Planning and Housing Committee
The full agenda, as filed
All 13 items in the clerk’s order. Each carries the city’s own words: the staff recommendation, what the body decided, and its status. Nothing below is written by us.
PH6.1amended
This report recommends a citywide Official Plan Amendment to Section 3.2.1 Housing of the Official Plan to address the loss of dwelling rooms through redevelopment proposals. The recommended Official Plan Amendment is the result of extensive consultation with stakeholders including advocates and organizations working in Toronto's affordable housing sector, current and former tenants of dwelling rooms, landlords and operators of rooming houses, the development industry, and the public. Based on feedback received through consultations, as well as additional analysis and consultation with City Divisions, the draft policies have been revised. The recommended Official Plan Amendment, appended to this report as Attachment 1, reinforces the City's policy objectives for providing a full range of housing across the City including affordable housing, provides for the replacement of dwelling rooms consistent with existing Official Plan policies that require the replacement of rental housing, and is an important step forward for the City in addressing the loss of deeply affordable housing such as dwelling rooms. Key components of the recommended policy framework include: additional rent definitions and categories; a 15 year affordability period with opportunities to be sought to secure the ongoing affordability for a period of at least 49 years; replacement housing type to be either a rental dwelling room or a rental bachelor unit; and identifying that the City will seek opportunities to achieve full replacement and longer-term affordability.
The Planning and Housing Committee recommends that: 1. City Council amend the proposed Official Plan Amendment appended as Attachment 1 to the report (May 21, 2019) from the Chief Planner and Executive Director, City Planning by adding the words "in areas where dwelling rooms, such as those in rooming houses, are permitted" to the new Policy 11, following the words, "New development" so that the policy reads as follows: "New development in areas where dwelling rooms, such as those in rooming houses, are permitted that would have the effect of removing all or part of a private building or related group of buildings, and would result in the loss of six or more dwelling rooms will not be approved unless:" 2. City Council amend the Official Plan substantially in accordance with the recommended Official Plan Amendment appended as Attachment 1 to the report (May 21, 2019) from the Chief Planner and Executive Director, City Planning, 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 as may be required. 4. City Council request the Province of Ontario to amend Subsection 111(3) of the City of Toronto Act, 2006 to permit the regulation of residential rental properties that contain six or more dwelling rooms in a similar manner as the City of Toronto is permitted to regulate properties that contain six or more dwelling units.
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 recommended Official Plan Amendment appended as Attachment 1. 2. City Council authorize the City Solicitor to make such stylistic and technical changes to the recommended Official Plan Amendment as may be required. 3. City Council request the Province of Ontario to amend Subsection 111(3) of the City of Toronto Act, 2006 to permit the regulation of residential rental properties that contain six or more dwelling rooms in a similar manner as the City of Toronto is permitted to regulate properties that contain six or more dwelling units.
PH6.2amended
Inclusionary Zoning Official Plan Policy Directions
This report presents proposed inclusionary zoning policy directions for the purposes of public and stakeholder consultation and feedback. Inclusionary zoning (IZ) is a land-use planning tool that enables the City to require affordable housing units be included in new residential developments. On April 11, 2018 the Province enacted Ontario Regulation 232/18 under the Planning Act, 1990 to give municipalities the authority to implement inclusionary zoning. The Act and regulation require that municipalities have an assessment report prepared that will be considered as part of the development and prior to the adoption of Official Plan policies. The assessment report is required to include information related to housing need and demand and the financial impacts on the housing market from inclusionary zoning. The City's assessment report has been drafted and will be utilized as part of the consultation program to provide context and rationale for the proposed policy directions. The draft assessment report is available at https://www.toronto.ca/InclusionaryZoning A final assessment report will be considered by Council as part of the recommended Official Plan Amendment. Issues of housing affordability have grown exponentially in recent years, impacting not only the City's most vulnerable residents, but increasingly low and moderate income households as well. The City's renters, particularly households looking for housing in today's market, have been most impacted by increasing housing affordability issues and are more and more often left with little choice but to pay more than 50 percent of their income on rent in order to live within access to transit, jobs and services. Housing affordability is also a concern for ownership households, as ownership prices have increased significantly and are out of reach of many households. Adding to these housing affordability issues, the provision of affordable housing has not kept up with the growth of the City, with only about 2 percent of new units built or approved over the last five years meeting the City's Official Plan definition of affordable housing, defined as at or below average market rent for the City of Toronto by unit type. In 2018, City Council provided a response to the Province on a proposed version of the inclusionary zoning regulation and reiterated the City's key principles for a successful inclusionary zoning framework. The proposed inclusionary zoning policy directions builds on these key principles and have been developed through in-depth analysis of housing need and demand over the past 10 years, current trends in market pricing for ownership and rental housing, and analysis of the potential impacts of inclusionary zoning on the financial viability of market developments. The policy directions have also been informed by initial stakeholder consultations with key representatives of the development industry and housing and homelessness organizations. Affordable housing provided through inclusionary zoning may be provided as affordable rental housing or affordable ownership housing. City staff were directed in 2016 to report on further amendments to the Official Plan affordable ownership housing definition in conjunction with inclusionary zoning. The intent of revising the definition is to better support the provision of affordable ownership housing through Official Plan policies. This report includes proposed direction on an updated definition for affordable ownership housing. The proposed definition will be consulted on along with the proposed inclusionary zoning policy directions, and is expected to be further refined based on feedback and additional market analysis. On May 2, 2019 Bill 108 (the More Homes, More Choice Act, 2019) was introduced in the provincial legislature. The Bill proposes to amend 13 different statutes, including the Planning Act. Bill 108 is out for consultation until June 1, 2019. City staff are currently reviewing Bill 108, including any implications for inclusionary zoning.
