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.
RA32.1amended
Proposed Enwave Geothermal District Energy System, Bloor Kipling
The City of Toronto signed a joint development agreement with Enwave Energy Corporation on April 4, 2018 at the direction of City Council after selecting Enwave in a competitive process aimed at finding a revenue partner to deliver district energy systems across Toronto at little risk to the City. The joint development agreement provided Enwave certain preferred rights in respect of opportunities for a joint development and operation of district energy systems with the City of Toronto. Such systems include a central heating and cooling plant including geothermal or other renewable energy sources that services a group of buildings through a distributed pipe network. At its meeting on June 20, 2022 the Built Toronto Inc. Board of Directors will be considering a Project Term Sheet (the "Term Sheet") which Management has negotiated with the Enwave. The purpose of this report is to advise the Board that, subject to the decision of the Build Toronto Inc. Board of Directors, the Chief Executive Officer will provide a further report to the June 20, 2022 CreateTO Board meeting with additional information, and a recommendation to City Council on the proposed Term Sheet.
The Board of Directors of CreateTO: 1. Endorsed the proposed Project Term Sheet, Project Agreement and income participation model, an alternative approach to the limited partnership approach under the joint development agreement originally approved by City Council. 2. Approved the Project Term Sheet substantially on the terms outlined in Confidential Attachments 1 and 2 to the report (June 13, 2022) from the Chief Executive Officer, CreateTO, subject to review of the Project Term Sheet and negotiation of the Customer Term Sheet and Customer Agreement by the City; 3. Authorized the public release of Confidential Attachments 1 and 2 to the report (June 13, 2022) from the Chief Executive Officer, CreateTO, after the expiry of the Project Agreement, at the discretion of the Chief Executive Officer, CreateTO. 4. Recommends that City Council: a. Endorse the proposed Project Agreement and income participation model and related Project Term sheet outlined in the report (June 13, 2022) from the Chief Executive Officer, CreateTO and: 1. Authorize the Deputy City Manager, Corporate Services, or designate, to negotiate and enter into a Customer Term Sheet and a Customer Agreement between the City of Toronto and Enwave Energy Corporation or its affiliate to provide heating and cooling to the Etobicoke Civic Center, based on the terms and conditions in Schedule "B" of the Project Term Sheet that are acceptable to the Executive Director, Corporate Real Estate Management and in a form acceptable to the City Solicitor; and 2. Authorize the Executive Director, Corporate Real Estate Management to provide all City payments required by the executed Customer Agreement and the executed Project Agreement, including without limitation the Upfront Payment for Hot and Chilled Water, the Fixed Charge for Hot and Chilled Water, and the Consumption Charge for Hot and Chilled Water, all as further described in the report (June 13, 2022) from the Chief Executive Officer, CreateTO with subsequent payments to be made to Enwave Energy Corporation on a payment schedule agreed upon by the City and Enwave Energy Corporation. b. Authorize the Deputy City Manager, Corporate Services, or designate to negotiate and enter into such leases, licenses, easements and other agreements as may be required to convey to Build Toronto Inc. or its subsidiary such lease, license, easement or other interests as may be required to effect the transactions contemplated in the Project Term Sheet and the Project Agreement, on terms and conditions acceptable to Deputy Director, Corporate Services, in consultation with the Executive Director, Corporate Real Estate Management, and in a form satisfactory to the City Solicitor. c. Authorize the Deputy City Manager, Corporate Services to transfer at nominal value the lease, license, easement and other interests described in (b) above to Build Toronto Inc. or its subsidiary. d. Authorize the public release of Confidential Attachments 1 and 2 to the report (June 13, 2022) from the Chief Executive Officer, CreateTO, after the expiry of the Project Agreement, at the discretion of the Chief Executive Officer, CreateTO.
Staff recommendation as filed
The Chief Executive Officer, CreateTO recommends that: 1. The Board receive this report for information.
