| 135570 | REPORT | N | N | MAIN | ACTION | AMENDED | 52200000 | Y | PLAN_ACT | Employment Area Land Use Permissions - Decision Report - Approval | 2024.PH14.1 | PBNTGVN | Y | Y | Y | Y | <p>This report recommends that Council adopt Official Plan Amendment 680 (OPA 680) which amends various Employment Area related policies to bring the Official Plan into alignment with the provincial definition of "area of employment" in the Planning Act, as amended by Bill 97 - Helping Homebuyers, Protecting Tenants Act. This report also concludes the Council-directed study to consider expanding permitted uses in Employment Areas to include places of assembly, places of worship and sports facilities on a site or area-specific basis, given the provincial definition.</p>
<p> </p>
<p>On April 6, 2023, the Province introduced the Helping Homebuyers, Protecting Tenants Act ("Bill 97"). Among many other changes, Bill 97 amends the definition of "area of employment" in the Planning Act by narrowing the scope of uses from what is currently permitted in an "area of employment". In particular, it would expressly exclude from the definition all types of institutional uses and commercial uses, except for retail and office uses that are associated with manufacturing, warehousing and research and development in connection with manufacturing.</p>
<p> </p>
<p>This is the second of two reports that respond to Planning Act changes as a result of Bill 97 and the resulting official plan amendments required to implement these changes. The first report resulted in City Council adopting OPA 668 to authorize the continuation of institutional and commercial uses expressly excluded by paragraph 2 of the amended definition of "area of employment" but which allowed uses to be transitioned by provisions introduced in the Planning Act by Bill 97.</p>
<p> </p>
<p>The purpose and intent of the recommended OPA 680 (together with OPA 668) is to maintain the integrity and viability of the City's finite Employment Areas, which would be at risk of destabilization should the City take no action. By aligning the Official Plan employment policies with the new definition of "area of employment" the current employment conversion policies will continue to apply, protecting the City's vital supply of employment areas.</p>
<p> </p>
<p>While Bill 97 received Royal Assent on June 8, 2023, the amended definition of "area of employment" has yet to be proclaimed into force. The Province has signalled that municipalities should make timely amendments to their Official Plan to ensure that it is aligned with the amended definition so that provincial policies related to the conversion and protection of employment areas still apply.</p> | 14 | 1 | CMMTTEE | PH | All | N | 1721793600000 | … | Report | ACTION | Amended | Main | Planning Act, RSO 1990 | Public Notice Given | Committee | … | … | … | … | … | … | … | … | … | … | … | … | … | ACTION | true | Amended | 9:30 AM | … | … | … | … | — | — | — | — |
| 135584 | REPORT | N | N | MAIN | ACTION | ADOPTED | 52200000 | Y | PLAN_ACT | Our Plan Toronto: Recommendations on Three Employment Area Conversion Requests - Decision Report - Approval | 2024.PH14.2 | PBNTGVN | Y | Y | Y | Y | <p>This report is the sixth in a series of Final Reports that provide staff recommendations on Employment Area conversion requests as part of the Municipal Comprehensive Review (MCR) of the Official Plan.</p>
<p> </p>
<p>In 2023, Toronto’s Employment Areas were home to over 21,900 establishments employing nearly 398,000 people (26% of all jobs in the city). Businesses within our Employment Areas create about 27% of the City’s estimated 2021 GDP of $195.7 billion and contribute about 12% of all property taxes paid in the City (municipal and education taxes). This report also highlights the social and economic role that Employment Areas play in the health and growth of the city supporting Toronto’s diverse economic base and providing jobs with living wages for the City’s diverse labour pool.</p>
<p> </p>
<p>Council authorized the commencement of the Municipal Comprehensive Review (MCR) and Growth Plan Conformity Exercise known as "Our Plan Toronto", on August 4, 2020. As part of the MCR City Planning received approximately 150 requests to convert lands designated Core Employment Areas or General Employment Areas in the Official Plan to non-employment uses, including some of which were City-initiated. </p>
<p> </p>
<p>The MCR and recommended Official Plan amendments are considered under Section 26 of the Planning Act, where the Minister of Municipal Affairs and Housing is the approval authority. The Minister’s decisions are not subject to appeal to the Ontario Land Tribunal unless the Minister refers all or part of the amendments to the Tribunal.</p>
<p> </p>