The Planning and Housing Committee: 1. Directed that the proposed Official Plan inclusionary zoning policy directions and affordable ownership housing definition, appended as Attachment 1 to the report (May 13, 2019) from the Chief Planner and Executive Director, City Planning be endorsed as the basis for public consultation. 2. Directed that the public consultations on proposed Official Plan inclusionary zoning policy directions and affordable ownership housing definition include the following: a. Applying Inclusionary Zoning to as-of-right and rezoned development b. Applying Inclusionary Zoning as broadly as possible geographically c. Applying Inclusionary Zoning at set aside rates that provide the greatest amount of affordable housing d. Keeping the housing affordable for the greatest duration e. Ensuring Inclusionary Zoning units reach deeper levels of rental housing affordability, wherever possible, to reflect the need for deeply affordable rental housing. 3. Directed the Chief Planner and Executive Director, City Planning and the Executive Director, Housing Secretariat to develop and include as part of the public consultations on the proposed Official Plan inclusionary zoning policy directions and affordable ownership housing definition, options and mechanisms to extend the affordability period on inclusionary units from 25 years to longer affordability, including in perpetuity, and report in the fourth quarter of 2019. 4. Directed the Chief Planner and Executive Director, City Planning, the Executive Director, Housing Secretariat and the General Manager, Shelter, Support and Housing Administration to develop and include as part of the public consultations on the proposed Official Plan inclusionary zoning policy directions, options in implementing and administering an income-based alternative to average market rate (AMR), defining affordable rent as spending a maximum of 30 percent of gross income on housing costs, and report in the fourth quarter of 2019. 5. Directed City Planning staff to undertake consultation, including open houses and meetings with key stakeholders, to obtain comments and feedback regarding the proposed Official Plan inclusionary zoning policy directions and affordable ownership housing definition contained in Attachment 1 to the report (May 13, 2019) from the Chief Planner and Executive Director, City Planning. 6. Directed the Chief Planner and Executive Director, City Planning to include in the consultation process the elements currently used in the city's housing plan consultations to facilitate independent community groups hosting consultation events. 7. Directed staff to report back in the fourth quarter of 2019 on the findings from the consultation, the results of any further analysis, and prepare recommended Official Plan inclusionary zoning policies and affordable ownership housing definition. 8. Requested the Chief Planner and Executive Director, City Planning in consultation with the Executive Director, Housing Secretariat and the General Manger, Shelter, Support and Housing Administration to report on program options to provide for the participation of non-profit organizations in the delivery of inclusionary zoning units, including the potential of inclusionary zoning units being provided as rental housing and at deeper affordability levels and longer affordability periods, as part of the report back on the Official Plan inclusionary zoning policy. 9. Directed the Chief Planner and Executive Director, City Planning to share the assessment report and any updates with stakeholders. 10. Requested the appropriate staff to report back on achieving at least 20 percent affordable housing on lands being surplused by city agencies and boards where the City of Toronto is sole shareholder.
Staff recommendation as filed
The Chief Planner and Executive Director, City Planning recommends that: 1. The Planning and Housing Committee direct that the proposed Official Plan inclusionary zoning policy directions and affordable ownership housing definition, appended as Attachment 1 to this report, be endorsed as the basis for public consultation. 2. The Planning and Housing Committee direct City Planning staff to undertake consultation, including open houses and meetings with key stakeholders, to obtain comments and feedback regarding the proposed Official Plan inclusionary zoning policy directions and affordable ownership housing definition contained in Attachment 1. 3. The Planning and Housing Committee direct staff to report back in Q4 2019 on the findings from the consultation, the results of any further analysis, and prepare recommended Official Plan inclusionary zoning policies and affordable ownership housing definition.
PH6.3deferred
Expanding the Housing Allowance Program
This report responds to City Council's request, originating from a Member's Motion, that the General Manager, Shelter Support and Housing Administration report on potential measures and funding options to expand the housing allowance program, including the creation of a new upper tier of the Municipal Land Transfer Tax (MLTT). This report provides background on the City's housing allowance program, reviews the impact of expanding the program, and addresses funding options. Housing allowances are an important tool to help address homelessness. By increasing access to affordable housing and assisting people to move out of emergency shelters more quickly, housing allowances represent a proven pathway to stable housing. The City currently administers some 5,400 housing allowances. The provincial government recently announced funding allocations for the new three-year Ontario Priorities Housing Initiative, including $70 million for Toronto between 2019/20 and 2021/22 to address priorities in the areas of housing supply and affordability. Funding for housing allowance programs are eligible under this initiative and staff will report to Council on recommended funding allocations and priorities in July 2019. The City is currently developing its next ten-year housing plan, HousingTO 2020-2030 Action Plan, to be presented to City Council in the fall of 2019. The public engagement phase of the plan is underway to develop a comprehensive, solutions-based plan to address housing and homelessness challenges over the next decade. Sustaining and expanding housing allowance programs will be addressed as part of the new plan. This report was prepared in consultation with the City's Shelter, Support and Housing Administration and Corporate Finance Divisions.