RA32.2amended
In May 2011, City Council approved the transfer of lands, located at 1978 and a portion of 2000 Lakeshore Boulevard West to Build Toronto, with the method of disposal to be by way of sale. On July 16, 2013, City Council approved the transfer of a stratified portion of the property municipally known as part of 2000 and 2002 Lakeshore Boulevard West to Build Toronto and that the previous transfer of 1978 Lakeshore Boulevard West and portion of 2000 Lakeshore Boulevard West be amended to provide that only a stratified portion of 1978 Lakeshore and a portion of 2000 Lakeshore Boulevard West, limited to 65 meters in height above grade, be transferred to Build Toronto. These properties are collectively referred to as the "Property". On May 23, 2017, the Board of Directors of Build Toronto approved the sale of the Property to Marlin Spring (the "Purchaser") and the transaction closed on December 5, 2017. At closing, Marling Spring entered into a Development Agreement and a Density Participation Agreement with Build Toronto (the "Post-Closing Agreements") and an Affordable Housing Delivery Agreement with the City. Subsequent to the closing, the Purchaser, working with the local councillor and City Planning, has engaged in a process of community consultation through public meetings and workshops. In November 2021, City Planning, the Housing Secretariat, the local councillor and the community arrived at consensus on a built form and the delivery of affordable rental units which include: · total gross floor area (GFA) of 504,408 square feet; · two towers, 20 and 36 storeys on a 5-storey podium; · 611 residential units; · 262 parking spaces; and · Open Door Affordable Rental Housing Program incentives to deliver 61 new affordable rental units. To facilitate construction of the mixed-use development including the 61 affordable housing rental units on the Property, CreateTO management have proposed several actions contained within the report to the Build Toronto Inc. Board of Directors to be considered on June 20, 2022. The purpose of this report is to advise the Board that, subject to the decision of the Build Toronto Inc. Board of Directors, the Chief Executive Officer will provide a further report to the June 20, 2022 CreateTO Board meeting with additional information, and a recommendation to City Council on the proposed actions.
The Board of Directors of CreateTO: 1. Endorsed the changes to the 65-metre upper strata limit as presented in the report (June 13, 2022) from the Chief Executive Officer, CreateTO; 2. Adopted the Confidential Instructions to Staff in Confidential Attachment 1 to the report (June 13, 2022) from the Chief Executive Officer, CreateTO; 3. Authorized the public release of the information in Confidential Attachment 1 following the closing of the transactions contemplated in the Report (June 13, 2022) from the Chief Executive Officer, CreateTO and at the discretion of the Chief Executive Officer, CreateTO; and 4. Requested the Board Secretary to transmit the Board's decision to the General Government and Licensing Committee for information when the City staff report on 1978-2002 Lake Shore Boulevard West is submitted, with the recommendation that City Council authorize the public release of the information in Confidential Attachment 1 following the closing of the transactions contemplated in the Report (June 13, 2022) from the Chief Executive Officer, CreateTO; and at the discretion of the Chief Executive Officer, CreateTO.
Staff recommendation as filed
The Chief Executive Officer, CreateTO recommends that: 1. The Board receive this report for information.
RA32.3adopted
Staffing Matters - First Quarter 2022 Update
At its meeting on June 1, 2022, the CreateTO - Human Resources Committee considered item RD5.1 and made recommendations to the Board of Directors of CreateTO. Summary from the report May 17, 2022 the CreateTO - Human Resources Committee: This report includes an update on staffing matters, including a snapshot of CreateTO's human resources as at the end of the first quarter 2022.
The Board of Directors of CreateTO: 1. Received the report (May 17, 2022) from the Chief Executive Officer, CreateTO for information.
Staff recommendation as filed
The CreateTO - Human Resources Committee recommends that: 1. The Board of Directors, CreateTO receive the report (May 17, 2022) from the Chief Executive Officer, CreateTO for information.
RA32.4adopted
Disconnecting From Work Policy - Update
This report includes a revised draft of CreateTO's proposed Right to Disconnect from Work policy.