<p>Through previous staff reports Council has considered final recommendations on almost all conversion requests submitted during the MCR, including 60+ requests that resulted in conversions of Employment Area lands. To implement the Council-adopted conversions, staff prepared and forwarded Official Plan Amendments (OPAs) 591, 644, 653 and 692 to the Ministry of Municipal Affairs and Housing for approval. On December 12, 2023, the Minister approved OPA 591 for 30+ Council adopted conversion requests. To date, the City has yet to receive a decision on OPAs 644, 653, and 692. OPA 683, which implements a conversion request for East Harbour, was deferred at the June 13, 2024 Planning and Housing Committee, until such time as the Chief Planner and Executive Director, City Planning reports back on further discussions with Cadillac Fairview and the Province on additional proposed changes to land use permissions at East Harbour, and by no later than the December 5, 2024 meeting of the Planning and Housing Committee and that no further notice of a special public meeting be given.</p>
<p> </p>
<p>This sixth report provides final recommendations on:</p>
<p> </p>
<ul>
<li>one conversion request not yet considered by Committee or Council;</li>
<li>two conversion requests previously converted as part of OPA 591;</li>
<li>Council declaring the MCR as concluded, with the exception of three sites/areas.</li>
</ul>
<p> </p>
<p>This report is to be considered at a Special Public Meeting under Section 26 of the Planning Act regarding the City's phased Official Plan and Municipal Comprehensive Reviews.</p> |
| 135347 | REPORT | N | N | MAIN | ACTION | ADOPTED | — | N | — | Toronto Local Appeal Body - Chair's 2023 Annual Report | 2024.PH14.3 | — | Y | Y | Y | Y | <p>Enacted on May 3rd, 2017, the Toronto Local Appeal Body (TLAB) is an independent, quasi-judicial tribunal established through City of Toronto Municipal Code Chapter 142, Local Appeal Body, the City of Toronto Act, and other provincial legislation. The TLAB has all the powers of the Ontario Land Tribunal related to the hearing of appeals to Committee of Adjustment decisions for minor variance and consent applications under subsections 45(12), 53(14), 53(19) and 53(27) of the Planning Act.</p>
<p> </p>
<p>The TLAB is composed of fourteen members including the Chair, Vice-Chair, and twelve Panel Members who are nominated by an impartial citizen-member nominating panel with recommendations for appointments submitted to City Council. City Council appoints Members of the TLAB for a four-year term of office.</p> | 14 | 3 | CMMTTEE | PH | All | N | 1721793600000 | … | Report | ACTION | Adopted | Main |
| 135346 | REPORT | N | N | MAIN | ACTION | ADOPTED | — | N | — | Development Review Timeline Metrics - Third Quarter of 2024 | 2024.PH14.4 | — | Y | Y | Y | Y | <p>This report responds to Planning and Housing Committee's direction requesting that staff report development review timeline metrics to Planning and Housing Committee on a quarterly basis (<a href="https://secure.toronto.ca/council/agenda-item.do?item=2023.PH6.2">2023.PH6.2</a>). Quarterly reports include the following:</p>
<p> </p>
<p style="padding-left: 30px;">a. Average timeline to complete the Pre-Application Consultation Process; </p>
<p style="padding-left: 30px;">b. Average timeline to reach a decision on a Zoning By-law Application;</p>
<p style="padding-left: 30px;">c. Average timeline to reach a decision on a combined Official Plan Amendment/Zoning By-law Application; and</p>
<p style="padding-left: 30px;">d. Average timeline to approve a Site Plan Application. </p>
<p> </p>
<p>In addition to a description of the metrics listed above, the report provides context on how ongoing improvements to the development review process impact application review timelines in the medium to long term.</p>
<p><br />In Q1 2024, the report (<a href="https://secure.toronto.ca/council/agenda-item.do?item=2024.PH9.2">2024.PH9.2</a>) included aggregate metrics for items b. through d., above. The Q2 2024 report (<a href="https://secure.toronto.ca/council/agenda-item.do?item=2024.PH11.5">2024.PH11.5</a>) broke these metrics out into two categories (non-Bill 109 and Bill 109 files) to highlight timeline management improvements for Bill 109 files.</p>
<p> </p>
<p>On June 6, 2024, Bill 185: the <em>Cutting Red Tape to Build More Homes Act</em> received Royal Assent. Bill 185 removes application fee refund provisions introduced under Bill 109. However, legislated timelines for review of combined Official Plan Amendment/Zoning By-law Amendment, Zoning By-law Amendment and Site Plan Control applications remain unchanged. The Q3 2024 report includes application timeline metrics up to June 3, 2024 and continues to distinguish between non-Bill 109 and Bill 109 files.</p> |
| 135574 | REPORT | N | N | MAIN | ACTION | AMENDED | — | N | — | Improving Community Consultation in the Development Review Process - Update | 2024.PH14.5 | — | Y | Y | Y | Y | <p>In December 2022, Council established two principles to guide implementation of Bill 109: the <em>More Homes for Everyone Act</em>. Changes to community consultation practices are required to address both principles:</p>
<p> </p>
<ul>
<li>Continue to focus on and prioritize good city-building outcomes; and</li>
<li>Mitigate risk to cost recovery of development review services. </li>
</ul>
<p> </p>
