing strategies consistent with the existing Planning Framework to maximize housing options on Villiers Island and to deliver a complete community that provides a diverse range of homes for Torontonians and allows people to thrive. Affordable Housing Strategies Like new communities in the West Don Lands, East Bayfront, and Lower Yonge, Villiers Island will be developed over many years in multiple phases. Enabling this development requires investments in municipal services, infrastructure, soil remediation, the public realm, and affordable housing. When fully built out, Villiers Island will have a minimum of 20% and a target of 30% of units as permanently affordable housing on public lands. To plan and prepare for these investments and the long-term development program for Villiers Island, Waterfront Toronto, working with CreateTO and City staff, is developing a Business and Implementation Plan. City staff will report on this plan to City Council in the first half of 2023 and CreateTO staff will report to the CreateTO Board of Directors. The affordable housing strategy for Villiers Island will: Include a minimum of 20% and a target of 30% affordable rental homes on public lands, secured for 99 years or longer, aligned with the City's new income-based definition of affordability; Include a mix of unit types and sizes, with at least 20% of homes designed with accessibly features; Explore non-profit partnerships, including non-profit management of affordable housing, especially Indigenous-led housing organizations and other organizations who support equity deserving groups; and Leverage the unique tri-government partnerships and governance structure to secure financing and equity funding from all orders of government to effectively deliver the affordable housing. Several delivery models are under consideration to achieve these objectives. Possible models include: providing land for affordable housing development by non-profit organizations; long-term lease of completed units to non-profit organizations; and private and non-profit development partnerships. City, CreateTO, and Waterfront Toronto staff will advance work in 2022 to assess these delivery models. These models will be evaluated based on several factors, including the length of time before housing is delivered and the level of funding required. Work will include undertaking market soundings with non-profit housing providers, exploring Indigenous-led housing solutions and partnerships with Toronto Seniors Housing Corporation, aligning priorities with other orders of government, and identifying funding opportunities. This research and engagement will inform financial modelling, a phasing strategy, enabling infrastructure programs, and the ultimate funding approach. City, CreateTO, and Waterfront Toronto staff are developing a strategy to deliver more affordable housing and the necessary infrastructure and public realm to support the Villiers Island community. Continued tri-government investment in waterfront revitalization and innovative partnerships will be essential to advancing Villiers Island's vision and maximizing housing options.
The Planning and Housing Committee: 1. Requested the Deputy City Manager, Infrastructure and Development Services, in consultation with the Executive Director, Housing Secretariat to: a. report on the framework for the Business and Implementation Plan for Villiers Island and the pathway to achieve the affordable Housing mandate to the Planning and Housing Committee meeting in 2023; b. determine if any changes need to be made to the Villiers Island Precinct Plan to achieve the City's housing goals; and c. report out the current level of Affordable Housing secured by Waterfront Toronto in the Central Waterfront and East Bayfront, West Donlands and the timing and targets for areas not yet under development.
Staff recommendation as filed
The Chief Planner and Executive Director, City Planning and Executive Director, Housing Secretariat recommend that: 1. Planning and Housing Committee receive this report for information.
PH35.18amended
Three key strategic priorities identified in the HousingTO 2020-2030 Action Plan ("HousingTO Plan") are to: prevent homelessness and improve pathways to housing stability for residents across the city; ensure well-maintained and secure homes for renters; and to maintain and increase access to affordable rents. The City's Housing Charter: Opportunity for All, also states that, "the City will take action to prevent arbitrary eviction, homelessness and other threats to human security and dignity, ensuring that City policies and programs are designed to avoid residents from being made homeless." Residential evictions pose a direct challenge to realizing these goals, and puts the housing stability of over half a million tenant households in Toronto at risk. As a result of various factors impacting Toronto's housing market (including low vacancy rates, lack of purpose-built affordable rental homes, wages that have not kept pace with the increased cost of living and the financialization of housing) many low-income and marginalized residents, including those from equity-deserving groups, are struggling to find and maintain safe, secure and affordable homes. These conditions have resulted in increased rates of evictions. In particular, there has been a growing trend of "renovictions" in Toronto whereby a landlord illegitimately evicts a tenant by alleging that they need vacant possession of a residential unit to undertake renovations or repairs. Evictions, including renovictions, result in the displacement of tenants, housing instability, increased rates of homelessness and the permanent loss of affordable and mid-range rental homes. To address this issue, in December, 2019, through Item PH11.11, the Planning and Housing Committee directed staff to: explore an approach to coordinate City processes to identify and prevent potential instances of illegitimate evictions; potential mechanisms and data sources to track and monitor data on evictions; and make improvements to City programs, policies and processes to address evictions. In May, 2021, through Item PH23.20, the Committee also directed staff to report back with a proposed Renovictions Policy, having regard for best practices from other jurisdictions, as applicable. This report responds to the Committee's requests. The proposed Renoviction Policy (Attachment 1) sets out a framework to help preserve affordable and mid-range rental homes across the city. This report also recommends that staff report back to Council by the second quarter of 2023 with a new regulatory by-law to protect affordable and mid-range rental homes, a detailed implementation plan to phase in the by-law, including required resources, and a coordinated approach to compliance and enforcement. While this Policy and companion future by-law cannot stop renovictions, as this is within the jurisdiction of the Province, they do leverage the City's authorities under the City of Toronto Act, 2006 to deter the practice of renovictions which negatively impact the health, social and economic well-being of the city and its people. To support implementation of the proposed Renovictions Policy and future companion by-law, this report also seeks Council authority for staff to establish a Housing At-Risk Table (Attachment 2) which will review eviction data, analyse the data and report regularly on identified trends; review complaints received from residents; and connect people to supports as needed. The primary objectives of these activities are to preserve the city's affordable and mid-range rental housing supply and help support tenants who are at risk of being evicted. Successful implementation of this Policy and future by-law will support delivery of the HousingTO Plan and help improve health, social and economic outcomes for tenants across Toronto. However, successful implementation will require a coordinated approach across various City divisions and programs plus additional dedicated resources in order to achieve the intended outcomes. Furthermore, recognizing that addressing evictions (including renovictions) requires a whole-of-government approach, and that the levers to effect the systemic and structural changes to address the issue exist outside municipal jurisdiction, this report recommends that City Council request the federal and provincial governments to take a number of actions to enhance existing legislations or introduce new policy and financial tools to complement the City's efforts.
