CreateTO
The full agenda, as filed
All 8 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.
RA21.1adopted
The City of Toronto has experienced wide spread surface and basement flooding as a result of extreme storm events. On August 19, 2005, over 4,200 basement flooding complaints were received by Toronto Water, as a result of an extreme storm which exceeded a 100 year event. In April 2006, City Council approved the Basement Flooding Protection Plan (BFPP) requiring a comprehensive engineering review be undertaken to address chronic basement flooding problems in 41 separate Basement Flooding Study Areas located across the City. The Basement Flooding Protection Program (BFPP) was expanded to be City-wide following the severe storm of July 8, 2013. This expansion resulted in the creation of new Basement Flooding study areas, bringing the total to 67 study areas. In June 2017, the City approved the proposed alignment and the preliminary design for the Midtown Toronto Storm Sewer Relief Project ("MTSSRP"). The approved design for Midtown Toronto Storm Sewer Relief Project (MTSSRP) includes a new storm water storage tank, a deep wet well, and a high inlet capacity catch basin ("Attachment 2"). Over 2,400 residents across 75 hectares in mid-town Toronto will benefit from the construction of the Midtown Toronto Storm Sewer Relief Project (MTSSRP). In particular, increasing the capacity of an overloaded storm sewer system will protect buildings from potential flooding and sewer backup, reducing both property damage and the devastating effects on families. The preferred location for the installation of this critical infrastructure is the Toronto District School Board ("TDSB") owned property known as Memorial Park (the "Subject Property"). The Subject Property ("Attachment 1") is used as a playfield for North Preparatory Junior Public School along with Forest Hill Collegiate and also serves as informal green space for the local community. As the proposed work would effectively remove a significant percentage of the outdoor recreation space that supports student programming, the City would work with the Toronto District School Board (TDSB) on a temporary plan for North Preparatory JPS for the period of construction ("Attachment 3") to mitigate any disruption to the school and to the local community. CreateTO, in consultation with the Toronto Lands Corporation ("TLC") acting on behalf of the Toronto District School Board (TDSB), have been in discussion over the last couple of months to evolve a plan that would not only deal with the temporary loss of outdoor space, but also make whole the Toronto District School Board (TDSB) from a land value perspective. This plan would open up the opportunity for significant city building over and above the benefit of the installation of the Midtown Toronto Storm Sewer Relief Project (MTSSRP). The plan would see the City of Toronto become the owner of a portion of the Subject Property required for the installation of the below grade infrastructure. In exchange for acquiring a portion of the Subject Property, the City of Toronto would provide funding to Toronto District School Board (TDSB) towards the construction of a new public school in the general neighbourhood. Funding would come from Toronto Water's capital program for the Midtown Toronto Storm Sewer Relief Project (MTSSRP). Along with contributing funding towards a new public school, the City, in conjunction with the Toronto District School Board (TDSB), would explore options to include City building opportunities as a part of any potential redevelopment of the portion of the Subject Property. The City of Toronto has significant land holdings in the immediate area ("Attachment 4 and 5"); the ability to include City uses in conjunction with the redevelopment of the site as a result of the Midtown Toronto Storm Sewer Relief Project (MTSSRP) would not only demonstrate a, "whole of government" approach to service delivery, but it would provide an opportunity to leverage Toronto Water's work to provide other strategic city building opportunities. There is a sense of urgency to this work, as Toronto Water needs to start Phase 1 of their field investigation work by the end of March, 2021 and Phase 2 by September 2021 in order to meet project delivery timelines. The recommendations in this report reflect the negotiations with the Toronto Lands Corporation (TLC) and have been prepared in consultation with them. The Board of the Toronto Lands Corporation (TLC) is scheduled to consider a companion report on March 4th, 2021. This approach will allow CreateTO and the Toronto Lands Corporation (TLC) to move forward with the project and meet the pressing timelines of Toronto Water.
