Item - 2025.PH26.17

The Planning and Housing Committee recommends that:

1. City Council authorize the Executive Director, Housing Secretariat to negotiate and enter into, on behalf of the City, a Social Housing Agreement with WoodGreen Community Housing Incorporated, or its successor, upon such terms and conditions that are satisfactory to the Executive Director, Housing Secretariat, and in a form satisfactory to the City Solicitor, with a re-conveyance obligation for the property at 444 Logan Avenue to the City that is 40 years following the registration of a Social Housing Agreement, upon completion of Item 2 below.

2. City Council authorize the Executive Director, Housing Secretariat to negotiate and enter into, on behalf of the City, a Municipal Housing Facility Agreement ("Contribution Agreement”) with WoodGreen Community Housing Incorporated, to exempt the property at 444 Logan Avenue from the payment of property taxes in accordance with the Toronto Municipal Code Chapter 513, Housing Programs, on terms and conditions satisfactory to the Executive Director, Housing Secretariat, and in a form approved by the City Solicitor.

3. City Council authorize a site specific property tax exemption by-law authorized as "Affordable Housing" in the Toronto Municipal Code Chapter 513, Housing Programs, to exempt from taxation for municipal and school purposes, a total of 160 units at 444 Logan Avenue, a project owned and operated by WoodGreen Community Housing Incorporated for a period of 40 years, effective from the Effective Date as set out in the City's Municipal Housing Project Facility Agreement.

4. City Council authorize the Chief Financial Officer to cancel or refund any taxes paid after the effective date of the Municipal Housing Project Facility Agreement signed between the City of Toronto and WoodGreen Community Housing Incorporated.

5. City Council request the Government of Ontario to allow residents of community housing projects which are exempt from taxation for municipal and school purposes to be eligible for the Ontario Energy and Property Tax Credit component of the Ontario Trillium Benefit.

6. City Council direct the Deputy City Manager, Development and Growth Services to amend the existing Local Agency Housing Agreement by:

a. removing 1117-1119 Gerrard Street East;

b. including the changes reflected in the executed Social Housing Agreement for 444 Logan Avenue;

c. the establishment of a redevelopment framework for WoodGreen Community Housing Incorporated at 835-841 Queen Street East led by the Executive Director, Housing Development Office, in consultation with the Executive Director of Development Review, the Chief Executive Officer of CreateTO and the local Councillor and in collaboration with WoodGreen Community Housing Incorporated.

7. City Council direct the Deputy City Manager, Development and Growth Services to report to the April 14, 2026 Planning and Housing Committee on the redevelopment framework.

The former Municipality of Metropolitan Toronto (City of Toronto) and WoodGreen Community Housing Incorporated (WoodGreen) entered into a municipal agreement on October 22, 1965, to convey the site at 444 Logan Avenue (also known as Ray McCleary Towers) to WoodGreen for the development and operation of 160 social housing units for low-income seniors. The project was funded under a former federal social housing operating agreement which expired on July 1, 2017, when the original Canada Mortgage and Housing Corporation (CMHC) mortgage was discharged. The municipal agreement required that upon mortgage expiry, the property is to be reconveyed to the City. City Council has since approved an extension of the municipal agreement (and WoodGreen's obligation to reconvey the property to the City) to August 2026. This extension provided time for the parties to negotiate the terms and conditions for WoodGreen's continued long-term use of the property.

In addition to the municipal agreement, WoodGreen and the City entered into a Local Agency Housing Agreement on May 23, 2017, which provides a framework for the coordination of three WoodGreen housing initiatives including the redevelopment of 1117-1119 Gerrard Street East, the social housing property at 835-841 Queen Street East, and 444 Logan Avenue. The Local Agency Housing Agreement supports the City and WoodGreen to renegotiate the terms of the reconveyance of 444 Logan Avenue, while considering all three properties together, to ensure no loss of affordable rental and social housing in the city.

Since the Local Agency Agreement was signed, the redevelopment of 1117-1119 Gerrard Street East. has been completed and now provides 36 good quality social housing units and an onsite daycare for residents. To further advance the goals of the Local Housing Agency Agreement, while considering the current context, this report recommends that:

- City Council extend the date at which the 444 Logan Avenue reconveyance obligation comes into force to a date that is 40 years following the registration of a new Social Housing Agreement to be signed between the City and WoodGreen;

- The Local Agency Housing Agreement be amended to incorporate a City-led process for the redevelopment framework for WoodGreen at 835-841 Queen Street East; and

- WoodGreen enter into a Municipal Housing Facility Agreement ("Contribution Agreement") with the City to secure an exemption from property taxes for a period of 40 years for 444 Logan Avenue.

Council's approval of the recommendations in this report will allow WoodGreen to

secure approximately $27 million in federal funding and low-cost financing to complete a deep energy retrofit and modernization of 444 Logan Avenue. These improvements will support quality of life improvements for tenants through adequate heating and cooling, better quality homes and reduced operating costs to enable long-term affordability. The initiative will also support the City's TransformTO Net Zero Strategy and overall sustainability goals by reducing greenhouse gas emissions.

Furthermore, the amended Local Agency Housing Agreement will facilitate the future development of 835-841 Queen Street East through a City-led process, allowing WoodGreen to leverage the City and CreateTO's development expertise to expedite the delivery of good quality, sustainable and affordable homes for seniors.