The Planning and Housing Committee recommends that: 1. City Council approve the proposed Renoviction Policy in Attachment 1 to the report (June 20, 2022) from the Executive Director, Housing Secretariat, as amended by Recommendation 2 below, as a broad framework to guide the development of a new by-law to preserve affordable and mid-range rental housing in the city and deter renovictions. 2. City Council amend the draft Renoviction Policy, attached as Attachment 1 to the report (June 20, 2022) from the Executive Director, Housing Secretariat by adding the words "preventing homelessness and/or to achieving the City's vision of homelessness being rare, brief, and non-recurring" to the list of Intended Outcomes so that it now reads: "This Policy is intended to support: - Preservation of Affordable and Mid-range rental housing; - Housing stability; - The City's commitment to the progressive realization of the right to adequate housing; - Social and racial equity; - Tenant education/awareness of their rights and responsibilities; - Property Owners/Landlords who need/want to undertake repairs/renovations; - Delivery of the HousingTO 2020-2030 Action Plan; - Other City programs, policies and initiatives aimed at preserving the city's affordable rental housing stock and supporting renters; and - Preventing homelessness and/or to achieving the City's vision of homelessness being rare, brief, and non-recurring." 3. City Council direct the Executive Director, Housing Secretariat, in consultation with the Executive Director, Municipal Licensing and Standards, the Executive Director, Building and Chief Building Official, other relevant divisions, to report back to the Planning and Housing Committee by the second quarter of 2023 with a new regulatory by-law to protect affordable and mid-range rental housing stock, along with a detailed implementation plan to phase in the by-law, including required resources, and a coordinated approach to compliance and enforcement, and investigate the possibility of including in such by-law the right of return provisions, a requirement for Landlords to provide rental top-up payments and pay for moving costs and other support to help tenants find a nearby unit. 4. City Council authorize the Executive Director, Housing Secretariat to establish a Housing At-Risk Table as set out in Attachment 2 to the report (June 20, 2022) from the Executive Director, Housing Secretariat, subject to the proposed Housing At-Risk Table being subject to a review and assessment by the City Clerk to confirm compliance with respect to the City's obligations under the Municipal Freedom of Information and Protection of Privacy Act and other Information management obligations, and include in their efforts developing a program to track the sale of rental buildings and when the City has information that a rental building is sold, or other information steps will be taken to obtain vacant possession of a rental building or unit for the purpose of renovations or repairs, there is an immediate outreach campaign by the City to the tenants involved informing them of their rights and of the Renoviction By-law. 5. City Council request the Government of Ontario to amend the Residential Tenancies Act, 2006, and/or related regulations to: a. require landlords to provide a copy of a building permit to the Landlord and Tenant Board as part of an N13 Notice, and require evidence that the permit was delivered with the N13 Notice as part any L2 application filed on that basis; b. require landlords of residential units to be responsible for finding temporary accommodation for their tenants if they need to leave a unit so that it can be repaired or renovated, and the tenants intend to move back post-repair/renovation; c. provide the same rights afforded to tenants in buildings with five (5) or more units to those in buildings with less than five (5) units; d. re-introduce rent control to cover units occupied after November 15, 2018; e. amend Above Guideline Increase rules to make expenditures that are necessary to address non-compliance with municipal property standards/municipal orders around health, safety or maintenance standards to be ineligible for Above Guideline Increases; and f. require landlords to provide tenants with clear, detailed information about the scope of work to be performed on a rental unit well in advance of it being carried out, and to provide evidence of actual costs incurred, in order to be eligible for an Above Guideline Increase. 6. City Council request that the Government of Ontario, work with the City of Toronto to identify specific opportunities within the Building Code Act, 1992, S.O. 1992, to ensure that it aligns with the Residential Tenancies Act, 2006 (and/or related regulations) in providing protection to tenants from renoviction as a result of maintenance, repair and renovation undertaken by a property owner or landlord through a building permit. 7. City Council request the Government of Ontario to enhance investments in the provincial Rental Housing Enforcement Unit to establish an after-hours emergency line for tenants or landlords needing help outside of regular office hours, add more inspectors, and increase the frequency of site visits to investigate complaints about alleged offences under the Residential Tenancies Act, 2006. 8. City Council request the Government of Ontario to make the Landlord and Tenant Board more accessible to individuals and groups of tenants seeking reduction in rents when their rental units fall into disrepair. 9. City Council request the Government of Ontario to introduce vacancy control legislation which ties rents to residential units rather than tenants. 10. City Council request the Government of Ontario to create a centralized data system and registry to: a. register all rental properties in Toronto including purpose-built rentals, secondary suites, condominiums in rental tenure, and multi-tenant homes; b. include the owners of rental properties, including details of beneficial ownership if the property is held in trust for another entity; c. make owners of rental properties, including corporations and their beneficial owners, publicly accessible and searchable; and d. make the data available to the public. 11. City Council reiterate its request to the Government of Ontario to: a. identify tenants in need of housing support services through the eviction process and provide these services for every household that is evicted through the Landlord and Tenant Board, with a goal of timely re-housing; b. provide and fund emergency shelter spaces and related supports for households evicted through the Landlord and Tenant Board, at no cost to municipalities, until housing can be provided for those households; and c. invest in the development of new affordable rental homes and housing benefits in municipalities, commensurate with population and core housing need, and prioritize access for tenants who have been evicted as well as those who are paying more than 30 percent of income on rent and may be at risk of being evicted. 12. City Council re-iterate its request to the Province of Ontario to improve the adequacy and structure of social assistance by using data and evidence to increase social assistance rates so that recipients are better able to meet their basic needs, including the cost of living (including housing) in Toronto, equalize the benefit rate across the Ontario Works and the Ontario Disability Support Program, and adjusts utility scales and social assistance rent scales for residents living in social housing who are in receipt of Ontario Works or Ontario Disability Support Program supports. 13. City Council request the federal and provincial governments to fund eviction support and prevention programs that build on successful City of Toronto's programs such as Eviction Prevention in the Community, Rent Bank, Housing Stability Fund and Toronto Tenant Support programs, or to provide funding to the City to enhance these programs to address the growing rate of evictions. 14. City Council request the provincial and federal governments to provide funding to support tenant education, advocacy and organizing efforts, and legal clinics to help tenants maintain their housing. 15. City Council request the federal government, through the Minister of Housing and Diversity and Inclusion and in collaboration with the City of Toronto, to advance commitments outlined in the Minister's mandate letter to address renovictions and expedite the development and/or implementation of policies, programs and investments including to: a. prevent renovictions; b. amend to the Income Tax Act to require landlords to disclose in their tax filings the rent they receive pre- and post-renovation and to pay the taxing authority a proportional surtax proportional surtax if the increase in rent is excessive; c. introduce an anti-flipping tax on residential properties, requiring properties to be held for at least 12 months; d. impose a temporary ban on foreign buyers of non-recreational residential property in the Canadian housing market so that housing does not sit vacant and unavailable to Canadians; e. review and reform the tax treatment of Real Estate Investment Trusts; f. develop policies to curb excessive profits in investment properties while protecting small independent landlords; g. increase the down payment requirements for investment properties; and h. respond to housing price fluctuations. 16. City Council re-iterate its requests to the federal and provincial governments to establish acquisition programs that would support the acquisitions and renovations/ conversions for all types of private market residential properties and other properties, to create new permanent affordable rental and supportive homes. 17. City Council reiterate its requests to the federal and provincial governments in invest in the HousingTO 2020-2030 Action Plan which will increase the supply of new affordable and supportive homes, protect existing rental stock including through retrofit programs, and help residents across the city to maintain their existing homes. 18. City Council direct that the confidential information contained in Confidential Attachment 1 to the supplementary report (June 28, 2022) from the City Solicitor, remain confidential in its entirety, as it contains advice which is subject to solicitor-client privilege.