The Board of Directors of CreateTO: 1. Directed the Interim Chief Executive Officer, CreateTO, in consultation with the Executive Director, Corporate Real Estate Management, the General Manager, Toronto Water, and the Chief Engineer and Executive Director, Engineering and Construction Services to negotiate a term sheet between the City of Toronto and the Toronto District School Board for the City's acquisition of a portion of the Toronto District School Board ("TDSB") owned property known as Memorial Park (the "Subject Property") on terms and conditions acceptable to the City's Solicitor which may include: - a project timeline and layout that mitigates student and community disruption while also ensuring City access to all required funding for the project; - the amount of funding provided by the City to be directed toward a new school in the neighbourhood, in exchange for the property interest; - facilitating TDSB access to the City's lands, or a portion thereof, post transfer and following completion of the Midtown Toronto Storm Sewer Relief Project (MTSSRP); - City input and involvement in design and location of any potential new school to maximize City-building opportunities. 2. Directed the Interim Chief Executive Officer, CreateTO to work with the Executive Director, Corporate Real Estate Management, the General Manager, Toronto Water, and the Chief Engineer and Executive Director, Engineering and Construction Services to secure a temporary access agreement with the Toronto Lands Corporation for the Subject Property to allow for preliminary due diligence, in a form satisfactory to the City Solicitor. 3. Directed the Interim Chief Executive Officer, CreateTO, in consultation with the Chief Planner and Executive Director, City Planning, the Executive Director, Corporate Real Estate Management, and the Chief Executive Officer of the Toronto Lands Corporation to review other publicly owned property in the area of the Subject Property which could be leveraged to maximize city building opportunities in the Forest Hill and Yonge and Eglinton neighbourhoods and report back to a future CreateTO Board meeting with a precinct plan. 4. Directed the Interim Chief Executive Officer, CreateTO in consultation with the Director, Indigenous Affairs Office and the Executive Director, Social, Development, Finance and Administration to explore any opportunities to leverage development to meet the needs of vulnerable and equity seeking groups along with Indigenous communities. 5. Directed the Interim Chief Executive Officer, CreateTO to work with Environment and Energy Division on TransformTO implementation opportunities for both mitigation and improved resilience, such as, opportunities for renewable energy, energy storage, electric vehicle charging, and net-zero emissions buildings as a part of this project.
Staff recommendation as filed
The Vice-President, Client Relationship Management, CreateTO recommends that the Board of Directors of CreateTO: 1. Direct the Interim Chief Executive Officer, CreateTO, in consultation with the Executive Director, Corporate Real Estate Management, the General Manager, Toronto Water, and the Chief Engineer and Executive Director, Engineering and Construction Services to negotiate a term sheet between the City of Toronto and the Toronto District School Board for the City's acquisition of a portion of the Toronto District School Board ("TDSB") owned property known as Memorial Park (the "Subject Property") on terms and conditions acceptable to the City's Solicitor which may include: - a project timeline and layout that mitigates student and community disruption while also ensuring City access to all required funding for the project; - the amount of funding provided by the City to be directed toward a new school in the neighbourhood, in exchange for the property interest; - facilitating TDSB access to the City's lands, or a portion thereof, post transfer and following completion of the Midtown Toronto Storm Sewer Relief Project (MTSSRP); - City input and involvement in design and location of any potential new school to maximize City-building opportunities. 2. Direct the Interim Chief Executive Officer, CreateTO to work with the Executive Director, Corporate Real Estate Management, the General Manager, Toronto Water, and the Chief Engineer and Executive Director, Engineering and Construction Services to secure a temporary access agreement with the Toronto Lands Corporation for the Subject Property to allow for preliminary due diligence, in a form satisfactory to the City Solicitor. 3. Direct the Interim Chief Executive Officer, CreateTO, in consultation with the Chief Planner and Executive Director, City Planning, the Executive Director, Corporate Real Estate Management, and the Chief Executive Officer of the Toronto Lands Corporation to review other publicly owned property in the area of the Subject Property which could be leveraged to maximize city building opportunities in the Forest Hill and Yonge and Eglinton neighbourhoods and report back to a future CreateTO Board meeting with a precinct plan. 4. Direct the Interim Chief Executive Officer, CreateTO in consultation with the Director, Indigenous Affairs Office and the Executive Director, Social, Development, Finance and Administration to explore any opportunities to leverage development to meet the needs of vulnerable and equity seeking groups along with Indigenous communities. 5. Direct the Interim Chief Executive Officer, CreateTO to work with Environment and Energy Division on TransformTO implementation opportunities for both mitigation and improved resilience, such as, opportunities for renewable energy, energy storage, electric vehicle charging, and net-zero emissions buildings as a part of this project.