<p>In January 2024, the Planning and Housing Committee requested staff to undertake city-wide public consultation to address potential policy and/or by-law changes to improve consultation practices at two points in the development review process: 1) Pre-application consultation; and 2) Community Consultation Meetings (CCM).</p>
<p> </p>
<p>In April 2024, the Province introduced Bill 185: <em>Cutting Red Tape to Build More Homes Act</em> (Bill 185). Bill 185 removes application fee refund provisions and the authority to require by by-law, mandatory pre-application consultation before an application is submitted, while maintaining tight legislated timelines for decision-making and approval under the <em>City of Toronto Act</em> and the <em>Planning Act</em>. Relevant provisions of Bill 185 came into force and effect on June 6, 2024.</p>
<p> </p>
<p>As the legislative landscape continues to shift, detailed policy recommendations to amend the Official Plan and Municipal Code are premature. Through consultation with the public, industry and Councillors, staff identified a number of near- and medium-term operating model improvements. These include, but are not limited to organizational structure, process and technology improvements that, despite legislative change, support improved community consultation practices.</p> |
| 135611 | REPORT | N | Y | MAIN | ACTION | AMENDED | — | N | — | Advancing the Construction of Affordable Rental Homes at 777 Victoria Park Avenue | 2024.PH14.6 | — | Y | Y | Y | Y | <p>The Housing Now Initiative is a signature affordable housing program in Toronto and across Canada. It is also a key housing supply program to support the City's HousingTO 2020-2030 Action Plan, Housing Action Plan 2022-2026, and City of Toronto’s Generational Transformation of Toronto’s Housing System to Urgently Build More Affordable Homes report. Through the Housing Now Initiative, City-owned lands are leveraged for the purpose of creating new mixed-use, mixed-income communities with maximized affordable housing outcomes. </p>
<p> </p>
<p>To-date, the City has identified 22 sites and committed substantial land value, capital funding and financial incentives to the program, making it one of the most significant municipal financial investments in housing underway today. There are also 4 additional pipeline sites that have been identified for pr-development due-diligence. The site at 777 Victoria Park Avenue was among the original sites included in the program.</p>
<p> </p>
<p>Like many of the Housing Now Sites, 777 Victoria Park Avenue experienced project slow downs resulting from the COVID-19 pandemic, unprecedented escalation in construction costs, changes to federal and provincial housing policy, and steep increases in interest rates. As an example, construction costs have increased by over 63% (more than 20% year-over-year) since 2019, making Toronto the most expensive city in Canada to build high-rise residential.</p>
<p> </p>
<p>Recently, however, shifts in Toronto’s residential market, stable interest rates, and the introduction of new inter-governmental program and policy changes have resulted in a window of opportunity for the delivery of purpose built and affordable rental homes. </p>
<p> </p>
<p>The 777 Victoria Park site will include a range of rental homes, retail and community space at grade and a new purpose-built childcare facility. Importantly the land will remain in public ownership in perpetuity. Subject to Committee of Adjustment approval, the site will deliver 705 rental homes including:</p>
<p> </p>
<ul>
<li>256 new affordable rental homes (rents at average of 80% City of Toronto’s average market rent)</li>
<li>449 new rent-controlled market homes (with annual rent increases limited at Provincial guideline+2%).</li>
</ul>
<p> </p>
<p>Similar to the Housing Now Initiative - 2023 Progress Update (April 13, 2023), this report makes a number of recommendations to City Council to help 'unstick' the Housing Now project at 777 Victoria Park Avenue to quickly realize a significant amount of new affordable rental homes.</p> |
| 135659 | LETTER | N | Y | MAIN | ACTION | NO_ACTN | — | N | — | Housing Now - Approval of Amended Documents for 777 Victoria Park Avenue | 2024.PH14.6a | — | Y | Y | Y | Y | <p style="margin-bottom: 0cm; line-height: normal;">At its meeting on June 19, 2024, the Board of Directors of CreateTO considered Item RA12.4 and made recommendations to City Council.</p>
<p style="margin-bottom: 0cm; line-height: normal;"> </p>
<p style="margin-bottom: 0cm; line-height: normal;">Summary from the report (June 5, 2024) from the Chief Executive Officer, CreateTO:</p>
<p style="margin-bottom: 0cm; line-height: normal;"><span style="font-size: 12.0pt; font-family: 'Times New Roman',serif;"> </span></p>