The Planning and Housing Committee: 1. Deferred consideration of the item until the July 3, 2019 meeting of the Planning and Housing Committee.
Staff recommendation as filed
The Executive Director, Housing Secretariat, recommends that: 1. Planning and Housing Committee receive this report for information.
PH6.4adopted
Providing New Affordable Rental Housing at 685 Queen Street East
City Council, at its meeting of December 9 and 10, 2015, through report TE12.7, "Final Report - 77-79 East Don Roadway and 661-677 Queen Street East - Zoning Amendment Applications", directed that the community benefits to be secured as part of the development approvals for the mixed-use project at 77-79 East Don Roadway and 661-677 Queen Street East be a cash payment and be used towards the provision of affordable housing in Ward 14 (formerly Ward 30). This report recommends that the City enter into a pre-development agreement with Riverdale Co-operative Houses Inc. ("Riverdale Co-operative") to provide up to $500,000 in section 37 funds to conduct pre-development activities for the purpose of redeveloping Riverdale Co-operative's property located at 685 Queen Street East, adjacent to the 77-79 East Don Roadway and 661-677 Queen Street East site. The intent of the redevelopment is to revitalize the existing nine units and add up to 23 additional, accessible affordable rental units. Through the development review process and community consultation, an appropriate built form will be reached, which will ultimately determine the final number of affordable units. The pre-development activities will include but not be limited to securing consultants to undertake design development, tenant relocation activities, determining capital and operating cost requirements, and obtaining engineering and other reports needed to inform the redevelopment of 685 Queen Street East. Following the completion of pre-development activities, staff will report back to the Planning and Housing Committee before the end of 2019 on the capital cost and operating requirements needed to redevelop the property and ensure its long-term operating viability.
The Planning and Housing Committee recommends that: 1. City Council authorize the Executive Director, Housing Secretariat to provide $500,000 in funding, inclusive of HST and disbursements, from the Capital Revolving Reserve Fund (XR1058) to Riverdale Co-operative Homes Inc. for the purpose of conducting predevelopment activities related to the redevelopment of 685 Queen Street East in Ward 14, fully funded from the Section 37 (Planning Act Reserve Fund) community benefits from 77-79 East Don Roadway and 661-677 Queen Street East (Source Account Number XR3026-3700879), subject to the transfer of the designated funds from account XR3026-3700879 to account XR1058; 2. City Council approve an increase to the 2019 Approved Operating Budget for Shelter, Support and Housing Administration, in coordination with the Executive Director, Housing Secretariat, of $500,000 gross, $0 net for affordable housing at 685 Queen Street East funded from the Capital Revolving Reserve Fund for Affordable Housing (XR1058) to support pre-development activities pursuant to the redevelopment of 685 Queen Street East; 3. City Council authorize the Executive Director, Housing Secretariat to negotiate and enter into on behalf of the City, an agreement and any other documents deemed necessary, with Riverdale Co-operative Homes Inc. to fund the pre-development work necessary to inform the decisions to be made with respect to the redevelopment of 685 Queen Street East, on terms and conditions satisfactory to the Executive Director, Housing Secretariat, and in a form satisfactory to the City Solicitor; and 4. City Council direct the Executive Director, Housing Secretariat to report to the Planning and Housing Committee no later than the end of 2019 on the results of the pre-development work, including the capital and operating funding required to complete the redevelopment of 685 Queen Street East including the creation of net new affordable rental homes.
Staff recommendation as filed
The Executive Director, Housing Secretariat recommends that: 1. City Council authorize the Executive Director, Housing Secretariat to provide $500,000 in funding, inclusive of HST and disbursements, from the Capital Revolving Reserve Fund (XR1058) to Riverdale Co-operative Homes Inc. for the purpose of conducting predevelopment activities related to the redevelopment of 685 Queen Street East in Ward 14, fully funded from the Section 37 (Planning Act Reserve Fund) community benefits from 77-79 East Don Roadway and 661-677 Queen Street East (Source Account Number XR3026-3700879), subject to the transfer of the designated funds from account XR3026-3700879 to account XR1058; 2. City Council approve an increase to the 2019 Approved Operating Budget for Shelter, Support and Housing Administration, in coordination with the Executive Director, Housing Secretariat, of $500,000 gross, $0 net for affordable housing at 685 Queen Street East funded from the Capital Revolving Reserve Fund for Affordable Housing (XR1058) to support pre-development activities pursuant to the redevelopment of 685 Queen Street East; 3. City Council authorize the Executive Director, Housing Secretariat to negotiate and enter into on behalf of the City, an agreement and any other documents deemed necessary, with Riverdale Co-operative Homes Inc. to fund the pre-development work necessary to inform the decisions to be made with respect to the redevelopment of 685 Queen Street East, on terms and conditions satisfactory to the Executive Director, Housing Secretariat, and in a form satisfactory to the City Solicitor; and 4. City Council direct the Executive Director, Housing Secretariat to report to the Planning and Housing Committee no later than the end of 2019 on the results of the pre-development work, including the capital and operating funding required to complete the redevelopment of 685 Queen Street East including the creation of net new affordable rental homes.