RA21.2amended
Proposed Long Term Land Lease - City Owned Property at 11 Bay Street
The purpose of this report is to report back to the Board of CreateTO with certain supplemental information related to the proposed lease terms negotiated between staff of CreateTO and QuadReal Property Group Limited Partnership ("QuadReal") and Barney River Investments Limited ("Barney River"), the managers acting on behalf for the tenant, in connection with a proposed long-term lease renewal/new lease agreement ("Lease Extension") to permit redevelopment of the City-owned property at 11 Bay Street (the "Subject Property"). QuadReal and Barney River have proposed a complete redevelopment of the Subject Property which will result in a new office tower and rebuilt convention centre at grade. At its meeting on January 11, 2021, the CreateTO Board considered an initial report (the "Initial Report") on the proposed Lease Extension, and invited Staff to conduct further due diligence on the background to the Tenant's proposal. This Report contains the results of that due diligence investigation, and the schedules to this Report contain certain third party reports and correspondence that have resulted from this due diligence exercise.
The Board of Directors of CreateTO: 1. Directed the Interim Chief Executive Officer, CreateTO to consult with the Board Chair, Ron Carinci and Directors, Councillor Ana Bailão and Marni Dicker, in preparing the next report and an issues list on the proposed transaction for the May 11, 2021 meeting of the Board of Directors of CreateTO.
Staff recommendation as filed
The Interim Chief Executive Officer, CreateTO recommends that: 1. The Board of Directors of CreateTO direct the Interim Chief Executive Officer to report back to the next meeting of the CreateTO Board with a final report on the proposed transaction that reflects any changes required as a result of the input of the Board from this meeting.
RA21.3adopted
On January 30, 2019, City Council approved a signature affordable housing program, the "Housing Now Initiative," to leverage City-owned land for the purpose of creating new, mixed-use, mixed-income communities near transit. Through the Initiative, 11 properties were initially identified for development, with the potential to create a total of 10,000 new residential units. On May 28, 2020, Council approved the addition of six more sites to the Housing Now Initiative with the potential to create 1,455 to 1,700 additional residential units. The Housing Now Initiative is coordinated through a Steering Committee composed of senior staff from the Housing Secretariat, City Planning and CreateTO. The purpose of this report is to provide the CreateTO Board of Directors with a broad status update on the progress made to-date on activating the 17 properties.
The Board of Directors of CreateTO: 1. Received the report (February 22, 2021) from the Vice President, Development, CreateTO for information.
Staff recommendation as filed
The Vice President, Development recommends that the Board of Directors of CreateTO: 1. Receive this report for information.
RA21.4adopted
Housing Now - Approval of Agreements for 777 Victoria Park Avenue
This report recommends that the CreateTO Board of Directors approve the negotiated agreements for 777 Victoria Park Avenue ("777 Victoria Park Avenue") which includes the Ground Lease and Project Agreement (the "Agreements"). The report also recommends that the CreateTO Board of Directors direct the Interim Chief Executive Officer, CreateTO to request the necessary City of Toronto authorities to execute the Agreements and such other documents as may be necessary in order to finalize the arrangement with the developer partners for 777 Victoria Park Avenue as described in Confidential Attachment 1. Upon completion of the market offering process, on January 27th, 2020 the CreateTO Board approved Item No. RA10.2 "Housing Now - Results of Marketing Process for 50 Wilson Heights Blvd, 705 Warden Ave. and 777 Victoria Park Avenue" Pursuant to this, the selection of the preferred proposal for 777 Victoria Park Avenue was approved by the Deputy City Manager, Corporate Services and the Chief Financial Officer and Treasurer. On April 14th, 2020 the successful developer proponent executed the Housing Now Ground Lease Term Sheet reflecting the terms negotiated through the market offering process. The Term Sheet currently remains conditional on reaching agreement on planning requirements relating to the Demised Lands, requirements relating to the relocated TTC PPUDO and finalizing the Ground Lease and Project Agreement, based on the terms contained in Confidential Attachment 1 all of which are anticipated to be waived on March 5, 2021; and confirmation that CMHC financing is available for the Proposed Development no later than September 30, 2021. CreateTO management will obtain the approval of the Executive Director, Housing Secretariat, the Deputy City Manager, Corporate Services and the Chief Financial Officer and Treasurer for execution of agreements, and work with the developer partners on obtaining the deposits as outlined in the agreements. The developer partners are working on their planning submission site plan application with a current timeline to have formal submission made to City Planning in Q3 2021. Pending planning approvals, the current schedule is to start construction in Q4 2021.