<p style="margin: 0cm; background: white;"><span style="color: black;">Following completion of the market offering process on December 10, 2019, the successful proponent executed the term sheet on April 14, 2020. On January 27, 2020, the CreateTO Board adopted <a href="https://secure.toronto.ca/council/agenda-item.do?item=2020.RA10.2">Item 2020.RA10.2</a> and approved selection of the successful proponent partners and the term sheet. On March 8, 2021, the CreateTO Board of Directors adopted <a href="https://secure.toronto.ca/council/agenda-item.do?item=2021.RA21.4">Item 2021.RA21.4</a> and approved negotiated agreements which included the Ground Lease, the Project Agreement, and the Contribution Agreement (the "Agreements"). The proponent selection and the negotiated agreements were approved by senior City management on April 20, 2021.</span></p>
<p style="margin: 0cm; background: white;"><span style="color: black;"> </span></p>
<p style="margin: 0cm; background: white;"><span style="color: black;">Following execution of the Agreements in November 2021 by the City and the Proponent, the Proponent has been advancing the building design and site plan application for the relocation of the TTC Pick-up and Drop-off ("PUDO"), currently located at 777 Victoria Park Avenue, to 781 Victoria Park Avenue, located immediately north of the site. During this time, several economic factors have impacted the proponent's proposal and other Phase 1 Housing Now projects. CreateTO has been working with the Housing Secretariat and the Proponent to resolve these issues to advance project schedules and the delivery of affordable housing. On May 10, 2023, City Council adopted <a href="https://secure.toronto.ca/council/agenda-item.do?item=2023.PH3.6">Item 2023.PH3.6</a>, and approved an approach to advance the Housing Now projects at 50 Wilson and 5207 Dundas Street West. A similar approach is proposed for the Phase One Housing Now site at 777 Victoria Park Avenue. The factors and an approach to resolve these issues are outlined in Confidential Attachment 1.</span></p>
<p style="margin: 0cm; background: white;"><span style="color: black;"> </span></p>
<p style="margin: 0cm; background: white;"><span style="color: black;">This report recommends that the CreateTO Board of Directors approve the approach outlined in Confidential Attachment 1, which responds to the changes in the development and financing markets over the past two years and ensures the project's viability and delivery of 256 affordable housing units.</span></p>
<p style="margin: 0cm; background: white;"><span style="color: black;"> </span></p>
<p style="margin: 0cm; background: white;"><span style="color: black;">The report also recommends that the Board of Directors of CreateTO direct the Chief Executive Officer, CreateTO to request the necessary City of Toronto authorities to execute amended Agreements and such other documents as may be necessary to finalize the arrangement with the proponent partners for 777 Victoria Park Avenue as described in Confidential Attachment 1.</span></p>
<p style="margin: 0cm; background: white;"><span style="color: black;"> </span></p>
<p style="margin: 0cm; background: white;"><span style="color: black;">Subject to approval of this report, CreateTO will collaborate with City legal to make the amendments to the Agreements and prepare for execution of the documents.</span></p>
<p style="margin: 0cm; background: white;"> </p>
<p style="margin: 0cm; background: white;"><span style="color: black;">Pending minor variance and site plan approvals, the proponent's current schedule is to commence site mobilization and construction start in the first quarter of 2025</span></p> |
| 135576 | REPORT | N | N | MAIN | ACTION | AMENDED | — | N | — | Single Exit Stair: Ontario Building Code Feasibility Study | 2024.PH14.7 | — | Y | Y | Y | Y | <p>The purpose of this report is to respond to City Council direction that the Chief Building Official and Executive Director, Toronto Building, in consultation with the Fire Chief and General Manager, Fire Services, engage a Building Code Consultant to study the feasibility of supporting a single means of exiting multi-residential buildings of up to four storeys, including additional life safety and other measures which would meet the objectives and intent of the Ontario Building Code.</p>
<p> </p>
<p>Exits are a fundamental and essential component of a building's fire and life safety system. Some designers and others have advocated that the Ontario Building Code threshold for requiring a second exit stair in small multi-unit residential buildings is too high compared to other jurisdictions in North America, Europe and around the world. They suggest that a single exit staircase would support innovation in the design and construction of higher density small multi-unit buildings on constrained sites in higher density urban areas resulting in more missing middle housing.</p>
<p> </p>
<p>Building regulators and emergency responders have identified that there are potential impacts on safety that need to be considered in developing Ontario Building Code changes in this area which are complex and significant. Any code changes to allow a single exit in a building need to be based on current research and take into consideration the impacts for both building occupants and first responders. Any potential changes must also provide an equivalent level of protection to that of a building having at least two means of egress, while also ensuring timely access to responding Firefighters and the deployment of the associated firefighting equipment into the building when a fire occurs.</p>
