Agenda

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Declarations of Interest under the Municipal Conflict of Interest Act

Confirmation of Minutes - February 28, 2023

Speakers/Presentations: The speakers list will be posted online at 8:30 a.m. on April 27, 2023

Communications/Reports

The Chief Planner and Executive Director, City Planning recommends that:

1. City Council enact the Zoning By-law amendments substantially in accordance with Attachment 1.

2. City Council authorise the City Solicitor to make such stylistic and technical changes to the Zoning By-law amendments as may be required.

This report proposes technical amendments to Zoning By-law 569-2013 to correct typographical errors; add, remove or replace words; revise regulations in order to clarify or correct interpretations and permissions; and make adjustments to zoning and overlay map boundaries.

All proposed revisions are in keeping with Council's intentions when first approved by Council, and do not affect the substance of the respective by-laws.

There are no financial impacts associated with this report.

The Chief Planner and Executive Director, City Planning recommends that:

1. City Council amend city-wide By-law 569-2013 for the areas identified in Attachment 2, substantially in accordance with the recommended Zoning By-law Amendments attached as Attachments 4a and 4b to the report dated April 12, 2023.

2. City Council authorize the City Solicitor to make such stylistic and technical changes to the Zoning By-law Amendments as may be required.

The Midtown Zoning Review is one of three core initiatives to implement the Yonge-Eglinton Secondary Plan (Official Plan Amendment 405, also known as "OPA 405"), collectively known as "Ready, Set, Midtown". The other initiatives are the Midtown Infrastructure Implementation Strategy (MIIS) and the Midtown Parks and Public Realm Strategy.

The Midtown Zoning Review is intended to implement the policies of OPA 405 via permissions in zoning. The purpose of this report is to bring forward recommended zoning by-law amendments to implement policies of OPA 405 for lands designated Neighbourhoods "A", a portion of low-rise Apartment Neighbourhoods and a portion of Parks and Open Space Areas - Parks. Most of these lands fall within a Council-adopted Major Transit Station Area, which sets a minimum floor space index for the lands. The report outlines the process undertaken to arrive at the recommended zoning by-law amendments, including engagement and consultation. The recommended zoning by-law amendments permit, as-of-right, a variety of low-rise housing on lands planned for low-rise intensification, along with parks zoning for lands planned to be future parks.

The recommended zoning by-law amendments are consistent with the Provincial Policy Statement, and conforms to A Place to Grow: Growth Plan for the Greater Golden Horseshoe and with the Official Plan.

The City Planning Division confirms that there are no financial implications resulting from the recommendations included in this report in the current budget year or in future years.

The Chief Financial Officer and Treasurer has reviewed this report and agrees with the financial impact information.

The Chief Planner and Executive Director, City Planning recommends that:

1. City Council amend Zoning By-law 569-2013, as amended, for the lands located at 5207 Dundas Street West substantially in accordance with the recommended Zoning By-law Amendment attached as Attachment 7.

2. City Council authorize the City Solicitor to make such stylistic and technical changes to the recommended Zoning By-law Amendment as may be required. 

Bloor-Kipling (Six Points) is a group of seven publicly-owned blocks created through the decommissioning of the Six Points Interchange in the Etobicoke Centre. On July 14, 2021, City Council adopted City-initiated amendments to the Etobicoke Zoning Code, Site-specific By-law 1088-2002, and city-wide Zoning By-law 569-2013, as amended, to permit mixed-use developments on Blocks 1 and 5, and a new park on Block 2 (site specific By-laws 825-2021 and 826-2021).

In 2022, the City selected KT Housing Now Six Points LP as “the Proponent” for the mixed-use Housing Now development at Block 1, located at 5207 Dundas Street West. The Proponent has advanced a detailed architectural program based on principles of the Council-endorsed Bloor-Kipling Block Context Plan. Following Council's direction to direct the City Manager to develop a Housing Action Plan for the 2022-2026 term of Council, staff have advanced this City-initiated application to permit an increase in zoning permissions of 5,750 square metres of residential gross floor area (5,185 square metres based on the current proposal), resulting in an additional 67 units than presented to Council in 2021. The addition of these units will support the project’s delivery of 217 new affordable rental units, secured for a 99-year term of affordability through the Housing Now Initiative.