The Board of Directors of CreateTO: 1. Approved negotiated agreements for 777 Victoria Park Avenue which include the Ground Lease and Project Agreement (the "Agreements") based substantially on the terms and conditions set out in Confidential Attachment 1 to the report (February 22, 2021) from the Senior Vice President, Development and the Vice President, Development, and such other terms and conditions deemed appropriate by the Executive Vice President, Development and the Chief Legal Counsel and Corporate Secretary, subject to the necessary City of Toronto approvals. 2. Directed the Interim Chief Executive Officer, CreateTO to request the necessary City of Toronto authorities to execute the Agreements and such other documents as may be necessary in order to finalize the transaction with the developer partners for 777 Victoria Park Avenue described in Confidential Attachment 1 to the report (February 22, 2021) from the Senior Vice President, Development and the Vice President, Development. 3. Directed that the names of the developer partners be made public at the discretion of the Interim Chief Executive Officer following execution of the Agreements and that the remainder of the information in Confidential Attachments 1, 2 and 3 to the report (February 22, 2021) from the Senior Vice President, Development and the Vice President, Development remain confidential as they deal with a pending disposition of land by the Board of Directors of CreateTO and the City and are about a position, plan, or instruction to be applied to negotiations carried on or to be carried on by or on behalf of the Board of Directors of CreateTO.
Staff recommendation as filed
The Senior Vice President, Development and the Vice President, Development recommend that the Board of Directors of CreateTO: 1. Approve negotiated agreements for 777 Victoria Park Avenue which include the Ground Lease and Project Agreement (the "Agreements") based substantially on the terms and conditions set out in Confidential Attachment 1, and such other terms and conditions deemed appropriate by the Executive Vice President, Development and the Chief Legal Counsel and Corporate Secretary, subject to the necessary City of Toronto approvals. 2. Direct the Interim Chief Executive Officer, CreateTO to request the necessary City of Toronto authorities to execute the Agreements and such other documents as may be necessary in order to finalize the transaction with the developer partners for 777 Victoria Park Avenue described in Confidential Attachment 1. 3. Direct that the names of the developer partners be made public at the discretion of the Interim Chief Executive Officer following execution of the Agreements and that the remainder of the information in Confidential Attachments 1, 2 and 3 remain confidential as they deal with a pending disposition of land by the Board of Directors of CreateTO and the City and are about a position, plan, or instruction to be applied to negotiations carried on or to be carried on by or on behalf of the Board of Directors of CreateTO.
RA21.5adopted
Housing Now - Approval of Negotiated Documents for 705 Warden Avenue
This report recommends that the CreateTO Board of Directors approve the negotiated agreements for 705 Warden Avenue ("705 Warden") which include the Ground Lease, and the Project Agreement (the "Agreements"). The report also recommends that the CreateTO Board of Directors direct the Interim Chief Executive Officer, CreateTO to request the necessary City of Toronto authorities to execute the Agreements and such other documents as may be necessary in order to finalize the arrangement with the developer partners for 705 Warden as described in Confidential Attachment 1. Following completion of the market offering process in October 2020, the successful developer executed the term sheet on November 30, 2020. On December 4, 2020 the CreateTO Board adopted Item RA 19.6 - "Housing Now - Selection of Proponent for 705 Warden", approving the selection of the successful developer and the term sheet, subject to approval by senior City management. On January 5, 2021, the Executive Director, Housing Secretariat, the Deputy City Manager, Corporate Services and the Chief Financial Officer and Treasurer confirmed their approval of the selection of the successful developer and of the Housing Now Ground Lease Term Sheet for 705 Warden. On April 12, 2021 the due diligence period for the transaction will expire and as such, staff are seeking the required approvals from the CreateTO Board at this time to meet in order to be able to waive conditions and finalize the deal. Subject to approval of this report, CreateTO management will obtain the approval of the Executive Director, Housing Secretariat, the Deputy City Manager, Corporate Services and the Chief Financial Officer and Treasurer for execution of agreements, and work with the developer partners on obtaining the deposits as outlined in the agreements. The developer partners are diligently working on their planning submissions (plan of subdivision and site plan applications) with a current timeline to have formal submissions made to City Planning by Q2, 2021. Pending planning approvals, the current schedule is to start site servicing construction by late Q4, 2021.