The Board of Directors of CreateTO: 1. Adopted the Right to Disconnect from Work Policy, substantially in the form contained in Attachment 1 to the report (June 6, 2022) from the Chief Executive Officer, CreateTO.
Staff recommendation as filed
The Chief Executive Officer, CreateTO recommends that: 1. The Board of Directors, CreateTO adopt the Right to Disconnect from Work Policy, substantially in the form contained in Attachment 1.
RA32.5adopted
Integrating a Climate Action Approach to City Real Estate Decisions - Mass Timber Pilot Program
As the City's strategic real estate arm in the delivery of city-building outcomes, climate action is at the forefront of CreateTO's thinking in order to advance the City's objectives to reduce community-wide greenhouse gas (GHG) emissions in Toronto to net-zero by 2040. In this regard, CreateTO, partnering with various City divisions, has undertaken various actions to advance these objectives; a selection of these intiatives is outlined below: · Defining pathways and cost estimates to achieve the various Toronto Green Standard ("TGS") performance levels to inform the Housing Now Initiative's due diligence and business cases. · Implementation of a geothermal-based district energy system to provide low carbon heating and cooling to support the development of the City's first near net-zero community at the Bloor-Kipling (Six-Points) area. · Application to the Federation of Canadian Municipalities for funding to support near net-zero design and construction for the site at 150 Queens Wharf Road, which is a current Housing Now and future not-for-profit site. In addition to the above, CreateTO staff, with the assistance of the City's Environment and Energy Division, identifed a program idea to explore using mass timber construction (such as cross-laminated timber structural materials) to reduce carbon emissions in the delivery of affordable housing. Mass timber, contrary to other structural materials such as steel and concrete, actually encapulates rather than emits carbon which results in a lower carbon development. CreateTO, in partnership with Environment and Energy, approached the Housing Secretariat, City Planning, and Corporate Real Estate Management, to develop a staff team to advance this work program and establish a Pilot Program to advance this approach. This collaborative work program has resulted in City Council's adoption of a new Pilot Program on May 11, 2022, referred to as the Mass Timber Affordable Housing Pilot Program (the "Pilot Program"). This Pilot Program has the potential to deliver a new scalable affordable and market housing solution that can be developed with the objective of replicating the method across other City-owned sites in the future to support climate action while enhancing the delivery of affordable and market housing in the City. The Pilot Program has identified two building typologies for further review: 1. Typology 1 - Mid-rise building · 10-storey building modelled on 1113-1117 Dundas Street West · 12-storey building modelled on 1627 Danforth Avenue, Parcel A 2. Typology 2 - Tall Building · 18-storey building modelled on 150 Queens Wharf Road The selection of the two typologies is based on: · Advanced design concepts that support the efficient use of mass timber design while elimanating costly carbon producing materials such as steel and concrete; · Opportunity to advance the use of mass timber for mid-rise construction along the City's many main streets and Avenues; · Mid-rise building typologies that are anticipated to comply with upcoming Ontario Building Code (the "OBC") compliance requirements for mass timber construction (i.e. maximum of 12-storey mid-rise typologies); · A tall building typology, up to 18-storeys, that will seek to comply with the OBC compliance requirements for mass timber construction through the "alternative solutions" process, based on other tall tower mass timber precedents and codified building codes (i.e. the International Building Code); and · Building typologies that are generally supported by City of Toronto Building and Fire Services, subject to further review. The purpose of this report is to provide an overview of the Pilot Program objectives and work plan to date with a follow-up report in Q3, 2022 that will report on: · Proof of the viability of utilizing mass timber and other low carbon materials for building construction to deliver new mixed-income housing and new affordable rental housing; · Construction costs and timing to deliver mass timber and/or near net-zero construction; · Potential long term operational savings; and · Opportunities to replicate this approach across other City-owned and other sites in the future. The Pilot Program presents an opportunity to develop a scalable development model with a climate action approach that will add a new tool to the City's affordable housing toolkit, demonstrate the viability of this form of building to the real estate industry and help position the City to move quickly to optimize any future government funding opportunities that may become available.