Staff recommendation as filed
The Executive Director, Housing Secretariat recommends that: 1. City Council approve the proposed Renoviction Policy (Attachment 1) as a broad framework to guide the development of a new by-law to preserve affordable and mid-range rental housing in the city and deter renovictions. 2. City Council direct the Executive Director, Housing Secretariat, in consultation with the Executive Director, Municipal Licensing and Standards, the Executive Director, Building and Chief Building Official, other relevant divisions, to report back to the Planning and Housing Committee by the second quarter of 2023 with a new regulatory by-law to protect affordable and mid-range rental housing stock, along with a detailed implementation plan to phase in the by-law, including required resources, and a coordinated approach to compliance and enforcement. 3. City Council authorize the Executive Director, Housing Secretariat to establish a Housing At-Risk Table as set out in Attachment 2 to this report, subject to the proposed Housing At-Risk Table being subject to a review and assessment by the City Clerk to confirm compliance with respect to the City's obligations under the Municipal Freedom of Information and Protection of Privacy Act (MFIPPA) and other Information management obligations. 4. City Council request the Government of Ontario to amend the Residential Tenancies Act, 2006, and/or related regulations to: a. require landlords to provide a copy of a building permit to the Landlord and Tenant Board as part of an N13 Notice, and require evidence that the permit was delivered with the N13 Notice as part any L2 application filed on that basis; b. require landlords of residential units to be responsible for finding temporary accommodation for their tenants if they need to leave a unit so that it can be repaired or renovated, and the tenants intend to move back post-repair/renovation; c. provide the same rights afforded to tenants in buildings with five (5) or more units to those in buildings with less than five (5) units; d. re-introduce rent control to cover units occupied after November 15, 2018; e. amend Above Guideline Increase (AGI) rules to make expenditures that are necessary to address non-compliance with municipal property standards/municipal orders around health, safety or maintenance standards to be ineligible for AGIs; and f. require landlords to provide tenants with clear, detailed information about the scope of work to be performed on a rental unit well in advance of it being carried out, and to provide evidence of actual costs incurred, in order to be eligible for an AGI. 5. City Council request the Government of Ontario to enhance investments in the provincial Rental Housing Enforcement Unit to establish an after-hours emergency line for tenants or landlords needing help outside of regular office hours, add more inspectors, and increase the frequency of site visits to investigate complaints about alleged offences under the Residential Tenancies Act, 2006. 6. City Council request the Government of Ontario to make the Landlord and Tenant Board more accessible to individuals and groups of tenants seeking reduction in rents when their rental units fall into disrepair. 7. City Council request the Government of Ontario to introduce vacancy control legislation which ties rents to residential units rather than tenants. 8. City Council request the Government of Ontario to create a centralized data system and registry to: a. register all rental properties in Toronto including purpose-built rentals, secondary suites, condominiums in rental tenure, and multi-tenant homes; b. include the owners of rental properties, including details of beneficial ownership if the property is held in trust for another entity; c. make owners of rental properties, including corporations and their beneficial owners, publically accessible and searchable; and d. make the data available to the public. 9. City Council reiterate its request to the Government of Ontario to: a. identify tenants in need of housing support services through the eviction process and provide these services for every household that is evicted through the Landlord and Tenant Board, with a goal of timely re-housing; b. provide and fund emergency shelter spaces and related supports for households evicted through the Landlord and Tenant Board, at no cost to municipalities, until housing can be provided for those households; and c. invest in the development of new affordable rental homes and housing benefits in municipalities, commensurate with population and core housing need, and prioritize access for tenants who have been evicted as well as those who are paying more than 30 percent of income on rent and may be at risk of being evicted. 10. City Council re-iterate its request to the Province of Ontario to improve the adequacy and structure of social assistance by using data and evidence to increase social assistance rates so that recipients are better able to meet their basic needs, including the cost of living (including housing) in Toronto, equalize the benefit rate across the Ontario Works and the Ontario Disability Support Program, and adjusts utility scales and social assistance rent scales for residents living in social housing who are in receipt of Ontario Works or Ontario Disability Support Program supports. 11. City Council request the federal and provincial governments to fund eviction support and prevention programs that build on successful City of Toronto's programs such as Eviction Prevention in the Community (EPIC), Rent Bank, Housing Stability Fund and Toronto Tenant Support programs, or to provide funding to the City to enhance these programs to address the growing rate of evictions. 12. City Council request the provincial and federal governments to provide funding to support tenant education, advocacy and organizing efforts, and legal clinics to help tenants maintain their housing. 13. City Council request the federal government, through the Minister of Housing and Diversity and Inclusion and in collaboration with the City of Toronto, to advance commitments outlined in the Minister's mandate letter to address renovictions and expedite the development and/or implementation of policies, programs and investments including to: a. prevent renovictions; b. amend to the Income Tax Act to require landlords to disclose in their tax filings the rent they receive pre- and post-renovation and to pay the taxing authority a proportional surtax proportional surtax if the increase in rent is excessive; c. introduce an anti-flipping tax on residential properties, requiring properties to be held for at least 12 months; d. impose a temporary ban on foreign buyers of non-recreational residential property in the Canadian housing market so that housing does not sit vacant and unavailable to Canadians; e. review and reform the tax treatment of Real Estate Investment Trusts; f. develop policies to curb excessive profits in investment properties while protecting small independent landlords; g. increase the down payment requirements for investment properties; and h. respond to housing price fluctuations. 14. City Council re-iterate its requests to the federal and provincial governments to establish acquisition programs that would support the acquisitions and renovations/ conversions for all types of private market residential properties and other properties, to create new permanent affordable rental and supportive homes. 15. City Council reiterate its requests to the federal and provincial governments in invest in the HousingTO 2020-2030 Action Plan which will increase the supply of new affordable and supportive homes, protect existing rental stock including through retrofit programs, and help residents across the city to maintain their existing homes.
PH35.19adopted
The Auditor General's Report, Opening Doors to Stable Housing (AU3.14), and subsequent approval from City Council directed that City staff establish Income and Asset limits for the purpose of assessing eligibility for rent geared-to-income (RGI) assistance. Subsequent to Council's direction, in March of 2022, the Province introduced Ontario Regulation 242/22 under the Housing Services Act, 2020 (HSA). This regulation introduced new criteria that now requires Service Managers to implement local Income and Asset limits for RGI assistance no later than July 1, 2023. In response to Council's direction, the new Provincial requirements, and through the authority of the Executive Director, Housing Secretariat to implement new requirements under the HSA, this report outlines for Council's information the City's new Local Rules for household Income and Asset limits to determine eligibility for households applying for and/or receiving on-going RGI assistance. The household Income Limit for RGI applicants will be based on the Household Income Limits (HILs) established annually by the Province (currently $48,000 to $78,000 depending on number of bedrooms in the unit). There is no Income Limit required for existing RGI recipients as the assistance ceases when a households income increases above 30% for the market rent for their home. The housing Asset Limits for RGI applicants and recipients of RGI assistance will be $50,000 for individuals (household with one member) and $75,000 for households (household with more than one member). Certain assets such as funds in a Registered Education Savings Plan or Registered Retirement Savings Plan, personal effects and furnishings, a motor vehicle, tools of a trade, and business assets are excluded from the Asset Limit calculation. Implementation of the Income and Asset limits is planned for July 1, 2023 and will help make service delivery more equitable by directing scarce housing resources to those most in need. The limits allow RGI applicants and residents receiving assistance the ability to save for their education, health care, retirement or other needs while balancing the need to ensure that RGI assistance is provided to those most in need. Staff reviewed limits in place in other jurisdictions in Ontario and in large cities across Canada. The limits being implemented in Toronto are in line with the limits in place in other jurisdictions. Staff will review the Income and Asset limits on an annual basis, will monitor the impacts on applicant and tenant households, and will revise the limits and exclusions as needed to ensure they remain fair and equitable.
The Planning and Housing Committee: 1. Received the report (June 20, 2022) from the Executive Director, Housing Secretariat for information.
Staff recommendation as filed
The Executive Director, Housing Secretariat recommends that: 1. The Planning and Housing Committee receive this report for information.
PH35.20amended
The HousingTO 2020-2030 Action Plan ("HousingTO Plan") provides a blueprint for actions and investments across the full housing spectrum to enhance access to safe, secure and affordable homes for Toronto residents. As part of the HousingTO Plan, the City adopted a new Housing Charter, Opportunity for All, with a key principle that "all residents have a right to housing that is accessible and takes into account the specific needs of historically disadvantaged and marginalized groups." In adopting the HousingTO Plan and Charter, the City also committed to taking a human rights-based approach to the development and implementation of all housing policies, programs, initiatives and investments over the next ten years. One key step in advancing a rights-based approach to housing is to improve access to affordable homes for Toronto residents. This report makes a number of recommendations for City Council's consideration that would enhance the City's social housing program, known as Rent-Geared-to-Income (RGI) housing, and the Affordable Rental Housing program to improve access. The proposed changes would also help improve fairness, transparency and equity in how affordable homes, including deeply affordable RGI homes, are allocated. In line with the Auditor General's recommendations, through the report, Opening Doors to Stable Housing: An Effective Waiting List and Reduced Vacancy Rates Will Help More People Access Housing, which was adopted by City Council in July 2019, this report seeks City Council authority to amend the existing RGI local priority rules, which were adopted by City Council in 2002, to support the selection of households based on an applicant's level of need. Recognizing the need to enhance and further streamline the administration of affordable rental housing as the supply of new affordable homes increases, the HousingTO Plan includes a recommendation to design and implement a centralized access system to improve the allocation of affordable rental homes. In February 2022, Planning and Housing Committee (PH31.5) adopted the concept design for the Centralized Affordable Rental Housing Access System. The concept design sets expectations for a technology solution to meet the desired experience of users and to leverage the existing choice-based technology by creating a one window portal, which will create a single entry point for applicants to apply for rent-geared-to-income and affordable rental homes. To that end, this report includes recommendations to develop and implement a Centralized Affordable Rental Housing Access System for affordable rental housing opportunities; an allocation methodology to fill affordable rental homes through the system, once implemented; and an approach to consolidate and streamline the future administration of new affordable housing contracts and agreements. The Housing Secretariat will continue to monitor and review the housing outcomes of applicants housed in RGI and affordable rental homes and will report on the progress of the Centralized Affordable Rental Housing Access System through the HousingTO 2020-2030 Action Plan progress reports.