This report recommends approval of a City-initiated Zoning By-law Amendment to Zoning By-law 569-2013, as amended by By-law 825-2021, to permit the updated development concept for 5207 Dundas Street West (Block 1). The Proponent will remain responsible for continuing work on the active Site Plan Control application, in addition to other obligations related to the provision of new affordable housing.

The recommended Zoning By-law Amendment is consistent with the Provincial Policy Statement (2020) and conforms to the Growth Plan (2020), and represents an appropriate form and scale of development.

The City Planning Division confirms that there are no financial implications resulting from the recommendations included in this report.

An upcoming Housing Now Initiative 2023 Progress Update will provide any specific financial implications related to delivery of the program, including this site.

The Chief Financial Officer and Treasurer has reviewed this report and agrees with the financial impact information.

The Acting Deputy City Manager recommends that:  

1. The Planning and Housing Committee receive this report for information.

Concept 2 Keys (C2K) is an innovative program that is changing how Planning and Development applications are reviewed at the City of Toronto. C2K is creating new application review teams comprised of staff from across City divisions to help create a more collaborative and coordinated relationship between applicants and the City. The goal is to improve the experience of applicants submitting development proposals and the processes used by City staff across divisions reviewing these applications.

At its meeting of February 28, 2023, the Planning and Housing Committee adopted, with amendments, Item PH2.4 "Concept 2 Keys (C2K) Dashboard: February 2023 Priority Development Applications Status Update".  The committee amendments requested that the Acting Deputy City Manager bring forward the Concept 2 Keys Dashboard report to every second Planning and Housing Committee meeting for the remainder of the 2022-2026 term of Council, commencing with the April 27, 2023, committee.

The purpose of this report is to provide Planning and Housing Committee with the April 2023 updated C2K Dashboard for each priority development application currently being reviewed through C2K's Priority Development Review Stream (PDRS) for the period from February 4, 2023, to March 24, 2023.  Since the February 2023 Dashboard report, the number of approvals has increased from 8 to 10 and the total number of approved affordable rental units has increased from 495 to 595. In addition, several applications have advanced through the development review process based on the stages within the dashboard.

There are no financial impacts arising from this report. The Chief Financial Officer and Treasurer has reviewed this report and agrees with the financial implications.

The Chief Planner and Executive Director, City Planning recommends that:

1. Planning and Housing Committee receive this report for information.

The attached bulletin summarizes the results of the 2022 Toronto Employment Survey. The bulletin highlights the Survey's key findings and counts of employment and business establishments in the City of Toronto for 2022. The bulletin also reports on the type and longevity of establishments and employment activity in Downtown, the Centres, Secondary Plan areas, designated Employment Areas, and Areas of Employment across the city.

In 2022, the Toronto Employment Survey recorded 1,484,600 jobs citywide, an increase of 33,080 jobs or 2.3% from 2021. Toronto’s economy experienced a partial recovery in 2022, following the record-breaking job losses of 2020 and 2021 due to the onset of the COVID-19 pandemic. Following the loss of 119,890 jobs in 2020, this rebound of 28.0% of the loss can partially be attributed to the removal of pandemic-related Provincial restrictions in the spring of 2022. In 2022, employment increases over 2021 were observed in Community and Entertainment (13.4%), Service (6.7%), Institutional (5.0%), Retail (3.0%) and Manufacturing (1.6%) categories. The only decrease was in the Office category (-0.1%). The Survey counted 71,750 establishments in 2022, a net increase of 1,760 establishments (2.5%) from 2021. In 2022, 6,470 establishments were new to the City.

The City Planning Division confirms that there are no financial implications resulting from the recommendations included in the report in the current budget year or in future years.

Financial and Budget Considerations

1. City Council adopt the instructions to staff as set out in Confidential Attachment 1, for the site at Bloor/Kipling Block 1 (5207 Dundas Street West).

2. City Council adopt the instructions to staff as set out in Confidential Attachment 1, for the site at 50 Wilson Heights Boulevard.