The Board of Directors of CreateTO: 1. Directed the Chief Executive Officer, CreateTO, in collaboration with the Executive Director, Housing Secretariat; the Executive Director, Environment and Climate; the Chief Building Official and Executive Director; the Fire Chief and General Manager and other City Divisions as required, to: a. report to the Board of Directors of CreateTO on the progress of the Mass Timber Affordable Housing Pilot Program in the third quarter of 2022; and b. report on future City real estate assets suitable for mass timber construction in delivering affordable and market rental housing units based on the outcomes of the Mass Timber Affordable Housing Pilot Program, in the fourth quarter of 2023.
Staff recommendation as filed
The Chief Executive Officer, CreateTO, recommends that the Board of Directors of CreateTO: 1. Direct the Chief Executive Officer, CreateTO, in collaboration with the Executive Director, Housing Secretariat, and the Executive Director, Environment and Energy, Chief Building Official and Executive, Fire Chief and General Manager and other City Divisions as required, to: a. report to the Board of Directors of CreateTO on the progress of the Mass Timber Affordable Housing Pilot Program in the third quarter of 2022; and b. report on future City real estate assets suitable for mass timber construction in delivering affordable and market rental housing units based on the outcomes of the Mass Timber Affordable Housing Pilot Program, in the fourth quarter of 2023.
RA32.6adopted
The Senior Vice President, Development, CreateTO will provide a verbal update on progress that has been made on the Housing Now Initiative since the previous Board meeting. A portion of the update is confidential and will require a closed session.
The Board of Directors of CreateTO: 1. Received the report (June 7, 2022) from the Chief Executive Officer, CreateTO for information.
Staff recommendation as filed
The Chief Executive Officer, CreateTO recommends that: 1. The Board of Directors of CreateTO receive this report for information.
RA32.7adopted
Housing Now Business Case for Bloor-Kipling (Six Points), Block 5 (970 Kipling Avenue)
This report recommends that the CreateTO Board of Directors endorse the business case and market offering for the Phase 1 Housing Now Bloor-Kipling (Six Points) Block 5 site municipally know as 970 Kipling Avenue ("970 Kipling Avenue"). The Bloor-Kipling (Six Points) site is 17.91 acres (7.25 hectares), and includes seven land parcels, six blocks are located east of Kipling Avenue, one block is located west of Kipling, all blocks are south of Bloor Street, north of the rail corridor and the Kipling Mobility Hub, a significant hub of transit infrastructure investments including the terminus of the Line 2 TTC Subway, Kipling GO Station, and Kipling bus terminal, with TTC and Mississauga MiWay bus service. Within the Bloor-Kipling site, Block 4 is the location of the new Etobicoke Civic Centre (ECC), Block 2 is a future City Park and Blocks 1, 3, 5, 6 and 7, (11.82 acres) are Council approved Housing Now development parcels. CreateTO, in collaboration with City staff, have worked with the consultant team to prepare a Block Context Plan (BCP) for the site. The BCP establishes the design vision for new streets, parks and open spaces and built form to inform and advance development concepts for the Housing Now Blocks and the phasing or market offerings for affordable housing. Upon completion of the BCP, the consultant team prepared the requisite due diligence work in order to advance the City-initiated rezoning for Blocks 1, 2 (City park) and 5 and the marketing process for Block 1 and 5. CreateTO staff worked with City staff, including City Planning, the Housing Secretariat, the local Councillor, and the local community in order to bring forward the development concept appended to this report. CreateTO will continue to work with City staff to refine the development concepts for Blocks 3, 6 and 7, examining opportunities for additional density and unit yields within the development context created through the BCP. A rolling implementation plan will see the finalization of massing and density for Blocks 3, 6 and 7 and the advancement of zoning by-laws for the remainder of the blocks in 2023. Block 1, a 2.47 acre (1.0 