PH6.5adopted
Home Ownership Funding Allocations to Support 127 New Non-Profit Affordable Ownership Homes
This report recommends the deferral of City development charges under the Home Ownership Assistance Program (HOAP) for up to 127 new non-profit homes in two new developments by Habitat for Humanity and Options for Homes/Home Ownership Alternatives. Deferral of development charges will support the development of the homes by the non-profit groups by reducing the up-front costs to construct the homes. Further, the value of the development charges will be delivered as down payment assistance loans by the non-profit groups to help qualifying, low-to-moderate income renter families and individuals purchase the homes at more affordable prices. The two non-profit housing developments recommended for HOAP support are: - Habitat for Humanity townhomes at 3060 Eglinton Avenue East in Ward 24 Scarborough-Guildwood (10 homes); and - Options for Homes/Home Ownership Alternatives condominium apartments at 10 Wilby Crescent in Ward 5 York South Weston (117 homes). The HOAP deferral recommendations in this report result from a competitive Request for Proposals (RFP) process conducted by the Affordable Housing Office. The development charges deferred will be paid to the City with capital appreciation when the homes are sold or refinanced. The recommended deferral of development charges for the127 new affordable ownership homes align with the City's Housing Opportunities Toronto 10-year Affordable Housing Action Plan.
The Planning and Housing Committee recommends that: 1. City Council approve the deferral of development charges for up to 117 affordable housing units to be developed by Options for Homes Non-Profit Corporation (Greater Toronto Area), Home Ownership Alternatives Non-Profit Corporation (Greater Toronto Area) and the Humber Co-operative Development Corporation on the property currently known as 10 Wilby Crescent, under the terms of the City's Home Ownership Assistance Program. 2. City Council approve the deferral of development charges for up to 10 affordable housing units to be developed by Habitat for Humanity Greater Toronto Area on the property currently known as 3060 Eglinton Avenue East, under the terms of the City's Home Ownership Assistance Program. 3. City Council authorize the Executive Director, Housing Secretariat, to negotiate, enter into and execute, on behalf of the City, all development charges deferral agreements, and any security, financing or other documents required with Options for Homes Non-Profit Corporation (Greater Toronto Area), or a related corporation, Home Ownership Alternatives Non-Profit Corporation (Greater Toronto Area), or a related corporation, Humber Co-operative Development Corporation or a related corporation, for the 10 Wilby Crescent affordable ownership project, and Habitat for Humanity Greater Toronto Area, or a related corporation, for the project at 3060 Eglinton Avenue East, and any other parties deemed necessary to facilitate the development charges deferral outlined in this report, on terms and conditions satisfactory to the Director, Affordable Housing Office, in consultation with the Chief Financial Officer, and in a form satisfactory to the City Solicitor. 4. City Council authorize the City Solicitor to execute, postpone, confirm the status of, and discharge any City security documents registered as required by normal business practices.
Staff recommendation as filed
The Executive Director, Housing Secretariat recommends that: 1. City Council approve the deferral of development charges for up to 117 affordable housing units to be developed by Options for Homes Non-Profit Corporation (Greater Toronto Area), Home Ownership Alternatives Non-Profit Corporation (Greater Toronto Area) and the Humber Co-operative Development Corporation on the property currently known as 10 Wilby Crescent, under the terms of the City's Home Ownership Assistance Program. 2. City Council approve the deferral of development charges for up to 10 affordable housing units to be developed by Habitat for Humanity Greater Toronto Area on the property currently known as 3060 Eglinton Avenue East, under the terms of the City's Home Ownership Assistance Program. 3. City Council authorize the Executive Director, Housing Secretariat, to negotiate, enter into and execute, on behalf of the City, all development charges deferral agreements, and any security, financing or other documents required with Options for Homes Non-Profit Corporation (Greater Toronto Area), or a related corporation, Home Ownership Alternatives Non-Profit Corporation (Greater Toronto Area), or a related corporation, Humber Co-operative Development Corporation or a related corporation, for the 10 Wilby Crescent affordable ownership project, and Habitat for Humanity Greater Toronto Area, or a related corporation, for the project at 3060 Eglinton Avenue East, and any other parties deemed necessary to facilitate the development charges deferral outlined in this report, on terms and conditions satisfactory to the Director, Affordable Housing Office, in consultation with the Chief Financial Officer, and in a form satisfactory to the City Solicitor. 4. City Council authorize the City Solicitor to execute, postpone, confirm the status of, and discharge any City security documents registered as required by normal business practices.