The Planning and Housing Committee recommends that: 1. City Council direct the Executive Director, Housing Secretariat to develop a centralized system for selecting households from those waiting for affordable rental housing (the "Centralized Affordable Rental Housing Access System"). 2. City Council direct the Executive Director, Housing Secretariat to establish the Centralized Affordable Rental Housing Access System that will: a. be integrated with the system for selecting households from those waiting for rent-geared-to-income assistance under the Housing Services Act, 2011; b. incorporate the definition of affordable rental housing in the Official Plan for development of new affordable housing under an amended Municipal Housing Facility By-law and the definition of affordable rent in prior versions of the Official Plan and the Municipal Housing Facility By-law for affordable housing projects developed under prior versions of the Municipal Housing Facility By-law; c. require that all new affordable rental housing homes be eligible for benefits under the Municipal Housing Facility By-law to participate in the Centralized Affordable Rental Housing Access System from the waiting lists of community agencies, non-profit agencies or other groups and provided that tenant selection is carried out through a non-discriminatory process satisfactory to the Executive Director, Housing Secretariat; d. permit existing affordable housing projects developed under previous Municipal Housing Facility By-laws to participate in the Centralized Affordable Rental Housing Access System; e. incorporate rules: 1. for determining the eligibility of households to occupy an affordable rental unit; 2. for determining whether a unit that becomes vacant should be occupied by a household that will pay an affordable rent; 3. for determining the priority of households waiting for affordable rental housing; 4. governing the selection by an affordable housing provider of households to occupy affordable rental units that incorporates a choice-based allocation methodology; Council approves the preference of City staff of a choice-based system outlined in Attachment 3 to the report (June 20, 2022) from the Executive Director, Housing Secretariat; and the Chief Planner and Executive Director, City Planning, subject to the vendor's ability to provide functionalities within the software; and that system outlined in Attachment 3 be revised so that in the second year of the new system 75% of the units be allocated from the waiting list and 25% by random draw; and then Executive Director, Housing Secretariat report back to Council on outcomes achieved from the hybrid model, including: a. data on who accessed the homes through the random draw process (including # of successful applications, household income, whether they are part of an equity-deserving group, etc.); and b. recommendations to adjust allocation methodology to ensure those most in need (based on income and other priority criteria), are getting housed first. 5. that deal with households waiting for affordable rental housing that have accepted an offer of rent-geared-to-income assistance or an alternate form of financial assistance; 6. that deal with households waiting for rent-geared-to-income assistance or an alternate form of financial assistance that have accepted an offer of affordable rental housing; and 7. addressing removal of a household from the Centralized Affordable Rental Housing Access System. f. provide for access to affordable rental housing units to be occupied through referral agreements, where homes are set aside through an approved mandate and filled by the housing provider for specific eligible priority populations. 3. City Council authorize the Executive Director, Housing Secretariat to negotiate and amend, on behalf of the City, the scope of work for the agreement with the vendor of the design and delivery of the choice-based system for the selection of households for rent-geared-to-income assistance, to support the design and development of the Centralized Affordable Rental Housing Access System. 4. City Council authorize the Chief Planner and Executive Director, City Planning to include requirements in all new term sheets to be implemented in all new agreements securing new affordable housing units and new affordable replacement rental units for land owners to advertise and allocate affordable units in a manner consistent with practices for new affordable housing units secured and administered by the Housing Secretariat, including requirements for an approved access plan, income eligibility and the use of a Centralized Affordable Rental Housing Access System. 5. City Council direct the Chief Planner and Executive Director, City Planning, and City Solicitor, Legal Services to bring forward any necessary changes to the Residential Rental Property Demolition and Conversion Control By-law, Chapter 667 of the Municipal Code and report back in 2023, in order to include reference to the Centralized Affordable Rental Housing Access System for affordable replacement rental units without a returning tenant and potential remedies for non-compliance. 6. City Council amend the local priority rules as part of the Service Manager's system under the Housing Services Act, 2011 for selecting households from those waiting for rent-geared-to-income assistance such that the following will apply effective July 1, 2023, ranked in the following order of priority: a. Over-housed households; b. Terminally Ill; c. Tenants living in an rent-geared-to-income unit administered by the City as Service Manager receiving housing supports that are now capable of living independent of the support services; d. Applicants experiencing homelessness, including homeless newcomers, where every fifth rent-geared-to-income vacancy is filled by a household experiencing homelessness; e. Youth, who are 16 or 17 years old at the time of applying for rent-geared-to-income, applying independent of an adult, where every seventh rent-geared-to-income vacancy is filled with a youth household; and f. Indigenous peoples, where every tenth rent-geared-to-income vacancy is filled by an Indigenous household. 7. City Council direct the Executive Director, Housing Secretariat to report on the Centralized Affordable Rental Housing Access System and the rent-geared-to-income local priority rules through the HousingTO 2020-2030 Action Plan annual progress reports. 8. City Council request the Executive Director as part of the ongoing consultation on the Affordable Rental Housing Access System to develop for the public and housing stakeholders revised charts of Allocation Methodology for Affordable Rental Units shown in Figure 1 and Attachment 3 in the Report, and that the revised charts include the role of approved Referral Agencies in filling units through referring eligible tenants to non-profit, co-operative and private sector landlords. 9. City Council direct the Executive Director, Housing Secretariat, to develop flexible program mechanisms within the Centralized Affordable Rental Housing Access System to ensure that non-profit, co-operative and private sector operators of affordable rental housing are able to fill units with eligible tenants in a timely manner to prevent operators having vacant units and incurring revenue losses. 10. City Council request the Executive Director, Housing Secretariat, to maximize the success of developing the new Centralized Affordable Rental Housing Access System by including representatives of current non-profit, co-operative, and private sector operators of affordable rental housing in the co-design, implementation planning and timing of the Access System being developed by the City and the City's Vendor of Record.