The Board of Directors of CreateTO: 1. Approved the negotiated agreements for 705 Warden Avenue which include the Ground Lease and Project Agreement (the "Agreements") based substantially on the terms and conditions set out in Confidential Attachment 1 to the report (February 22, 2021) from the Vice President, Development, CreateTO, and such other terms and conditions deemed appropriate by the Executive Vice President, Development and the Chief Legal Counsel and Corporate Secretary, subject to the necessary City of Toronto approvals. 2. Directed the Interim Chief Executive Officer, CreateTO to request the necessary City of Toronto authorities required to execute the Agreements and such other documents as may be necessary in order to finalize the arrangement with the developer partners for 705 Warden Avenue as described in Confidential Attachment 1 to the report (February 22, 2021) from the Vice President, Development, CreateTO. 3. Directed that the names of the developer partners be made public at the discretion of the Interim Chief Executive Officer following execution of the Agreements and that the remainder of the information in Confidential Attachment 1 to the report (February 22, 2021) from the Vice President, Development, CreateTO remain confidential as it deals with a pending disposition of land by the Board of Directors of CreateTO and the City; and is about a position, plan, or instruction to be applied to negotiations carried on or to be carried on by or on behalf of the Board of Directors of CreateTO.
Staff recommendation as filed
The Vice President, Development recommends that the Board of Directors of CreateTO: 1. Approve the negotiated agreements for 705 Warden Avenue which include the Ground Lease and Project Agreement (the "Agreements") based substantially on the terms and conditions set out in Confidential Attachment 1, and such other terms and conditions deemed appropriate by the Executive Vice President, Development and the Chief Legal Counsel and Corporate Secretary, subject to the necessary City of Toronto approvals. 2. Direct the Interim Chief Executive Officer, CreateTO to request the necessary City of Toronto authorities required to execute the Agreements and such other documents as may be necessary in order to finalize the arrangement with the developer partners for 705 Warden Avenue as described in Confidential Attachment 1. 3. Direct that the names of the developer partners be made public at the discretion of the Interim Chief Executive Officer following execution of the Agreements and that the remainder of the information in Confidential Attachment 1 remain confidential as it deals with a pending disposition of land by the Board of Directors of CreateTO and the City; and is about a position, plan, or instruction to be applied to negotiations carried on or to be carried on by or on behalf of the Board of Directors of CreateTO.
RA21.6adopted
Housing Now Business Case for 2444 Eglinton Avenue East
This report recommends that the CreateTO Board of Directors endorse the business case and market offering for the Phase 2 Housing Now site located at 2444 Eglinton Avenue East. This 2.8 acre site is located on the north side of Eglinton Avenue East just east of Kennedy Road and is directly north of the Kennedy mobility hub, a significant hub of transit infrastructure investments. Since December of 2020, CreateTO staff have been working with the consultant team on preparing a development concept for this site in order to advance the development and market offering process. Throughout Q1 and Q2 of 2021 CreateTO staff will continue to work with City staff including the Housing Secretariat's office, the local Councillor, the community, and other key stakeholders in order to gain consensus on a development concept that can be brought to market. At the December 2020 CreateTO Board meeting, CreateTO staff brought forward a plan responding to a request made by the Board earlier in the year regarding initiating a pilot of an alternative approach to achieving planning approvals to support the development of Housing Now sites. The Board was informed that the Housing Secretariat, City Planning, and CreateTO staff had selected this site as the Housing Now pilot site that would be offered to the development community based on a City and CreateTO endorsed reference concept plan and would allow the successful proponent to go through their own zoning process and obtain planning approvals directly. CreateTO will undertake sufficient due diligence prior to going to market to identify and mitigate potential risks and to provide more certainty to the development community regarding achievable thresholds for density and built-form for the developer proponents. A current version of the draft reference concept plan with site statistics can be found in Confidential Attachment 1. The intent is to bring this site to market in May of 2021. Following the market offering process, CreateTO staff will report to the CreateTO Board on the proponent selection, prior to finalizing lease agreements. The CreateTO Board will review for approval, the terms and conditions for the proposed agreements with the successful proponent. The lease agreements will be executed prior to the completion of the planning approvals process by the developer proponent.