<p> </p>
<p>This report provides an overview of a technical study undertaken for the City of Toronto by a third-party Building Code Consultant with expertise in fire protection engineering, to consider the feasibility of an alternative solution to the single egress issue.</p>
<p> </p>
<p>As the Province of Ontario and the Canadian Board for Harmonized Construction Codes continue to consider potential changes to the provincial and national codes, the study will help provide certainty to designers and others preparing submissions to the city where a single exit is being considered and to expedite and facilitate the approval of missing middle projects in the City of Toronto. The report also contains recommendations to provide a copy of the report to the Ministry of Municipal Affairs and Housing and the Canadian Board for Harmonized Construction Codes to support research and code development in this area.</p>
<p> </p>
<p>This report has been written in consultation with Toronto Fire Services and City Planning.</p> |
| 135593 | REPORT | N | N | MAIN | ACTION | ADOPTED | — | N | — | Housing Occupancy Trends, 2001-2021 | 2024.PH14.8 | — | Y | Y | Y | Y | <p>There is a continuous stream of people entering and leaving the city annually, creating varied demand for housing of all types and tenures. The Housing Occupancy Trends bulletin examines the influence of demographic, social and market trends on housing occupancy in Toronto between 2001 and 2021. Ongoing monitoring of household occupancy trends provides background information to support the continued monitoring, review and development of Official Plan policies and can assist other Divisions within the City in the consideration of their programs.</p>
<p> </p>
<p>Many of the findings reported in this bulletin are a continuation of trends reported in the previous Housing Occupancy Trend bulletin, published in 2019. Migration continues to be a primary driver of population growth. More people live in mid/high-rises units than before. More people are living alone than before and growth in non-family households is outpacing that of family households. There remains a timing mismatch between demand and supply, and a mismatch between unit size, shelter cost and the current and anticipated demand of younger households in particular. While overall these are not new trends, they are to be viewed more urgently amid the ongoing housing and homelessness crises in Toronto, further exacerbated by the increased cost of living and increased population growth.</p>
<p> </p>
<p>The findings on affordability illustrate the growing disparity between housing costs and incomes. These findings are based on 2021 Census data. These are lagging indicators and affordability conditions are likely worse in 2024 due to these demographic drivers, rapid population growth and global events. For example, between 2022-2023, Toronto's population grew by 125,756 people, whereas the average annual growth between 2001 and 2021 was just over 15,500 people per year. This growth may continue due to the Federal Government targeting around 500,000 new permanent residents per year from 2024 to 2026.</p>
<p> </p>
<p>In response, the City is undertaking a range of programs and policy initiatives to increase the supply of housing, including affordable and supportive housing, which aims to support those facing structural and systemic inequities to access and maintain safe, affordable and adequate housing in our city. Action across all orders of government and a whole-of-community approach are necessary to ensure a diverse housing stock in terms of size, tenure and affordability is created to meet the needs of the population, particularly in areas with existing services and transit. </p> |
| 135274 | REPORT | N | N | MAIN | ACTION | AMENDED | — | N | — | Official Plan Review - Office Replacement Policies - Proposals Report | 2024.PH14.9 | — | Y | Y | Y | Y | <p>This report is the first of a two-phased approach in bringing forward Official Plan Amendments related to the City’s adopted office replacement policies. This report provides an update on the ongoing Office Space Needs Study (Office Study), which informs the described policy directions related to office replacement. City Planning and Economic Development and Culture (EDC) staff will use the proposed policy directions (Attachment 1) for the basis of stakeholder engagement prior to recommending office replacement Official Plan amendments to the Planning and Housing Committee and City Council.</p>
<p> </p>
<p>Through the Office Study, staff are seeking to balance the need for new housing, including affordable housing, with Toronto’s long-term employment growth and the creation of transit-supported complete communities, while addressing the office market conditions resulting from the COVID-19 pandemic. The Office Study also considers the growing space needs for alternative employment sectors, such as retail, service commercial, cultural and entertainment-based activities, institutional uses, storage and warehousing, and life sciences that add to the City’s diverse and resilient economy.</p>