Staff recommendation as filed
The Executive Director, Housing Secretariat and the Chief Planner and Executive Director, City Planning recommend that: 1. City Council direct the Executive Director, Housing Secretariat to develop a centralized system for selecting households from those waiting for affordable rental housing (the "Centralized Affordable Rental Housing Access System"). 2. City Council direct the Executive Director, Housing Secretariat to establish the Centralized Affordable Rental Housing Access System that will: a. be integrated with the system for selecting households from those waiting for rent-geared-to-income assistance under the Housing Services Act, 2011; b. incorporate the definition of affordable rental housing in the Official Plan for development of new affordable housing under an amended Municipal Housing Facility By-law and the definition of affordable rent in prior versions of the Official Plan and the Municipal Housing Facility By-law for affordable housing projects developed under prior versions of the Municipal Housing Facility By-law; c. require that all new affordable rental housing homes be eligible for benefits under the Municipal Housing Facility By-law to participate in the Centralized Affordable Rental Housing Access System from the waiting lists of community agencies, non-profit agencies or other groups and provided that tenant selection is carried out through a non-discriminatory process satisfactory to the Executive Director, Housing Secretariat; d. permit existing affordable housing projects developed under previous Municipal Housing Facility By-laws to participate in the Centralized Affordable Rental Housing Access System; and e. incorporate rules: 1. for determining the eligibility of households to occupy an affordable rental unit; 2. for determining whether a unit that becomes vacant should be occupied by a household that will pay an affordable rent; 3. for determining the priority of households waiting for affordable rental housing; 4. governing the selection by an affordable housing provider of households to occupy affordable rental units that incorporates a choice-based allocation methodology; Council approves the preference of City staff of a choice-based system outlined in Attachment 3, subject to the vendor's ability to provide functionalities within the software; 5. that deal with households waiting for affordable rental housing that have accepted an offer of rent-geared-to-income assistance or an alternate form of financial assistance; 6. that deal with households waiting for rent-geared-to-income assistance or an alternate form of financial assistance that have accepted an offer of affordable rental housing; and 7. addressing removal of a household from the Centralized Affordable Rental Housing Access System. 3. City Council authorize the Executive Director, Housing Secretariat to negotiate and amend, on behalf of the City, the scope of work for the agreement with the vendor of the design and delivery of the choice-based system for the selection of households for rent-geared-to-income assistance, to support the design and development of the Centralized Affordable Rental Housing Access System. 4. City Council authorize the Chief Planner & Executive Director, City Planning to include requirements in all new term sheets to be implemented in all new agreements securing new affordable housing units and new affordable replacement rental units for land owners to advertise and allocate affordable units in a manner consistent with practices for new affordable housing units secured and administered by the Housing Secretariat, including requirements for an approved access plan, income eligibility and the use of a Centralized Affordable Rental Housing Access System. 5. City Council direct the Chief Planner & Executive Director, City Planning, and City Solicitor, Legal Services to bring forward any necessary changes to the Residential Rental Property Demolition and Conversion Control By-law, Chapter 667 of the Municipal Code and report back in 2023, in order to include reference to the Centralized Affordable Rental Housing Access System for affordable replacement rental units without a returning tenant and potential remedies for non-compliance. 6. City Council amend the local priority rules as part of the Service Manager's system under the Housing Services Act, 2011 for selecting households from those waiting for rent-geared-to-income (RGI) assistance such that the following will apply effective July 1, 2023, ranked in the following order of priority: a. Over-housed households b. Terminally Ill c. Tenants living in an RGI unit administered by the City as Service Manager receiving housing supports that are now capable of living independent of the support services d. Applicants experiencing homelessness, including homeless newcomers, where every fifth RGI vacancy is filled by a household experiencing homelessness e. Youth, who are 16 or 17 years old at the time of applying for RGI, applying independent of an adult, where every seventh RGI vacancy is filled with a youth household f. Indigenous peoples, where every tenth RGI vacancy is filled by an Indigenous household 7. City Council direct the Executive Director, Housing Secretariat to report on the Centralized Affordable Rental Housing Access System and the RGI local priority rules through the HousingTO 2020-2030 Action Plan annual progress reports.
PH35.21amended
Advancing Affordable and Supportive Housing Projects, Programs and Initiatives
Increasing the supply of affordable and supportive housing is one of the key objectives of the HousingTO 2020-2030 Action Plan ("HousingTO Plan"). The City continues to move rapidly to implement or advance a number of key programs, projects and initiatives to scale up the supply of a range of new homes in all areas across Toronto. Concurrently, there is a keen focus on maintaining our existing supply of homes and taking action to improve housing conditions for current and future residents. This report recommends City Council approval for staff to take a number of actions over the upcoming months to advance these objectives. Specifically, this report recommends Council approval to enter into long-term leases/sub-leases with non-profit housing providers to operate a number of new affordable and supportive housing sites. The report also recommends Council approval for the City to enter into a long-term lease with the University Health Network for the purpose of creating new affordable housing, following the due diligence work referenced in PH17.4 , and subject to the terms and conditions outlined in Attachment 2 of this report. In addition, this report seeks City Council approval for staff to provide a two-year extension agreement to WoodGreen Community Housing Incorporated ("WoodGreen") to delay their re-conveyance obligations to the City with respect to the social housing building at 444 Logan Avenue. This extension will allow more time for WoodGreen and the City to negotiate the terms and conditions for WoodGreen's continued use of the property over the long term. Further, this report recommends a number of authorities for staff to be able to take advantage of new federal and provincial funding programs, should they become available before the end of 2022. This includes, but is not limited to, future phases of the Rapid Housing Initiative, which has been a key program for the City to create new deeply affordable homes to help people exist homelessness. The authorities being recommended will allow staff to enter into legal agreements, and receive and spend any new funding in line with both program and City rules and regulations. There are currently over 17,000 new affordable rental and supportive homes at various stages of development in the City's pipeline, including over 2,000 new supportive homes. In May 2022, through Item EX32.6 , City Council approved a new 24-month plan, the '2023-2024 Housing Recovery and Resilience Plan' to further expedite delivery of new homes for people experiencing homelessness. Delivery of the 2023-2024 Housing Recovery and Resilience Plan, and the larger 10-year HousingTO Plan, requires new and enhanced investments from the federal and provincial governments. The current economic environment and challenging housing situation also require projects, programs and initiatives to be expedited to create new affordable housing opportunities as quickly as possible. City Council's approval of the recommendations in this report will help support these actions.
The Planning and Housing Committee recommends that: Lease/Sub-lease Authorities for Modular Supportive Housing Projects 1. City Council authorize the Deputy City Manager, Corporate Services, in consultation with the Executive Director, Housing Secretariat, to approve and execute, on behalf of the City, long-term, nominal rent or below market rent leases/sub-leases and related agreements with the non-profit housing operators to be selected through a request for proposals process for 540 Cedarvale Avenue and 150 Dunn Avenue, substantially on the major terms and conditions set out in Attachment 1 to the report (June 23, 2022) from the Executive Director, Housing Secretariat and Executive Director, Corporate Real Estate Management, and such other terms as deemed appropriate by the Deputy City Manager, Corporate Services in consultation with Executive Director, Housing Secretariat, and in a form satisfactory to the City Solicitor. 2. City Council authorize the Executive Director, Corporate Real Estate Management, in consultation with the Executive Director, Housing Secretariat, to negotiate, approve and execute, on behalf of the City, a below market rent sub-lease with Homes First Society or a related entity at 39 Dundalk Drive for up to five (5) years, with an option to extend the term for up to 5 additional years, substantially on the major terms and conditions set out in Attachment 1 to the report (June 23, 2022) from the Executive Director, Housing Secretariat and Executive Director, Corporate Real Estate Management, and such other terms as deemed appropriate by Executive Director, Corporate Real Estate Management in consultation with Executive Director, Housing Secretariat, and in a form satisfactory to the City Solicitor. 