3. City Council adopt the instructions to staff as set out in Confidential Attachment 1, for the site at 140 Merton Street.

4. City Council direct that Confidential Attachments 1 and 2 to the report (April 13, 2023) from the Executive Director, Housing Secretariat remain confidential in their entirety as they: pertain to a proposed or pending acquisition or disposition of land by the City of Toronto; outline a position, plan, procedure, criteria or instruction to be applied to any negotiations carried on or to be carried on by or on behalf of the City; and contain financial information, supplied in confidence to the City of Toronto and CreateTO, which, if disclosed, could reasonably be expected to prejudice significantly the competitive position or interfere significantly with the contractual or other negotiations of a person, group of persons, or organization.

5. City Council adopt the instructions to staff in Confidential Attachment 2, subject to the City of Toronto being fully reimbursed by the Government of Ontario for the financial impacts/lost revenues as a result of the implementation of the Bill 23, More Homes Built Faster Act, with written confirmation of reimbursement to be received from the Government of Ontario.

6. City Council request the Chief Financial Officer and Treasurer , Deputy City Manager, Community and Social Services, Deputy City Manager, Infrastructure Development Services, in collaboration with the Chief Planner and Executive Director, City Planning, the Executive Director, Housing Secretariat and the Chief Executive Officer, CreateTO, to work with City divisions and agencies and look for opportunities to better align infrastructure and city-building projects and 10-year capital plans with the delivery of Housing Now sites.

7. City Council request the Executive Director, Housing Secretariat and the Chief Planner and Executive Director, City Planning, to explore ways to use the recently announced Federal Housing Accelerator Fund to support delivery of Housing Now sites, and other key city-building projects such as Quayside, Villiers Island and Toronto Community Housing Revitalization sites.

8. City Council request the Chief Planner and Executive Director, City Planning in consultation with the Executive Director, Housing Secretariat and the Chief Executive Officer, CreateTO to explore approved Housing Now sites and Housing Now sites that are yet to be re-zoned for opportunities to add additional residential density with the intention of increasing housing supply and supporting affordable housing delivery.

9. City Council authorize the Executive Director, Housing Secretariat, in consultation with the Chief Executive Officer, CreateTO and Chief Planner and Executive Director, City Planning, to report back to Council in 2024 with an update on the success of the market offerings referred to in Recommendation 5 above, and to recommend any further program changes required to scale up housing supply.

Program Considerations

10. City Council authorize the Executive Director, Housing Secretariat, in consultation with the Chief Executive Officer, CreateTO, to allow flexibility in the proportion of market rental and ownership units for Housing Now sites, while maintaining a minimum one-third affordable rental units on a program-wide basis, reflective of the geographic-specific market challenges and differences in land values across the city.

11. City Council authorize the Executive Director, Housing Secretariat, in consultation with the Chief Executive Officer, CreateTO and Chief Planner and Executive Director, City Planning to allow flexibility in the mix and types of residential units to be delivered at Housing Now sites, including permitting up to 10 percent of units as studios, or a greater amount for sites delivering new supportive housing, as appropriate.

12. City Council authorize the Executive Director, Housing Secretariat, in consultation with the Chief Executive Officer, CreateTO and Chief Planner and Executive Director, City Planning to use for each site an appropriate set of unit size requirements informed by: i) the Affordable Housing Design Guidelines and the Growing Up Guidelines for affordable rental units and market units, and ii) the type of supportive housing and requirements of tenants anticipated to occupy the affordable housing units  at Housing Now sites, with consideration of optimizing livability and ensuring appropriately-sized units for larger households.

13. City Council request the Executive Director, Housing Secretariat, in consultation with the Chief Executive Officer, CreateTO to look at opportunities to enhance accessibility and include more universal design features in affordable and market rental units at Housing Now sites.

14. City Council request the Executive Director, Housing Secretariat in consultation with the Chief Executive Officer, CreateTO and the Chief Planner and Executive Director, City Planning to ensure that all future Housing Now Initiative sites achieve the Toronto Green Standard Version 4 Tier 2 energy performance level with the aim of achieving net zero.