PH6.6amended
Strategy for Minimizing the Negative Impacts of Residential Infill Construction: Update
This report responds to the City Council direction that the Chief Building Official evaluate and report on the effectiveness of the most recent (2018) joint targeted inspection and enforcement program, including information on the use of tickets issued through the program. This report also provides an update on the Residential Construction Dust Control By-law (Toronto Municipal Code Chapter 417, Dust) and the Infill Construction Site Public Notice By-law (Toronto Municipal Code Chapter 519, Infill Construction, Public Notice), both of which came into effect on September 4, 2018. The report contains a recommendation which, if adopted, would make minor editorial amendments to Toronto Municipal Code Chapter 519, in order to clarify application of the Infill Construction Site Public Notice By-law for the public and Toronto Building staff. No further changes to the residential infill construction strategy are recommended at this time to support its continued implementation. In 2016, Toronto Building launched a comprehensive inter-divisional strategy to minimize the negative impacts of residential construction in existing neighbourhoods. Through a collaborative effort, the strategy has been a success and will continue to have a positive impact in Toronto's neighbourhoods where construction is occurring. Because of the strategy, the City of Toronto now takes a proactive and co-ordinated approach to nuisance issues resulting from residential infill construction sites. In May 2018, Toronto Building reported to City Council with an update on the residential infill initiative. That report provided an overview of the Targeted Inspection and Enforcement Program. The program, launched in 2017, involved staff from five divisions (Toronto Building, Municipal Licensing and Standards, Transportation Services, Parks, Forestry and Recreation and Toronto Water) visiting construction sites together in areas of the city with significant residential infill activity. It was intended, in part, to establish a benchmark of the current state of by-law and other infractions occurring on residential construction sites. However, the effectiveness of the program has extended beyond it being only an inspection and enforcement exercise. The Executive Director, Municipal Licensing and Standards, the General Manager, Toronto Water, the General Manager, Parks, Forestry and Recreation, the General Manager, Transportation Services and the City Solicitor were consulted in the preparation of this report.
The Planning and Housing Committee recommends that: 1. City Council adopt the proposed minor amendments to Toronto Municipal Code Chapter 519, Infill Construction, Public Notice set out in Appendix 3 to the report (May 13, 2019) from the Chief Building Official and Executive Director, Toronto Building.
Staff recommendation as filed
The Chief Building Official and Executive Director, Toronto Building recommends that: 1. City Council adopt the proposed minor amendments to Toronto Municipal Code Chapter 519, Infill Construction, Public Notice set out in Appendix 3.
PH6.7adopted
Area-Specific Amendment to the Sign Bylaw: 923 Oxford Street
The City received an application to amend the Sign Bylaw to enable 923 Oxford Street to contain a third party electronic ground sign with one sign face directed west. The Sign Bylaw is a harmonized, City-wide set of regulations governing signs, adopted in 2010. Under the Sign Bylaw, City Council considers applications from the public where significant changes are requested. The Chief Building Official (CBO) brings forward all of the applications to amend the Sign Bylaw on an annual basis, so that City Council can consider the overall and cumulative impact of these applications on the City's built environment, and the Sign Bylaw itself. This report is in response to an application for an amendment that would result in a third party electronic ground sign almost four metres higher and with a sign face area more than three times larger than permitted by the Sign Bylaw. The proposed sign would be approximately 31 metres from the Gardiner Expressway, whereas a setback of 400 metres is required. The proposed amendment would also result in a sign that does not comply with the 150-metre separation distance to other third party signs, or the 500-metre separation distance to other third party electronic signs. A third party electronic ground sign is a permitted sign type at 923 Oxford Street. The proposed amendment seeks to modify the applicable sign permit term by extending the initial permit from five to ten years. The application also seeks to modify the illumination provisions so that the sign could be illuminated 24 hours per day. The Sign Bylaw requires that a sign in this location be shut off between 11:00 p.m. and 7:00 a.m. Toronto Building, in consultation with Transportation Services, City Planning and Economic Development and Culture, conducted a thorough review of the application, and does not believe that the applicant's rationale is consistent with the objectives of the Sign Bylaw. Toronto Building does not recommend approval of this amendment as the proposed sign is significantly larger (approximately three times larger) than what is permitted by the Sign Bylaw, and if approved, would contribute to sign clutter in the area along this portion of the Gardiner Expressway where large third party signs are not permitted. The Sign Bylaw also requires that third party signs not be located within 400 metres of the Gardiner Expressway, whereas a distance of 31 metres is being proposed.
The Planning and Housing Committee recommends that: 1. City Council refuse the application to amend the Sign Bylaw to add an area-specific amendment to Schedule 'B' of Chapter 694, Signage Master Plans and Area-Specific Amendments, to replace the existing Sign Bylaw regulations concerning third party signs applicable to the premises municipally known as 923 Oxford Street with regulations to allow for, and regulate, a single third party electronic ground sign, as described in Attachment 1 of the report (May 10, 2019) from the Chief Building Official and Executive Director, Toronto Building.
Staff recommendation as filed
The Chief Building Official and Executive Director, Toronto Building, recommends that: 1. City Council refuse the application to amend the Sign Bylaw to add an area-specific amendment to Schedule 'B' of Chapter 694, Signage Master Plans and Area-Specific Amendments, to replace the existing Sign Bylaw regulations concerning third party signs applicable to the premises municipally known as 923 Oxford Street with regulations to allow for, and regulate, a single third party electronic ground sign, as described in Attachment 1 of this report.