3. City Council authorize the Executive Director, Housing Secretariat to negotiate and execute on behalf of the City, a Municipal Housing Facility Agreement (the City's "Contribution Agreement") with Homes First Society or a related entity, for 39 Dundalk Drive, 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. Authority to Extend Property Tax Exemptions - Modular Housing Initiative Phase Two 4. City Council exempt the 150 affordable rental homes to be developed in Phase Two of the Modular Housing Initiative from taxation for municipal and school purposes for an additional 15 years (in addition to the 35 year exemption previously authorized by City Council pursuant to CC20.6) through the Open Door Affordable Housing Program as outlined in the Financial Impact section of the report (June 23, 2022) from the Executive Director, Housing Secretariat and Executive Director, Corporate Real Estate Management. Authority to Enter into a Lease with the University Health Network for Several Residential Properties and a Sub-lease with a Non-profit Housing Provider 5. City Council authorize the Deputy City Manager, Corporate Services to enter into a long-term nominal lease with University Health Network for the residential properties identified as 74 and 82 Dunn Avenue, 1, 3, 5, 7, 9, 11, 13, 15 and 17 Close Avenue, and 74 and 78 Springhurst Avenue ("House-form Properties"), for a 49-year term, on terms and conditions set out in Attachment 2 to the report (June 23, 2022) from the Executive Director, Housing Secretariat and Executive Director, Corporate Real Estate Management, and such other terms as deemed appropriate by the Executive Director, Corporate Real Estate Management division in consultation with the Executive Director, Housing Secretariat, and in a form satisfactory to the City Solicitor. 6. City Council direct the Executive Director, Housing Secretariat, in consultation with the Executive Director, Corporate Real Estate Management, to issue a competitive Request for Proposals and select a qualified non-profit housing provider to operate and maintain the House-form Properties. 7. City Council authorize the Executive Director, Corporate Real Estate Management to enter into a sub-lease with the selected non-profit housing provider for the House-form Properties, substantially on the major terms and conditions set out in Attachment and such other terms as deemed appropriate by the Executive Director, Corporate Real Estate Management in consultation with the Executive Director, Housing Secretariat, and in a form satisfactory to the City Solicitor. 8. City Council authorize the Executive Director, Housing Secretariat to negotiate and enter into a municipal housing facility agreement (the "Contribution Agreement') with the non-profit housing provider selected through the process in Part 6, on terms and conditions satisfactory to the Executive Director, Housing Secretariat and in a form acceptable to the City Solicitor, to secure the House-form Properties as affordable rental housing for the term of the City's Contribution Agreement with the selected non-profit provider. 9. City Council enact a site specific by-law amending the criteria for "Affordable Housing" in the Municipal Housing Facility By-law 183-2022, to exempt the House-form Properties, from the requirement that affordable rental housing units be "new" housing to meet the definition of "Affordable Housing" in Municipal Housing Facility By-law 183-2022. 10. City Council, conditional on the enacting of the site specific by-law amendment referred to in Part 9 above, exempt the House-form Properties, from taxation for municipal and school purposes for the term of the City's Contribution Agreement with the selected non-profit provider. 11. City Council authorize the Controller to cancel or refund any taxes paid after the effective date of the exemption from taxation for municipal and school purposes, as set out in the Contribution Agreement, referenced in Recommendation 10 above. 12. City Council authorize the Executive Director, Housing Secretariat to execute, on behalf of the City, any security or financing documents required by the provider selected through the process in Part 6, where permitted under the sub-lease and the Contribution Agreement, including any postponement, confirmation of status, discharge or consent documents where and when required during the term of the municipal housing facility agreement, as required by normal business practices, and provided that such documents do not give rise to financial obligations on the part of the City that have not been previously approved by City Council. Extension of Operating Agreement for 444 Logan Avenue with the City 13. City Council authorize an extension of the operating agreement and the date by which WoodGreen Community Housing Incorporated, or its successor, is obligated to re-convey the property at 444 Logan Avenue to the City, to August 1, 2024, to allow time for the City to negotiate the terms of the continued operation of this social housing project. 14. City Council direct Executive Director, Housing Secretariat to report back on the results of the negotiations with WoodGreen Community Housing Incorporated and a recommended course of action by no later than the third quarter of 2023. Federal and Provincial Housing Programs 15. City Council extend the application of the approvals and delegated authorities set out in Parts 1, 2, 7, 9, 10, 12, 13, 14, 16, 17, 18, 19 and 20 of Item PH26.4, as adopted by City Council at its meeting on October 1 and 4, 2021 (Rapid Housing Initiative-Phase Two), to any time-sensitive federally or provincially funded housing programs that become available in 2022 ("Housing Programs"), with such changes as may be necessary to enable the City to take all steps necessary to participate in and implement such program(s). 16. City Council authorize the Executive Director, Housing Secretariat to select non-profit and Indigenous housing providers through a non-competitive process to operate any properties approved under Housing Programs, where necessary to participate in and implement such program(s) and to meet urgent timelines associated with getting new housing projects ready for occupancy, and to negotiate and execute, on behalf of the City of Toronto, municipal housing project facility agreements with the housing providers selected 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. 17. City Council delegate authority to the Executive Director, Corporate Real Estate Management, to approve and execute, on behalf of the City, nominal rent or below market rent leases and related agreements for a term of up to fifty (50) years with the non-profit housing providers to be selected by the Executive Director, Housing Secretariat through a competitive process, and for an initial term of up to five (5) years, with an option to extend the term for up to five additional years with the non-profit housing operators to be selected by the Executive Director, Housing Secretariat through non-competitive process, in connection with any such Housing Programs, on such terms and conditions as may be acceptable to the Executive Director, Corporate Real Estate Management, in consultation with the Executive Director, Housing Secretariat, and in a form satisfactory to the City Solicitor, for such properties approved under the Housing Programs. 18. City Council authorize up to 600 affordable rental homes, to be acquired or developed through the Housing Programs to be eligible for Open Door Affordable Housing Program incentives including waivers of fees for planning applications, building permits and parkland dedication fees, and an exemption from development charges. 19. City Council authorize the Executive Director, Housing Secretariat, to provide capital funding from the Development Charges Reserve Fund for Subsidized Housing (XR2116) in an amount not to exceed $300,000, inclusive of the Harmonized Sales Tax and disbursements, to pay for due diligence work incurred to identify and prepare properties for consideration under the Housing Programs. 20. City Council approve the necessary adjustments required to allocate federal or provincial funding, received during Council recess, for the Housing Programs to the Capital Revolving Reserve Fund for Affordable Housing (XR1058) to be overseen by the Executive Director, Housing Secretariat and used to support the acquisition by the City of real estate interests suitable for the Housing Programs , the purchase of modular housing, related pre-development and pre-construction costs (e.g. community engagement, planning, communications, environmental site assessments, cost consultant reports, permits, architectural or engineering reports, appraisals, legal/closing costs related to acquisition of land and buildings) and all other costs permitted under any secured federal or provincial housing programs to secure and develop affordable housing, in each instance on terms satisfactory to the Executive Director, Housing Secretariat and the Executive Director, Corporate Real Estate Management. 21. City Council approve the necessary adjustments required to amend the 2022 Capital Budget for the Housing Secretariat to include any federal or provincial funding received during Council recess for the Housing Programs to enable staff to begin implementation of projects. 22. City Council direct that if any community consultations on the projects covered by this item be held before the end of the current term, that the Deputy City Manager, Community and Social Services and the Executive Director, Housing Secretariat consult, where possible, with the local ward councillor on the consultation plan.
Staff recommendation as filed
The Executive Director, Housing Secretariat, and Executive Director, Corporate Real Estate Management, recommend that: Lease/Sub-lease Authorities for Modular Supportive Housing Projects 1. City Council authorize the Deputy City Manager, Corporate Services, in consultation with the Executive Director, Housing Secretariat, to approve and execute, on behalf of the City, long-term, nominal rent or below market rent leases/sub-leases and related agreements with the non-profit housing operators to be selected through a request for proposals process for 540 Cedarvale Avenue and 150 Dunn Avenue, substantially on the major terms and conditions set out in Attachment 1, and such other terms as deemed appropriate by the Deputy City Manager, Corporate Services in consultation with Executive Director, Housing Secretariat, and in a form satisfactory to the City Solicitor. 2. City Council authorize the Executive Director, Corporate Real Estate Management, in consultation with the Executive Director, Housing Secretariat, to negotiate, approve and execute, on behalf of the City, a below market rent sub-lease with Homes First Society or a related entity at 39 Dundalk Drive for up to five (5) years, with an option to extend the term for up to 5 additional years, substantially on the major terms and conditions set out in Attachment 1, and such other terms as deemed appropriate by Executive Director, Corporate Real Estate Management in consultation with Executive Director, Housing Secretariat, and in a form satisfactory to the City Solicitor. 