Item - 2021.PH23.3

The Planning and Housing Committee recommends that:

1. City Council request the Minister of Municipal Affairs and Housing to make a Minister's Zoning Order, pursuant to Section 47 of the Planning Act, for 175 Cummer Avenue to provide relief from the in-force zoning regulations in order to permit the development of the modular housing as set out in Attachment 8 (May 6, 2021) to the report from the Chief Planner and Executive Director, City Planning and the Executive Director, Housing Secretariat.

2. City Council authorize the Executive Director, Housing Secretariat to issue a Request for Proposals and to select non-profit housing providers to operate the modular building at 175 Cummer Avenue to be developed under Phase Two of the modular supportive housing initiative.

3. City Council authorize the Executive Director, Housing Secretariat to negotiate and execute on behalf of the City, a municipal housing facility agreement (the City's "Contribution Agreement"), with the non-profit housing providers selected through the competitive process referred to in Recommendation 2 above, or a related corporation, to secure the financial assistance being provided and to set out the terms of the operation of the new affordable rental housing, on terms and conditions satisfactory to the Executive Director, Housing Secretariat and in a form approved by the City Solicitor.

4. City Council authorize the Executive Director, Housing Secretariat and the General Manager, Shelter, Support and Housing Administration to negotiate and enter into any agreements with the non-profits housing providers selected to operate the modular housing projects, for any operating funding that may be available, including, but not limited to rent supplement or grant funding agreements, on terms and conditions agreed to by the Executive Director, Housing Secretariat and General Manager, Shelter, Support and Housing Administration and in a form approved by the City Solicitor.

5. City Council authorize severally each of the Executive Director, Housing Secretariat and the General Manager, Shelter, Support and Housing Administration to execute, on behalf of the City, any security or financing documents required by the non-profit housing providers selected for each of the modular supportive housing sites to secure the financing necessary to acquire the leasehold interest in the land and modular units, as well as any subsequent refinancing, including any postponement, confirmation of status, discharge or consent documents where and when required during the term of the municipal housing facility agreement, as required by normal business practices, and provided that such documents do not give rise to financial obligations on the part of the City that have not been previously approved by City Council.

The Executive Director, Housing Secretariat and the General Manager, Shelter, Support and Housing Administration gave a presentation on Modular Supportive Housing –a Rapid and Dignified Response to Homelessness (Items PH23.3, PH23.4, PH23.5 and PH23.6).

This report provides a summary of the community engagement undertaken, changes made to the proposal since originally submitted, presents the final recommended site plan and recommends that City Council request the Minister of Municipal Affairs and Housing to make a Minister's Zoning Order to provide the necessary zoning relief to permit the modular housing proposal for 175 Cummer Avenue, located on the site of Willowdale Manor (Ward 18 - Willowdale). This proposal is advancing as part of Phase Two of the City's Modular Housing Initiative.

At its meeting of April 30, 2020, City Council adopted Item CC20.6 - Implementing the Toronto Modular Housing Initiative as an Urgent Response to the COVID-19 Pandemic.  Among other things, the report provided authority to the Housing Secretariat, Corporate Real Estate Management and CreateTO, in consultation with City Planning, Toronto Buildings and other Divisions, to identify sites appropriate for the modular housing initiative and ways to expedite the necessary building and planning approvals to deliver up to 250 modular housing units.

The creation of modular affordable rental housing with support services is a key element of the HousingTO 2020-2030 Action Plan. The HousingTO Plan has a target of approving 40,000 affordable rental homes over the next 10 years, including 18,000 supportive homes, at least 1,000 of which will be modular homes. Phase One of the Modular Housing Initiative was advanced in 2020 with approval and construction of 100 modular homes on two City owned sites:  11 Macey Avenue (Ward 20 - Scarborough Southwest) and 321 Dovercourt Road (formerly 150 Harrison Street (Ward 9 - Davenport)). 

The Cummer Avenue site has been identified as suitable for construction of modular housing to create new affordable rental housing. The homes are targeted for occupancy by the end of 2021.

City staff initiated a multi-channel community engagement process on February 23, 2021, coinciding with the announcement of the first two proposed sites for Phase Two of the Modular Housing Initiative. City staff held a number of community and working group meetings in March and April to provide information and get feedback on the proposal. A summary of engagement activities and the feedback received through the City's engagement consultant is included in Attachment 7.

Based on the review of the proposal and the comments received from the community engagement the proposal has been refined to:

- reduce the number of units from 64 to 60;
- increase the size of the communal dining and lounge area, and increase the size of the tenant support area;
- improve the design of the building by adjusting the cladding design and adding coloured window coverings;
- provide additional landscaping along the pedestrian walkway on the east side of the building and on the west side of the building adjacent to the retained open space;
- improve the configuration of the wood fence along the south side of the site;
- refine the design of the outdoor amenity area and improve circulation and accessibility throughout the site;
- relocate the bicycle parking area so that it is closer to Cummer Avenue;
- increase the capacity of the waste storage building and relocate waste storage such that it is integrated within the building; and
- retain one additional mature tree by adjusting the siting of underground utilities. 
 

Collectively, these refinements respond to comments provided by City Staff, the Ward Councillor, members of the public and address commentary raised regarding the site, public realm and building design, and are sensitive to the existing uses on site and in the surrounding area.

In response to the urgent need for providing affordable and supportive homes to the city's most vulnerable residents who are experiencing homelessness, and following the City Council's request to prioritize building and planning approvals for these projects, this report recommends that City Council request the Minister of Municipal Affairs and Housing to make a Minister's Zoning Order to provide the necessary relief to permit the construction of modular housing at this site. The Planning Act gives the Minister of Municipal Affairs and Housing the power, by order, in respect of any lands in Ontario, to exercise any of the powers conferred on Council to zone lands and modify the zoning regulations for a given site. A Minister's Zoning Order would enable the City to more quickly implement the modular housing proposals.