<p> </p>
<p>Upon completion of the Office Study, including stakeholder engagement, staff will generate final recommendations that would amend existing Official Plan policies including those under appeal as part of Official Plan Amendment 231 (OPA 231) and policies within the Downtown Plan and Yonge-Eglinton Secondary Plan.</p>
<p> </p>
<p>In the subsequent report, staff will address policy and non-policy options, including those related to office conversion, replacement requirements and incentives for alternative non-residential employment uses and affordable housing.</p> |
| 135586 | REPORT | N | N | MAIN | ACTION | ADOPTED | — | N | — | Housing Action Plan: Apartment Infill Study - Preliminary Report | 2024.PH14.10 | — | Y | Y | Y | Y | <p>The City of Toronto, and many other jurisdictions domestically and internationally, are experiencing a housing affordability and availability crisis. Existing apartment sites in Toronto, including “tower in the park” sites, provide opportunities for contextually appropriate infill development to accommodate additional housing. However, apartment infill development is generally not permitted as-of-right through the city-wide zoning by-law. Planning approval processes for these types of development are typically required, can include multiple lengthy reviews, and are sometimes litigated through appeals at the Ontario Land Tribunal (OLT).</p>
<p> </p>
<p>The Apartment Infill Study is one of 54 initiatives of the Housing Action Plan (HAP). This study is intended to accelerate the supply of housing through removing policy and zoning barriers to support the goal of achieving (or exceeding) the provincial housing target of 285,000 new homes over the next 10 years. This study seeks to advance infill housing in the city's apartment neighbourhoods through establishing best practices and developing new tools to simplify and streamline the approval process for infill housing on existing apartment sites.</p>
<p> </p>
<p>This report provides an overview of the current policy and regulatory context for infill development in the city's apartment neighbourhoods, summarizes emerging development trends and best practices, identifies potential barriers, and sets out a proposed workplan to identify opportunities to streamline the approval process for infill housing.</p>
<p> </p>
<p>Should Planning and Housing Committee endorse this proposed workplan, staff will undertake further analysis and focused stakeholder engagement and will report back in Q2 2025 with a proposals report outlining recommendations to advance public consultation.</p> |
| 135655 | LETTER | N | Y | MAIN | ACTION | AMENDED | — | N | — | 770 Don Mills Road - Memorandum of Understanding with Toronto Lands Corporation | 2024.PH14.11 | — | Y | Y | Y | Y | <p style="margin-bottom: 0cm; line-height: normal;">At its meeting on June 19, 2024, the Board of Directors of CreateTO considered Item <a href="https://secure.toronto.ca/council/agenda-item.do?item=2024.RA12.2">RA12.2</a> and made recommendations to City Council.</p>
<p style="margin-bottom: 0cm; line-height: normal;"> </p>
<p style="margin-bottom: 0cm; line-height: normal;">Summary from the report (June 5, 2024) from the Chief Executive Officer, CreateTO:</p>
<p> </p>
<p>The purpose of this report is to inform the Board of Directors of CreateTO of the ongoing discussions between CreateTO staff and the Toronto Lands Corporation ("TLC"), on behalf of the Toronto District School Board ("TDSB"), in respect of the opportunity to incorporate a public elementary school within the Housing Now development at 770 Don Mills Road.</p>
<p> </p>
<p>770 Don Mills Road (the "Site") is a Phase 1 Housing Now site located at the southwest corner of Don Mills Road and Eglinton Avenue East. The Site is located directly adjacent to the Eglinton Crosstown LRT Science Centre station, a future Ontario Line station, as well as directly north of the Ontario Science Centre. The Site is currently a 5.48 acre vacant surface parking lot.</p>
<p> </p>
<p>The proposed mixed-use, mixed-income development for the Site consists of three towers of 37-storeys, 48-storeys and 39-storeys in height and having a total of 1,254 residential units. It is proposed that 1/3 of the units will be affordable rental and 2/3 of the units will be market units.</p>
<p> </p>
<p>There will also be a new 62-space non-profit childcare, a new public park, new public road and new retail as part of the overall development. The TDSB elementary school will be located in the base podium of Block 2, the 39-storey residential tower (see Attachment 1). </p>
<p> </p>
<p>The Site obtained Re-zoning and Draft Plan of Subdivision approvals in June 2022 with no notice of appeal and is in full force and effect.</p>
<p> </p>