ha) site, located east of the Kipling Avenue, south of the Dundas Street West and north of the rail corridor, was the first block to be considered for the market offering process. On April 14, 2022, the CreateTO Board approved the selection of Proponent for the Proposed Development. Block 5, a 1.61 acre (0.65 ha) site, located west of Kipling Avenue, north Dundas Street West is the second block to be considered for the market offering process. The current development statistics for Block 5 are outlined in Table 1. Table 1: Bloor-Kipling (Six Points), Block 5 Development Statistics RESIDENTIAL UNIT COUNT Total Estimated Unit Count 586 Total Estimated Rental Units 196 Minimum Affordable Rental Units 196 Maximum Condo Units 194 BUILT FORM Residential Uses 28-Storey Tower at the corner of Dundas Street West and Beamish Drive 12-storey building at the corner of Kipling Avenue and Dundas Street West The 28 and 12 storey buildings are connected by a base building ranging in height from 8-11 storeys Non-Residential Uses Retail uses at grade along Kipling Avenue and Dundas Street West Commercial space on the second floor fronting Dundas Street West Interior Courtyard accessible to residents of the Proposed Development CITY BUILDING FEATURES1 District Energy: all heating and cooling needs will be provided by a low-carbon thermal district energy network Commitment to Toronto Green Standard, Tier 3, Version 4 near net zero The Historical Alignment of Dundas West Park, located along the western frontage of the Site Retail uses that will create activity and support residents needs Commercial uses offering local space to work 1. Community services and facilities will be located in Block 4, the location of the ECC The intent is to bring Block 5 to market in 2022 to the development community through a real estate brokerage. Following the market offering process, CreateTO staff will report to the CreateTO Board on the proponent selection, prior to finalizing the ground lease agreement, project agreement and contribution agreement, collectively the ("Agreements").
The Board of Directors of CreateTO: 1. Endorsed the business case for Block 5 (970 Kipling Avenue) of the Bloor-Kipling (Six Points) site, as presented in Confidential Attachment 1 to the report (June 3, 2022) from the Chief Executive Officer, 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, directed the Chief Executive Officer, CreateTO to: a. Determine suitable timing for the release to market of Block 5 (970 Kipling Avenue), of the Bloor-Kipling (Six Points) site; b. Release to market Block 5 (970 Kipling Avenue), of the Bloor-Kipling (Six Points) site including entering into agreements conditional on approval by relevant City authorities; and c. Retain the services of a fairness monitor to oversee and ensure an open, fair and transparent market offering process. 2. Adopted the Confidential Instruction to Staff in Confidential Attachment 1 to the report (June 3, 2022) from the Chief Executive Officer, CreateTO. 3. Authorized the public release of the information in Confidential Attachments 1 and 2 to the report (June 3, 2022) from the Chief Executive Officer, CreateTO at the conclusion of the Housing Now program, and at the discretion of the Chief Executive Officer, CreateTO.
Staff recommendation as filed
The Chief Executive Officer recommends that the Board of Directors: 1. Endorse the business case for Block 5 (970 Kipling Avenue) of the Bloor-Kipling (Six Points) site, as presented in Confidential Attachment 1, 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 the Chief Executive Officer, CreateTO to: a. Determine suitable timing for the release to market of Block 5 (970 Kipling Avenue), of the Bloor-Kipling (Six Points) site; b. Release to market Block 5 (970 Kipling Avenue), of the Bloor-Kipling (Six Points) site including entering into agreements conditional on approval by relevant City authorities; and c. Retain the services of a fairness monitor to oversee and ensure an open, fair and transparent market offering process; 2. Adopt the Confidential Instruction to Staff in Confidential Attachment 1. 3. Authorize the public release of the information in Confidential Attachments 1 and 2 at the conclusion of the Housing Now program, and at the discretion of the Chief Executive Officer, CreateTO.