Land and Planning Considerations

15. City Council request the Executive Director, Housing Secretariat to move the site located at 1303, 1313, 1325, 1337 and 1345 Queen Street West and 220 and 224 Cowan Avenue ("Parkdale Hub") from being a 'pipeline' site to a Phase Three site to be offered to the non-profit, co-operative and Indigenous housing sectors.

16. City Council extend the application of the approvals and delegated authorities set out in Parts 1, 2, 3, 4, 5, 7, 12, 13, 22, 30, 33, 34, and 35 of Item 2021.PH28.2, as adopted by City Council at its meeting on November 9, 10 and 12, 2021 (Housing Now Initiative - Annual Progress Update and Launch of Phase Three Sites), to the site located at 1303, 1313, 1325, 1337 and 1345 Queen Street West and 220 and 224 Cowan Avenue ("Parkdale Hub"), in the in the same manner as the Phase Three sites approved in Item 2021.PH28.2.

Affordable Rental Housing Considerations

17. City Council authorize the Executive Director, Housing Secretariat to offer the Open Door incentives for affordable rental housing, for up to 90 affordable rental homes, for 99 years, and to exempt the affordable rental housing developed at Parkdale Hub, including any applicable ancillary and related amenity space in the Parkdale Hub, from the payment of development charges and provide a waiver of all planning and building permit fees and parkland dedication fees.

18. City Council authorize the Controller to refund any planning and right-of-way fees paid with respect to 1303, 1313, 1325, 1337 and 1345 Queen Street West and 220 and 224 Cowan Avenue, and waive any building permit fees associated with the future development of these addresses that form the Parkdale Hub.

19. City Council exempt up to 90 affordable rental homes anticipated to be developed in the Parkdale Hub from taxation for municipal and school purposes for the term of the municipal housing project facility agreement, with the property tax exemption having an estimated net present value of approximately $3.44 million over 99 years.

20. City Council authorize the Controller to cancel or refund any taxes paid for the affordable rental homes developed in the Parkdale Hub, after the effective date of the exemption for taxation for municipal and school purposes set out in the applicable municipal housing project facility agreement.

21. City Council authorize the Executive Director, Housing Secretariat to negotiate and enter into, on behalf of the City, a municipal housing project facility agreement (the City's Contribution Agreement) with the non-profit developers chosen for the Parkdale Hub, on terms and conditions satisfactory to the Executive Director, Housing Secretariat and in a form approved by the City Solicitor.

22. City Council authorize the Executive Director, Housing Secretariat or their designate, in consultation with the Chief Financial Officer and Treasurer,  to execute, on behalf of the City, any security or financing documents required by the non-profit developers of the Parkdale Hub to secure construction and conventional financing and subsequent refinancing, including any postponement, confirmation of status, discharge or consent documents where and when required during the term of the municipal housing project 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.

23. City Council authorize the Deputy City Manager, Corporate Services, in consultation with the Deputy City Manager, Community and Social Services, to provide any consent necessary to transfer or encumber the Parkdale Hub or the affordable rental housing portion thereof, and to negotiate and enter into any agreements or other documents required to effect any future transfer or assignment of the Parkdale Hub or the affordable rental housing portion thereof, and the associated legal agreements with the City to another legal entity, on terms and conditions satisfactory to them and in a form approved by the City Solicitor.

Intergovernmental Considerations

24. City Council re-iterate its request that the Government of Canada and the Government of Ontario designate surplus land in Toronto to create purpose-built affordable and market rental housing as part of the Housing Now Initiative.

25. City Council request the Government of Canada and the Government of Ontario to support the delivery of purpose-built affordable and market rental housing on Housing Now sites, and other projects in Toronto by:

a. waiving their respective portion of Harmonized Sales Tax (HST)/Goods and Services Tax (GST) on new affordable rental; and

b. deferring HST/GST on market rental units, interest-free and re-payable after first 10 years following occupancy of projects.