The Board of Directors of CreateTO: 1. Endorsed the business case for 2444 Eglinton Avenue East as presented in Confidential Attachment 2 to the report (February 22, 2021) from the Vice President, Development, CreateTO, and, subject to further approvals required by the Deputy City Manager, Corporate Services, the Chief Financial Officer and Treasurer and the Executive Director, Housing Secretariat, direct CreateTO management to: - Release to market 2444 Eglinton Avenue East in the second quarter of 2021, including entering into agreements conditional on approval by relevant City authorities; - Retain the services of a fairness monitor to oversee and ensure an open, fair and transparent market offering process; - Retain the services of a broker to engage the market and lead the market offering process with CreateTO staff. 2. Authorized the public release of the information in Confidential Attachments 1 and 2 to the report (February 22, 2021) from the Vice President, Development, CreateTO following the execution of the agreements and at the discretion of the Chief Executive Officer, CreateTO.
Staff recommendation as filed
The Vice President, Development recommends that the Board of Directors of CreateTO: 1. Endorse the business case for 2444 Eglinton Avenue East as presented in Confidential Attachment 2, and, subject to further approvals required by the Deputy City Manager, Corporate Services, the Chief Financial Officer and Treasurer and the Executive Director, Housing Secretariat, direct CreateTO management to: - Release to market 2444 Eglinton Avenue East in the second quarter of 2021, including entering into agreements conditional on approval by relevant City authorities; - Retain the services of a fairness monitor to oversee and ensure an open, fair and transparent market offering process; - Retain the services of a broker to engage the market and lead the market offering process with CreateTO staff; 2. Authorize the public release of the information in Confidential Attachments 1 and 2 following the execution of the agreements and at the discretion of the Chief Executive Officer, CreateTO.
RA21.7amended
Redevelopment of 260 Adelaide Street West
The purpose of this report is to provide the Board of Directors of CreateTO (the "Board") with a confidential update regarding the business plan for the City-owned property at 260 Adelaide Street West ("260 Adelaide").
The Board of Directors of CreateTO: 1. Directed the Executive Vice President, Development to negotiate a term sheet with a partner or partners, for the property at 260 Adelaide Street West and report back to the May 11, 2021 Board meeting. 2. Authorized the public release of the confidential information contained in Confidential Attachment 1 to the report (February 23, 2021) from the Executive Vice President, Development, CreateTO upon completion of any negotiations, and at the discretion of the Chief Executive Officer.
Staff recommendation as filed
The Executive Vice President, Development recommends that the Board of Directors of CreateTO: 1. Authorize the public release of the confidential information contained in Confidential Attachment 1 upon completion of any negotiations, and at the discretion of the Chief Executive Officer.
RA21.8amended
Tenants First: Transition of Development Function from Toronto Community Housing
A presentation will be given to the Board of Directors of CreateTO with an update on progress, expected approach and further work to be completed as part of the due diligence surrounding the transfer of Toronto Community Housing Corporation development function to CreateTO / City as part of the Tenant First Program.
The Board of Directors of CreateTO: 1. Directed the Interim Chief Executive Officer, CreateTO to prepare a report on the manner in which staff have been, and will be, transferred into CreateTO and consult with the Board Chair, Ron Carinci and Directors, Sandra Levy and Councillor Paula Fletcher prior to the May 11, 2021 CreateTO Board meeting.
Staff recommendation as filed
The Director, City-wide Real Estate Program recommends that the Board of Directors of CreateTO: 1. Receive the presentation for information.