PH6.8adopted
Area-Specific Amendment to the Sign Bylaw: 1589 The Queensway
The City received an application to amend the Sign Bylaw to enable 1589 The Queensway to contain a third party electronic ground sign with one sign face, directed east. The Sign Bylaw is a harmonized, City-wide set of regulations governing signs which was adopted in 2010. Under the Sign Bylaw, City Council considers applications from the public where significant changes are requested. The Chief Building Official (CBO) brings forward all of the applications to amend the Sign Bylaw on an annual basis, so that City Council can consider the overall and cumulative impact of these applications on the City's built environment, and the Sign Bylaw itself. A third party electronic ground sign is a permitted sign type at 1589 The Queensway. The applicant is requesting an amendment that would result in a third party electronic ground sign more than eight metres higher and with a sign face area more than three times larger than permitted by the Sign Bylaw. The proposed sign would be approximately 45 metres from the Gardiner Expressway, whereas a setback of 400 metres is required. The proposed amendment seeks to modify the applicable sign permit term by extending the initial permit term from five to ten years. The application also seeks to modify the illumination provisions so that the sign could be illuminated 24 hours per day. The Bylaw requires that a sign in this location be shut off between 11:00 p.m. and 7:00 a.m. Toronto Building, in consultation with Transportation Services, City Planning and Economic Development and Culture, conducted a thorough review of the application, and does not believe that the applicant's rationale is consistent with the objectives of the Sign Bylaw. Toronto Building does not recommend approval of this amendment as the proposed sign is significantly larger (approximately three times larger) than what is permitted by the Sign Bylaw, and if approved, would contribute to sign clutter in the area along this portion of the Gardiner Expressway where large third party signs are not permitted. The Sign Bylaw also requires that third party signs not be located within 400 metres of the Gardiner Expressway, whereas a distance of 45 metres is being proposed.
The Planning and Housing Committee recommends that: 1. City Council refuse the application to amend the Sign Bylaw to add an area-specific amendment to Schedule 'B' of Chapter 694, Signage Master Plans and Area-Specific Amendments, to replace the existing Sign Bylaw regulations concerning third party signs applicable to the premises municipally known as 1589 The Queensway with regulations to allow for, and regulate, a single third party electronic ground sign, as described in Attachment 1 to the report (May 10, 2019) from the Chief Building Official and Executive Director, Toronto Building.
Staff recommendation as filed
The Chief Building Official and Executive Director, Toronto Building, recommends that: 1. City Council refuse the application to amend the Sign Bylaw to add an area-specific amendment to Schedule 'B' of Chapter 694, Signage Master Plans and Area-Specific Amendments, to replace the existing Sign Bylaw regulations concerning third party signs applicable to the premises municipally known as 1589 The Queensway with regulations to allow for, and regulate, a single third party electronic ground sign, as described in Attachment 1 of this report.
PH6.9withdrawn
Area-Specific Amendment to the Sign Bylaw: 494 Richmond Street East
The City received an application to amend the Sign Bylaw to enable 494 Richmond Street East to contain a third party electronic ground sign with one sign face, directed east. The Sign Bylaw is a harmonized, City-wide set of regulations governing signs, adopted in 2010. Under the Sign Bylaw, City Council considers applications from the public where significant changes are requested. The Chief Building Official (CBO) brings forward all of the applications to amend the Sign Bylaw on an annual basis, so that City Council can consider the overall and cumulative impact of these applications on the City's built environment, and the Sign Bylaw itself. This report is in response to an application for an amendment that would facilitate the erection and display of a new third party electronic ground sign, and the removal of an existing third party ground sign at 520 Richmond Street East. Under the current Sign Bylaw, neither the existing third party ground sign nor the proposed third party electronic ground sign is permitted in a Commercial Residential (CR) Sign District. The applicant's proposal would require that an existing third party ground sign at 520 Richmond Street East be removed prior to the sign permit being issued. The proposed amendment also seeks to modify the applicable sign permit term by extending the initial permit from five to ten years. Toronto Building, in consultation with Transportation Services, City Planning and Economic Development and Culture, has conducted a thorough review of the application, and does not believe that the applicant's rationale is consistent with the objectives of the Sign Bylaw. Toronto Building does not recommend approval of this amendment as the proposed sign is likely to have a negative impact on a 19-and 22-storey residential building to the south-east, and a 24-storey residential building to the south. In addition, the proposed sign adds to sign clutter in the area as there are two existing third party signs within the 150 metre separation distance required by the Sign Bylaw.
The Planning and Housing Committee withdrew Item PH6.9 from the agenda.
Staff recommendation as filed
The Chief Building Official and Executive Director, Toronto Building, recommends that: 1. City Council refuse the application to amend the Sign Bylaw to add an area-specific amendment to Schedule 'B' of Chapter 694, Signage Master Plans and Area-Specific Amendments, to replace the existing Sign Bylaw regulations concerning third party signs applicable to the premises municipally known as 494 Richmond Street East with regulations to allow for, and regulate, a single third party electronic ground sign, as described in Attachment 1 of this report.