<p>The TDSB elementary school was contemplated as a use early in the re-zoning process and is incorporated as part of the approved zoned lands. As part of the Don Mills Crossing Secondary Plan, there is also a requirement for a minimum Floor Space Index (FSI) of 1.0 of non-residential uses within the base of mixed-use developments. By incorporating the elementary school into the development at 770 Don Mills, this assists in achieving this Secondary Plan policy. </p>
<p> </p>
<p>Subject to market conditions, the Site will be taken out for a market offering to seek a development partner in Q4 2024. Prior to bringing the Site to market, the deal terms with TLC need to be confirmed in order to provide clarity to developer proponents on what their role and responsibilities will be in delivering the elementary school as part of the overall proposed development.</p>
<p> </p>
<p>Providing for an elementary school at this location meets TLC/TDSB's strategic plan goals by providing for a much-needed school in this neighbourhood and will benefit students and the surrounding community.</p>
<p> </p>
<p>This partnership represents a great example of how two public agencies can work together to deliver on community benefits and achieve the goals of both organizations. This could also be a framework for future joint partnerships between TLC and the City of Toronto, whereby schools and residential developments can be delivered creatively together on public land</p> |
| 135656 | LETTER | N | N | MAIN | ACTION | REFERRED | — | N | — | ModernTO - 931 Yonge Street | 2024.PH14.12 | — | Y | Y | Y | Y | <p>At its meeting on June 19, 2024, the Board of Directors of CreateTO considered Item RA12.3 and made recommendations to City Council.</p>
<p> </p>
<p>Summary from the report (June 5, 2024) from the Chief Executive Officer, CreateTO:</p>
<p> </p>
<p style="margin: 0cm; background: white;"><span style="color: black;">On April 6, 2022, City Council through <a href="https://secure.toronto.ca/council/agenda-item.do?item=2022.EX31.10">Item 2022.EX31.10</a>, supported the recommended portfolio strategy to optimize the city-building opportunities on the eight City-owned properties that are targeted to be unlocked through the ModernTO program and authorized CreateTO in consultation with Corporate Real Estate Management and the Housing Secretariat to:</span> </p>
<ul>
<li>undertake a market offering process for 931 Yonge Street immediately following the re-zoning of the property that, further to Council direction, prioritizes the creation of affordable ownership housing, delivery of public realm improvements and adheres to the City’s strategic investment policy as outlined in the proposed vision; and, </li>
</ul>
<ul>
<li>report back to the CreateTO Board with the recommended proponent for City Council approval.</li>
</ul>
<p>CreateTO led the entitlement process to amend the Zoning By-law to permit a 32-storey mixed use building with 250 dwelling units and 150 square metres of non-residential space on the ground floor. On April 17, 2024, City Council adopted Item TE12.6; the amended by-laws were final and binding on Apr 18, 2024.</p>
<p> </p>
<p>The current development statistics are outlined in Table 1.</p>
<p> </p>
<p>Table 1: 931 Yonge St - Development Statistics</p>
<p> </p>
<table style="width: 459.65pt; background: white; border-collapse: collapse;" width="613">
<tbody>
<tr style="height: 1.9pt;">
<td style="width: 190.35pt; border: solid black 1.0pt; padding: 5.75pt 5.75pt 5.75pt 5.75pt; height: 1.9pt;" width="254">
<p style="margin: 0cm;"><span style="color: black;">Site Area</span></p>
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<p style="margin: 0cm;"><span style="color: black;">835 sm (0.21 Acres)</span></p>
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<p style="margin: 0cm;"><span style="color: black;">Residential Unit Count: </span></p>
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<p style="margin: 0cm;"><span style="color: black;"> </span></p>
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<p style="margin: 0cm;"><span style="color: black;">Total Estimated Unit Count</span></p>
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<p style="margin: 0cm;"><span style="color: black;">250</span></p>
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<p style="margin: 0cm;"><span style="color: black;">Total Estimated Market Rental Units</span></p>
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<p style="margin: 0cm;"><span style="color: black;">167</span></p>
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<p style="margin: 0cm;"><span style="color: black;">Minimum Affordable Rental Units</span></p>
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<p style="margin: 0cm;"><span style="color: black;">83</span></p>
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<p style="margin: 0cm;"><span style="color: black;">Built Form</span></p>
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<p style="margin: 0cm;"><span style="color: black;">Residential Uses:</span></p>
<p style="margin: 0cm;"><span style="font-family: Symbol; color: black;">·</span><span style="font-size: 7.0pt; color: black;"> </span><span style="color: black;">5-storey podium with a 27-storey tower</span></p>