RA32.8adopted
Strategic Opportunity at 1169 Weston Road
On June 8, 2021, City Council adopted item MM34.6 - "Exploring Development Opportunities at 1169 Weston Road and 4 Hollis Street" and requested CreateTO, in consultation with City staff and the Toronto Parking Authority, to explore the development opportunities of the City-owned real estate assets known as 1169 Weston Road and 4 Hollis Street. The development opportunities were to include the following: · a mixed-use development that provides a variety of community benefits and with the potential inclusion of private land holdings within the immediate vicinity; · working with the Toronto Parking Authority to identify new parking opportunities in both on and off street locations suitable for replacement of parking spaces within the vicinity of the proposed development, should an investment in parking on-site be deemed not feasible; and · working with City Planning and Parks, Forestry, and Recreation, to conduct a Cultural Heritage Evaluation Report on the existing building at 4 Hollis Street. The Mount Dennis neighbourhood is an area of expected rapid change, due to the future Eglinton Crosstown LRT (Mount Dennis) station. The City-owned property municipally known as 1169 Weston Road (Subject Property) is an existing surface carpark (Carpark #651) currently operated by the Toronto Parking Authority within the Mount Dennis neighbourhood. 4 Hollis Street is the current location of the Mount Dennis Community Hall building and serves as the recreation support office for the surrounding neighbourhoods as well as office and storage space for use by the City's Parks, Forestry, and Recreation Division. CreateTO staff conducted due diligence on the development potential of the site. This included a highest and best use massing analysis and land valuation exercises while working with City staff and the adjacent private landowner to confirm development opportunities and determined an appropriate strategic next step to return value to the City. This is discussed in detail within the report and in Confidential Attachment 1. This report outlines the strategic next steps to advance an opportunity for disposition of land that could yield city building benefits. This report recommends that staff pursue negotiations directly with the adjacent private landowner to achieve strategic value for this City-owned real estate asset.
The Board of Directors of CreateTO: 1. Authorized the Chief Executive Officer, CreateTO to negotiate a conditional term sheet and conditional agreement of purchase and sale of the City-owned Property at 1169 Weston Road, with the adjacent Private Landowner based on the strategic plan outlined in Confidential Attachment 1 to the report (June 6, 2022) from the Chief Executive Officer, CreateTO; and report back to the Board of Directors of CreateTO on the outcomes of these negotiations by the first quarter 2023. 2. Directed the Chief Executive Officer, CreateTO, in consultation with the Executive Director, Corporate Real Estate Management, the Chief Planner and Executive Director, City Planning, the Executive Director, Housing Secretariat and any other divisions necessary to advance this opportunity, to explore the strategic opportunities identified within Confidential Attachment 1 to the report (June 6, 2022) from the Chief Executive Officer, CreateTO, and report back to the Board of Directors of CreateTO on a specified recommendation by the first quarter 2023. 3. Authorized the public release of Confidential Attachment 1 to the report (June 6, 2022) from the Chief Executive Officer, CreateTO following the closing of any agreement of purchase and sale transaction, and at the discretion of the Chief Executive Officer, CreateTO.
Staff recommendation as filed
The Chief Executive Officer recommends that the Board of Directors of CreateTO: 1. Authorize the Chief Executive Officer, CreateTO to negotiate a conditional term sheet and conditional agreement of purchase and sale of the City-owned Property at 1169 Weston Road, with the adjacent Private Landowner based on the strategic plan outlined in Confidential Attachment 1; and report back to the Board of Directors of CreateTO on the outcomes of these negotiations by the first quarter 2023. 2. Direct the Chief Executive Officer, CreateTO, in consultation with the Executive Director, Corporate Real Estate Management, the Chief Planner and Executive Director, City Planning, the Executive Director, Housing Secretariat and any other divisions necessary to advance this opportunity, to explore the strategic opportunities identified within Confidential Attachment 1 to the report dated June 6, 2022, and report back to the Board of Directors of CreateTO on a specified recommendation by the first quarter 2023. 3. Authorize the public release of Confidential Attachment 1 following the closing of any agreement of purchase and sale transaction, and at the discretion of the Chief Executive Officer, CreateTO.