PH6.10referred
Area-Specific Amendment to the Sign Bylaw: 2075 Lawrence Avenue East
The City received an application to amend the Sign Bylaw to enable 2075 Lawrence Avenue East to contain a third party electronic ground sign with two faces, directed east and west. The Sign Bylaw is a harmonized, City-wide set of regulations governing signs which was adopted in 2010. Under the Sign Bylaw, City Council considers applications from the public where significant changes are requested. The Chief Building Official (CBO) brings forward all of the applications to amend the Sign Bylaw on an annual basis, so that City Council can consider the overall and cumulative impact of these applications on the City's built environment, and the Sign Bylaw itself. This report is in response to an application for an amendment that would facilitate the replacement of an existing third party ground sign that was established under a previous Bylaw with a third party electronic ground sign displaying static copy east and west along Lawrence Avenue East. Under the current Sign Bylaw, neither the existing third party ground sign nor the proposed third party electronic ground sign is permitted in a Commercial Residential (CR) Sign District. The applicant's proposal would require that the existing third party ground sign be removed prior to the sign permit being issued. The proposed amendment also seeks to modify the applicable sign permit term by extending the initial permit from five to ten years. Toronto Building, in consultation with City Planning and Economic Development and Culture, conducted a thorough review of the application, and does not believe that the applicant's rationale is consistent with the objectives of the Sign Bylaw. Toronto Building does not recommend approval of this amendment as the proposed sign is likely to have a negative impact on a number of residential properties to the south, as well as an 11-storey residential apartment building approximately 145 metres to the west. In addition, the proposed sign adds to sign clutter in the area and conflicts with existing first party signs.
The Planning and Housing Committee: 1. Referred the item to the Chief Building Official and Executive Director, Toronto Building for further discussions with the applicant.
Staff recommendation as filed
The Chief Building Official and Executive Director, Toronto Building, recommends that: 1. City Council refuse the application to amend the Sign Bylaw to add an area-specific amendment to Schedule 'B' of Chapter 694, Signage Master Plans and Area-Specific Amendments, to replace the existing Sign Bylaw regulations concerning third party signs applicable to the premises municipally known as 2075 Lawrence Avenue East with regulations to allow for, and regulate, a single third party electronic ground sign, as described in Attachment 1 of this report.
PH6.11referred
Area-Specific Amendment to the Sign Bylaw: 2378-2410 Eglinton Avenue East
The City received an application to amend the Sign Bylaw to enable 2378-2410 Eglinton Avenue East (referred to in this document as 2410 Eglinton Avenue East) to contain a third party electronic ground sign with two faces, with electronic static copy directed east and static copy directed west. The Sign Bylaw is a harmonized, City-wide set of regulations governing signs which was adopted in 2010. Under the Sign Bylaw, City Council considers applications from the public where significant changes are requested. The Chief Building Official (CBO) brings forward all of the applications to amend the Sign Bylaw on an annual basis, so that City Council can consider the overall and cumulative impact of these applications on the City's built environment, and the Sign Bylaw itself. This report is in response to an application for an amendment that would facilitate the replacement of an existing third party ground sign that was established under a previous Bylaw, with a third party electronic ground sign displaying static copy on one side and electronic copy on the other. Under the current Sign Bylaw, neither the existing third party ground sign nor the proposed third party electronic ground sign is permitted in a Commercial Residential (CR) Sign District. The applicant's proposal would require that the existing third party ground sign be removed prior to the sign permit being issued. The proposed amendment also seeks to modify the applicable sign permit term by extending the initial sign permit term from five to ten years. The area where the sign would be located is expected to undergo significant re-development as the new Eglinton Crosstown project nears completion. Area re-development will render the proposed electronic ground sign even less compatible with its surroundings. Toronto Building, in consultation with City Planning and Economic Development and Culture, conducted a review of the application, and does not believe that the applicant's rationale is consistent with the objectives of the Sign Bylaw. Toronto Building does not recommend approval of this amendment as the proposed sign is likely to have a negative impact on a six-storey residential apartment building approximately 90 metres to the north. In addition, the proposed sign conflicts with existing first party signs on the subject property, and adds to sign clutter in the area as there are two other third party signs located within the 150-metre separation distance required by the Sign Bylaw.
The Planning and Housing Committee: 1. Referred the item to the Chief Building Official and Executive Director, Toronto Building for further discussions with the applicant.
Staff recommendation as filed
The Chief Building Official and Executive Director, Toronto Building, recommends that: 1. City Council refuse the application to amend the Sign Bylaw to add an area-specific amendment to Schedule 'B' of Chapter 694, Signage Master Plans and Area-Specific Amendments, to replace the existing Sign Bylaw regulations concerning third party signs applicable to the premises municipally known as 2378-2410 Eglinton Avenue East with regulations to allow for, and regulate, a single third party electronic ground sign, as described in Attachment 1 of this report.