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<p style="margin: 0cm;"><span style="color: black;">Non-Residential Uses:</span></p>
<p style="margin: 0cm;"><span style="font-family: Symbol; color: black;">·</span><span style="font-size: 7.0pt; color: black;"> </span><span style="color: black;">Retail uses at grade along Aylmer Avenue 150 sm</span></p>
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<p style="margin: 0cm;"><span style="color: black;">City Building Features</span></p>
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<p style="margin: 0cm;"><span style="font-family: Symbol; color: black;">·</span><span style="font-size: 7.0pt; color: black;"> </span><span style="color: black;">Public realm improvements at grade along all frontages of the site</span></p>
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<p style="margin: 0cm; background: white;"><span style="color: black;">City priorities as per Council direction <a href="https://secure.toronto.ca/council/agenda-item.do?item=2023.EX9.3">2023.EX 9.3 Generational Transformation of Toronto's Housing System to Urgently Build More Affordable Homes</a> have shifted. Staff in the Housing Secretariat and CreateTO have been directed to leverage City lands for purpose built rental housing that includes both affordable and rent-controlled units. As such, Management recommends offering this site on a long-term land lease basis as opposed to fee simple sale to support a 100 per cent rental development with a minimum requirement of 33 per cent affordable rental units.</span></p>
<p> </p>
<p>The intent is to bring the Site to market in the fourth quarter of 2024 through a real estate brokerage market offering. Following the market offering process, CreateTO staff will report to the CreateTO Board on the proponent selection for endorsement and recommendation to Council. Subject to Council approval, staff will finalize the ground lease agreement and contribution agreement, collectively the ("Agreements"). The lease agreements will be executed prior to the completion of the Site Plan Control process by the proponent developer. </p> |
| 135603 | LETTER | N | N | MAIN | ACTION | AMENDED | — | N | — | Expanding Permitted Uses in Laneway and Garden Suites | 2024.PH14.13 | — | Y | Y | Y | Y | <p>On September 28, 2023, House of Compassion, a non-profit housing provider, submitted a minor variance application (A0862/23TEY) proposing to build a laneway suite as an expansion of a residential care home use for their property at 169, 171, and 171½ Shaw Street. On November 29, 2023, the Committee of Adjustment approved the application.</p>
<p><br />On May 10, 2024, my office shared an inquiry from House of Compassion with City Planning, providing some suggestions following their above-noted Committee of Adjustment application. The inquiry requested that staff investigate the possibility of amending the Zoning By-law to provide as-of-right permissions for other residential uses in laneway suites and/or garden suites including multi-tenant houses, group homes/residential care homes, multiplexes and co-living.</p> | 14 | 13 | CMMTTEE | PH | All | N | 1721793600000 | … | Letter | ACTION | Amended |
| 135795 | LETTER | N | N | NEW | ACTION | WO_RECS | — | N | — | Medical - Office Facilities/Affordable-Seniors Residential Project in Continuum of Care Setting - Request for Minister’s Zoning Order at 4646 Dufferin Street | 2024.PH14.14 | — | Y | Y | Y | Y | <p>4646 Dufferin Street is at the heart of the City’s Russian Jewish community in a location well placed to contribute to serving the acknowledged need of this community for a wide range of convenient healthcare facilities and seniors and affordable housing, both rental and ownership; all to be provided within the context of aging in place and continuum of care.<br />This medical, office and residential proposal supports the City’s housing initiatives to accelerate housing supply and improve affordability and Provincial policies promoting medical facilities closer to local communities to make access more convenient and cost effective.</p>
<p><br />The proposal aims to utilize the 6.17-acre site as follows:</p>
<p><br />• Six buildings conceived in the context of a continuum of care;</p>
<p><br />• 432,000 square feet of non-residential employment, commercial and medical uses (1,200 permanent jobs); and</p>
<p><br />• A minimum of 770 residential units, inclusive of 350 seniors units (independent serviced, assisted living and memory care) supported by a grouping of medical support personnel; and 225 market rental units (of which 20%-30% are proposed to be affordable rental units for a period of 99 years).</p>
<p><br />This is a request for a Minister’s Zoning Order (MZO) to permit this mixed-use development. As such, site plan approval would continue to be required to review the proposal against functional servicing, transportation, and other technical compliance requirements. Requiring site plan approval would enable City staff and the proponent to work collaboratively to resolve site specific details to ensure a successful implementation of the MZO.</p> |