3. City Council authorize the Executive Director, Housing Secretariat to negotiate and execute on behalf of the City, a Municipal Housing Facility Agreement (the City's "Contribution Agreement") with Homes First Society or a related entity, for 39 Dundalk Drive, 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. Authority to Extend Property Tax Exemptions - Modular Housing Initiative Phase Two 4. City Council exempt the 150 affordable rental homes to be developed in Phase Two of the Modular Housing Initiative from taxation for municipal and school purposes for an additional 15 years (in addition to the 35 year exemption previously authorized by City Council pursuant to CC20.6) through the Open Door Affordable Housing Program as outlined in the Financial Impact section of this report. Authority to Enter into a Lease with the University Health Network for Several Residential Properties and a Sub-lease with a Non-profit Housing Provider 5. City Council authorize the Deputy City Manager, Corporate Services to enter into a long-term nominal lease with University Health Network for the residential properties identified as 74 and 82 Dunn Avenue, 1, 3, 5, 7, 9, 11, 13, 15 and 17 Close Avenue, and 74 and 78 Springhurst Avenue ("House-form Properties"), for a 49-year term, on terms and conditions set out in Attachment 2, and such other terms as deemed appropriate by the Executive Director, Corporate Real Estate Management division in consultation with the Executive Director, Housing Secretariat, and in a form satisfactory to the City Solicitor. 6. City Council direct the Executive Director, Housing Secretariat, in consultation with the Executive Director, Corporate Real Estate Management, to issue a competitive Request for Proposals and select a qualified non-profit housing provider to operate and maintain the House-form Properties. 7. City Council authorize the Executive Director, Corporate Real Estate Management to enter into a sub-lease with the selected non-profit housing provider for the House-form Properties, substantially on the major terms and conditions set out in Attachment and such other terms as deemed appropriate by the Executive Director, Corporate Real Estate Management division in consultation with the Executive Director, Housing Secretariat, and in a form satisfactory to the City Solicitor. 8. City Council authorize the Executive Director, Housing Secretariat to negotiate and enter into a municipal housing facility agreement (the "Contribution Agreement') with the non-profit housing provider selected through the process in Part 6, on terms and conditions satisfactory to the Executive Director, Housing Secretariat and in a form acceptable to the City Solicitor, to secure the House-form Properties as affordable rental housing for the term of the City's Contribution Agreement with the selected non-profit provider. 9. City Council enact a site specific by-law amending the criteria for "Affordable Housing" in the Municipal Housing Facility By-law 183-2022, to exempt the House-form Properties, from the requirement that affordable rental housing units be "new" housing to meet the definition of "Affordable Housing" in Municipal Housing Facility By-law 183-2022. 10. City Council, conditional on the enacting of the site specific by-law amendment referred to in Part 9 above, exempt the House-form Properties, from taxation for municipal and school purposes for the term of the City's Contribution Agreement with the selected non-profit provider. 11. City Council authorize the Controller to cancel or refund any taxes paid after the effective date of the exemption from taxation for municipal and school purposes, as set out in the Contribution Agreement, referenced in Recommendation 10. 12. City Council authorize the Executive Director, Housing Secretariat to execute, on behalf of the City, any security or financing documents required by the provider selected through the process in Part 6, where permitted under the sub-lease and the Contribution Agreement, including any postponement, confirmation of status, discharge or consent documents where and when required during the term of the municipal housing facility agreement, as required by normal business practices, and provided that such documents do not give rise to financial obligations on the part of the City that have not been previously approved by City Council. Extension of Operating Agreement for 444 Logan Avenue with the City 13. City Council authorize an extension of the operating agreement and the date by which WoodGreen Community Housing Incorporated, or its successor, is obligated to re-convey the property at 444 Logan Avenue to the City, to August 1, 2024, to allow time for the City to negotiate the terms of the continued operation of this social housing project. 14. City Council direct Executive Director, Housing Secretariat to report back on the results of the negotiations with WoodGreen Community Housing Incorporated and a recommended course of action by no later than the third quarter of 2023. Federal and Provincial Housing Programs 15. City Council extend the application of the approvals and delegated authorities set out in Parts 1, 2, 7, 9, 10, 12, 13, 14, 16, 17, 18, 19 and 20 of Item PH26.4, as adopted by City Council at its meeting on October 1 and 4, 2021 (Rapid Housing Initiative-Phase Two), to any time-sensitive federally or provincially funded housing programs that become available in 2022 ("Housing Programs"), with such changes as may be necessary to enable the City to take all steps necessary to participate in and implement such program(s). 16. City Council authorize the Executive Director, Housing Secretariat to select non-profit and Indigenous housing providers through a non-competitive process to operate any properties approved under Housing Programs, where necessary to participate in and implement such program(s) and to meet urgent timelines associated with getting new housing projects ready for occupancy, and to negotiate and execute, on behalf of the City of Toronto, municipal housing project facility agreements with the housing providers selected 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. 17. City Council delegate authority to the Executive Director, Corporate Real Estate Management, to approve and execute, on behalf of the City, nominal rent or below market rent leases and related agreements for a term of up to fifty (50) years with the non-profit housing providers to be selected by the Executive Director, Housing Secretariat through a competitive process, and for an initial term of up to five (5) years, with an option to extend the term for up to five additional years with the non-profit housing operators to be selected by the Executive Director, Housing Secretariat through non-competitive process, in connection with any such Housing Programs, on such terms and conditions as may be acceptable to the Executive Director, Corporate Real Estate Management, in consultation with the Executive Director, Housing Secretariat, and in a form satisfactory to the City Solicitor, for such properties approved under the Housing Programs. 18. City Council authorize up to 600 affordable rental homes, to be acquired or developed through the Housing Programs to be eligible for Open Door Affordable Housing Program incentives including waivers of fees for planning applications, building permits and parkland dedication fees, and an exemption from development charges. 19. City Council authorize the Executive Director, Housing Secretariat, to provide capital funding from the Development Charges Reserve Fund for Subsidized Housing (XR2116) in an amount not to exceed $300,000, inclusive of the Harmonized Sales Tax and disbursements, to pay for due diligence work incurred to identify and prepare properties for consideration under the Housing Programs. 20. City Council approve the necessary adjustments required to allocate federal or provincial funding, received during Council recess, for the Housing Programs to the Capital Revolving Reserve Fund for Affordable Housing (XR1058) to be overseen by the Executive Director, Housing Secretariat and used to support the acquisition by the City of real estate interests suitable for the Housing Programs , the purchase of modular housing, related pre-development and pre-construction costs (e.g. community engagement, planning, communications, environmental site assessments, cost consultant reports, permits, architectural or engineering reports, appraisals, legal/closing costs related to acquisition of land and buildings) and all other costs permitted under any secured federal or provincial housing programs to secure and develop affordable housing, in each instance on terms satisfactory to the Executive Director, Housing Secretariat and the Executive Director, Corporate Real Estate Management. 21. City Council approve the necessary adjustments required to amend the 2022 Capital Budget for the Housing Secretariat to include any federal or provincial funding received during Council recess for the Housing Programs to enable staff to begin implementation of projects.
PH35.22amended
Status Update: A New Regulatory Framework for Multi-Tenant Houses
At its meeting in July 2021 and then again in October 2021, City Council considered Item PH25.10, an interdivisional report recommending a comprehensive regulatory framework for multi-tenant houses. On October 1 and 4, 2021, City Council referred the item to the City Manager and requested the City Manager work with City Planning, Municipal Licensing and Standards (MLS), the Housing Secretariat and the Chief Communications Officer to report back to the Planning and Housing Committee in 2022 on a list of 14 work items listed in Council's motion direction. This report responds to direction from the May 31, 2022, Planning and Housing Committee meeting requesting a status update of the report back and was prepared with input from the following Divisions: MLS, City Planning, Housing Secretariat, Toronto Building, Toronto Fire Services, Strategic Communications and Toronto Public Health.
The Planning and Housing Committee: 1. Requested the Executive Director, Housing Secretariat be included as part of the leadership team for the Framework for Multi-Tenant Houses. 2. Requested the Deputy City Manager, Infrastructure and Development Services to bring the public consultation plan to the first meeting of the Planning and Housing Committee of 2023. 3. Requested City staff report back no later than the first quarter, 2023 on the status of outstanding work items outlined in PH35.22 and the progress and implementation of the work program for a Multi-tenant Housing Regulatory Framework.
Staff recommendation as filed
The Deputy City Manager, Infrastructure and Development Services recommends that: 1. The Planning and Housing Committee receive this report for information.
PH35.23forwarded without recommendation
Employee Talent, Retention and Attraction - City Planning
This report responds to a request from City Council to report to the Planning and Housing Committee on strategies to retain and attract Planning staff. This report was prepared in consultation with People and Equity.
The Planning and Housing Committee submit the item to City Council without recommendations.
Staff recommendation as filed
The Chief Planner and Executive Director, City Planning recommends that: 1. Planning and Housing Committee receive this report for information.