PH6.12adopted
Area-Specific Amendment to the Sign Bylaw: 2904 Sheppard Avenue East
The City received an application to amend the Sign Bylaw to enable 2904 Sheppard Avenue East to contain a third party electronic roof sign with two faces, directed to the south and north-west. The Sign Bylaw is a harmonized, City-wide set of regulations governing signs which was adopted in 2010. Under the Sign Bylaw, City Council considers applications from the public where significant changes are requested. The Chief Building Official (CBO) brings forward all of the applications to amend the Sign Bylaw on an annual basis, so that City Council can consider the overall and cumulative impact of these applications on the City's built environment, and the Sign Bylaw itself. In April 2003, the applicant obtained a variance to a previous sign Bylaw to permit a third party roof sign with static copy. In 2009, the sign was modified to display electronic static copy without the necessary approvals in place. The City initiated enforcement action and the applicant is seeking an amendment to the Sign Bylaw that would allow for and regulate the proposed electronic roof sign. Third party roof signs are prohibited under the Sign Bylaw. As a result, the proposed sign requires an amendment in order to be permitted. Toronto Building, in consultation with Transportation Services, City Planning and Economic Development and Culture, conducted a review of the application, and does not believe that the applicant's rationale is consistent with the objectives of the Sign Bylaw. Toronto Building is recommending refusal of this amendment based on a number of factors. If permitted, the proposed sign is likely to have a negative impact on a 15-storey apartment building approximately 110 metres to the north. In addition, from a planning perspective, the sign is not compatible with the building that it is located on, or this commercial-residential area due to its size and visibility. Furthermore, the proposed sign does not comply with the required setback of 30 metres from the intersection of Sheppard Avenue East and Victoria Park Avenue.
The Planning and Housing Committee recommends that: 1. City Council refuse the application to amend the Sign Bylaw to add an area-specific amendment to Schedule 'B' of Chapter 694, Signage Master Plans and Area-Specific Amendments, to replace the existing Sign Bylaw regulations concerning third party signs applicable to the premises municipally known as 2904 Sheppard Avenue East with regulations to allow for, and regulate, a single third party electronic ground sign, as described in Attachment 1 to the report (May 10, 2019) from the Chief Building Official and Executive Director, Toronto Building.
Staff recommendation as filed
The Chief Building Official and Executive Director, Toronto Building, recommends that: 1. City Council refuse the application to amend the Sign Bylaw to add an area-specific amendment to Schedule 'B' of Chapter 694, Signage Master Plans and Area-Specific Amendments, to replace the existing Sign Bylaw regulations concerning third party signs applicable to the premises municipally known as 2904 Sheppard Avenue East with regulations to allow for, and regulate, a single third party electronic ground sign, as described in Attachment 1 of this report.
PH6.13adopted
Protection of Affordable Rental Housing Subcommittee
Across established neighbourhoods like Davenport, East York, Leslieville, Beaches and Parkdale tenants are being evicted from long time affordable dwellings through the use of what could be considered false and misleading applications to the Landlord and Tenant Board (LTB). 'Renovictions' are when false or misleading information about renovations is used to evict tenants. The Landlord and Tenant Board document for notifying tenants about renovations is N13 - "Notice to End your Tenancy Because the Landlord Wants to Demolish, Repair the Rental Unit", while quite often the work that is actually planned does not require a tenant to permanently vacate the unit. The N12 is "Notice to End Your Tenancy Because the Landlord, a Purchaser or a Family Member Requires the Rental Unit". The media and community groups report an increase in the abuse of this process as well - citing examples where no one from the family moves into the apartment after it is vacated. Quite often tenants simply move due to the uncertainty of an eviction. Those that stay may or may not end up being evicted at the LTB. Once vacated the rent is re-established at a much higher rent, thus turning an affordable space into one that is no longer affordable. While the city is working so hard to build new affordable housing it is imperative to keep as many currently affordable units available as possible and as well as to ensure that only evictions that are legitimate are approved at the LTB.
The Planning and Housing Committee: 1. Established a subcommittee to make recommendations to the Planning and Housing Committee on the protection of affordable rental housing, including, but not limited, to such matters as: a. the impact of N12 and N13 evictions on the supply of affordable housing in the City of Toronto; and b. how the City of Toronto may better assist and protect tenants to stay in their apartments and protect the affordable housing supply in Toronto including suggested changes to the Landlord and Tenant Board process. 2. Appointed Councillor Paula Fletcher, Councillor Brad Bradford and Councillor Gord Perks to the subcommittee for a term of office until December 31, 2020 and until successors are appointed. 3. Directed the subcommittee to meet a maximum of four times with the first meeting including the review of its terms of reference.
Staff recommendation as filed
Councillor Paula Fletcher requests that the Planning and Housing Committee: 1. Establish a Protection of Affordable Rental Housing Subcommittee made up of three members 2. Appoint Councillors Fletcher, Bradford and Perks to the subcommittee 3. Meet a maximum of four times with the first meeting establishing the final Terms of Reference 4. Terms of reference to include: a. the impact of N12 and N13 evictions on the supply of affordable housing in the City of Toronto; and b. how the City of Toronto may better assist and protect tenants to stay in their apartments and protect the affordable housing supply in Toronto including suggested changes to the LTB process