PH35.24adopted
Review of Visitor Parking Requirements for New Development
This report responds to City Council direction for staff to review the approach to minimum requirements for visitor parking in new developments in different contexts within the City and in the different policy areas established in the revised Zoning By-law requirements (Zoning By-law 89-2022). Upon further review, staff are of the opinion that the minimum requirements for visitor parking that City Council adopted in December 2021 are appropriate given the data available and analysis undertaken to date and will be sufficient to meet the minimum needs of the development while being flexible enough to allow for a market-driven approach to parking provision that aligns with City policy objectives. Staff will work with applicants to ensure they have fully considered the need for visitor parking in their developments and considered the local context. Requests for reductions in the visitor parking supply will only be supported in extraordinary cases where the applicant has clearly demonstrated that the demand for visitor trips can be accommodated without creating other issues. In addition, staff will monitor the impacts of the new parking standards on the amount of visitor parking proposed in new development and report to City Council in Q1 2024 with an assessment of the provision of visitor parking in recent development applications and any proposed amendments to the Zoning By-law that may be warranted. Staff will also explore measures to mitigate parking challenges in areas with limited visitor parking. This report responds to City Council direction for staff to review the approach to minimum requirements for visitor parking in new developments in different contexts within the City and in the different policy areas established in the revised Zoning By-law requirements (Zoning By-law 89-2022). Upon further review, staff are of the opinion that the minimum requirements for visitor parking that City Council adopted in December 2021 are appropriate given the data available and analysis undertaken to date and will be sufficient to meet the minimum needs of the development while being flexible enough to allow for a market-driven approach to parking provision that aligns with City policy objectives. Staff will work with applicants to ensure they have fully considered the need for visitor parking in their developments and considered the local context. Requests for reductions in the visitor parking supply will only be supported in extraordinary cases where the applicant has clearly demonstrated that the demand for visitor trips can be accommodated without creating other issues. In addition, staff will monitor the impacts of the new parking standards on the amount of visitor parking proposed in new development and report to City Council in Q1 2024 with an assessment of the provision of visitor parking in recent development applications and any proposed amendments to the Zoning By-law that may be warranted. Staff will also explore measures to mitigate parking challenges in areas with limited visitor parking.
The Planning and Housing Committee: 1. Requested the Chief Planner and Executive Director, City Planning, to report to City Council in the first quarter of 2024 with an analysis of the impacts of the new parking standards on the amount of visitor parking proposed in new development. 2. Requested the Chief Planner and Executive Director, City Planning, in collaboration with the General Manager, Transportation Services to ensure transportation impact studies consider potential issues associated with the proposed amount of visitor parking. 3. Requested the Chief Planner and Executive Director, City Planning, in collaboration with the General Manager, Transportation Services and the Toronto Parking Authority, to explore measures to mitigate parking challenges in areas with limited visitor parking.
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 report to City Council in Q1 2024 with an analysis of the impacts of the new parking standards on the amount of visitor parking proposed in new development. 2. Planning and Housing Committee request the Chief Planner and Executive Director, City Planning, in collaboration with the General Manager, Transportation Services Division to ensure transportation impact studies consider potential issues associated with the proposed amount of visitor parking. 3. Planning and Housing Committee request the Chief Planner and Executive Director, City Planning, in collaboration with the General Manager, Transportation Services Division and the Toronto Parking Authority, to explore measures to mitigate parking challenges in areas with limited visitor parking.
PH35.25adopted
Prioritizing Affordable Housing in the Development Application Review Process
A January 2019 report, commissioned by the City of Toronto, the Toronto Housing Market Analysis: From Insight to Action, painted a stark picture of the housing market in Toronto and advises: In the absence of government intervention and action across the housing continuum, Toronto's low- and moderate-income households will face a grim housing situation. Unremedied, the housing situation in Toronto will produce consequential challenges for equity, cohesion, and economic prosperity in the city. These conclusions are backed up by a myriad of startling statistics and analysis. For example, the report found there was roughly only one "affordable" unit for every four low-income households (those with incomes of less than $30,000) in the private rental market in Toronto. To provide even one affordable unit for every two low-income households would require about 30,000 new affordable rental units (with rents less than $750 per month). Toronto City Council has made it a priority to try address this situation. At the start of the 2018-2022 term, Council created a new standing committee with a focus on housing. Council also approved the HousingTO 2020-2030 Action Plan and the Housing Now initiative, which in its first 3 phases is projected to result in 4,680 to 4,920 units of affordable housing. However, there are constraints that prevent the City from using tools other cities have for improving the supply of affordable housing. For example, we do not have the same tools for eviction prevention available in New York City and British Columbia. As well, the Province has restricted the application of Inclusionary Zoning, a tool used in many American cities like Boston and New York. So, we need to develop new tools for getting the most affordable housing possible out of private developments in our city. Though there are practices in the Planning Department to address this, given the depth of this crisis, we should leave no stone unturned. For example, there is no mention of affordable housing on the Project Data Sheet developers submit as part of the application process. This is critical if Toronto is to be the inclusive city of our dreams and for the sake of our future economic prosperity.
The Planning and Housing Committee recommends that: 1. City Council request the Chief Planner and Executive Director, City Planning, in consultation with the Executive Director, Housing Secretariat, report to the Planning and Housing Committee in the first quarter of 2023 on how the development application review process might be enhanced to prioritize affordable housing and what weight built form and related issues like urban design guidelines should be given in those deliberations; and include in those considerations adding a section about affordable housing to the Project Data Sheet. 2. City Council request the Chief Planner and Executive Director, City Planning, in consultation with the Executive Director, Housing Secretariat, implement any appropriate interim steps that foster the building of affordable housing in all developments, discovered as part of the review undertaken as a result of Recommendation 1.
Staff recommendation as filed
Councillor Paula Fletcher recommends that: 1. City Council request the Chief Planner and Executive Director, City Planning, in consultation with the Executive Director, Housing Secretariat, report to the Planning and Housing Committee in the first quarter of 2023 on how the development application review process might be enhanced to prioritize affordable housing and what weight built form and related issues like urban design guidelines should be given in those deliberations; and include in those considerations adding a section about affordable housing to the Project Data Sheet. 2. City Council request the Chief Planner and Executive Director, City Planning, in consultation with the Executive Director, Housing Secretariat, implement any appropriate interim steps that foster the building of affordable housing in all developments, discovered as part of the review undertaken as a result of Recommendation 1.
PH35.26adopted
Beaches-East York Missing Middle EHON Pilot Update
In February 2022 the Planning & Housing Committee received a PH31.6, "Expanding Housing Options in Neighbourhoods - Update Report," which included an information on the progress being made here in Beaches-East York on the Missing Middle Pilot. Through the lengthy technical work required to assess city-owned sites, City staff have captured important lessons and information that will advance our progress on adding much-needed housing forms in the city. As the work continues, I'd like to request that the next Pilot update be brought to Committee in the first quarter of 2023 and, in the meantime, that the City's Expanding Housing Options in Neighbourhoods (EHON) website be updated with information and visuals for the many residents of Beaches-East York and Toronto who continue to be interested in the Pilot. As Toronto's housing market becomes increasingly out of reach we're going to need to keep finding creative ways to work with our local communities to add more housing options. That means working with community to showcase what Missing Middle can look like, and it also means working through the development process to better understand the policy changes required to bring in the housing our city will need. For Toronto to continue being a place of opportunity - for those here now, and those who will be in the future - continued progress on increasing housing options is essential.
The Planning and Housing Committee: 1. Requested the Chief Planner and Executive Director, City Planning Division to: a. Report to Planning and Housing Committee in the first quarter of 2023 with a status update report on the Expanding Housing Options in Neighbourhoods - Beaches East York Pilot Project; and b. Update the City's Expanding Housing Options in Neighbourhoods website with information about the status of the Beaches East York Pilot Project at the earliest possible opportunity.
Staff recommendation as filed
Councillor Brad Bradford recommends to the Planning and Housing Committee that: 1. The Chief Planner and Executive Director, City Planning Division be requested to: a. Report to Planning and Housing Committee in first quarter of 2023 with a status update report on the Expanding Housing Options in Neighbourhoods - Beaches East York Pilot Project; and b. Update the City's Expanding Housing Options in Neighbourhoods website with information about the status of the Beaches East York Pilot Project at the earliest possible opportunity.