26. City Council request the Government of Canada and the Canada Mortgage and Housing Corporation (CMHC) to consider enhancing its existing programs under the National Housing Strategy, including the National Co-Investment Funding (Co-Investment Fund) and the Rental Construction Financing Initiative (RCFI), to make them feasible within the local Toronto market context:

a. Increase the minimum length of affordability required on projects to optimize public investments and better align with City of Toronto programs;

b. Develop a core group within CMHC that deals with large scale priority projects, including Housing Now sites, with a mandate of expediting the review of complete funding and financing applications;

c. Develop a grant allocation mechanism for CMHC programs which reflect geographic-specific land and construction costs relative to market rents, as well as housing need and demand;

d. Remove the nation-wide per door maximum grant contribution of $25,000 under the Co-Investment Fund, and consider grants of at least $50,000 per rental unit in Toronto and similar urban areas, reflective of the higher cost of building and to support project viability;

e. For RCFI loans, reduce the minimum debt service coverage ratio to 1.0x for residential component with an overall project debt service coverage ratio (DSCR) of 1.05x;

f. For RCFI loans, offer an additional 10-year term renewal for a total potential loan term of 20 years;

g. For both the Co-Investment Fund and RCFI loans, reduce the mortgage stress spread to 50 bps over the 10-year Government of Canada Bonds;

h. For both the Co-Investment Fund and RCFI loans, use projected stabilized net operating incomes (based on market and affordable rent growth) for projects when calculating supportable debt;

i. Lock in interest rate the earlier of executed copy of the commitment letter or conditional construction permit by proponent;

j. For non-profit projects, reduce the security/collateral required in order to make the programs accessible and to help build capacity in the sector; and

k. Permit initial and subsequent monthly loan advances to occur in amounts equal to the developers equity contributed for that month as payments required for the project after the later of the construction start and the proponent having submitted a satisfactory guarantee for 50% of their estimated required project equity.

27. City Council request the Government of Canada and the Canada Infrastructure Bank to make the non-housing infrastructure components of mixed-use/residential projects, including residential building components that enhance sustainability, to be eligible for Canada Infrastructure Bank low-cost financing programs, and allow stacking with Canada Mortgage and Housing Corporation programs, to optimize public investments, increase housing supply within complete communities, and support climate action.

28. City Council request the Government of Ontario to support the delivery of new affordable rental housing projects, including Housing Now sites, and provide grant funding and low-cost financing to augment federal and City efforts to ramp up housing supply across Toronto.

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 and Housing Action Plan 2022-2026. Through the Housing Now Initiative, the City of Toronto has dedicated 21 of its prime transit-oriented sites, and earmarked another five pipeline sites, for the delivery of purpose-built affordable and market rental housing within mixed-income, mixed-use and complete communities. To-date, the City has committed over $1.3 billion in land value, capital funding and financial incentives to the program, making it one of the most significant municipal financial investments in housing underway today.

Although the Housing Now Initiative was first approved by Council at its meeting on January 30 and 31, 2019, (Item EX 1.1), and ten sites have been re-zoned to-date, with six market offerings completed, construction has not yet started on any site. This is primarily due to slow downs resulting from the COVID-19 pandemic, current macroeconomic factors impacting the delivery of construction projects, and recent federal and provincial actions impacting Toronto. Specifically, 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. Construction costs have also increased nearly four times faster than rents over the last three years. Additionally, recent changes to federal National Housing Strategy programs have resulted in capital grant funding allocations being capped at levels insufficient to support the cost of developing new housing in this city. At the provincial level, the implementation of the Bill 23, More Homes Built Faster Act ("Bill 23") has eliminated housing services Development Charges revenues, which has been the City's primary funding tool to deliver new housing supply. These factors, along with significant increases in interest rates, labour shortages and global supply chain disruptions impacting the availability of materials, have resulted in many housing projects being stalled in Toronto.

At the same time, the need for more purpose-built affordable and market rental housing in the city has never been greater. The current residential vacancy rate is around 1.7%, there are over 10,800 people experiencing homelessness each night, about 40% of the city's renter households (223,188 households) are living in unaffordable housing, and home ownership rates are dropping as affordability falls to the lowest level on record. There is also increased pressure to expand rental housing supply to support population and economic growth through immigration, with federal immigration targets of 500,000 annually by 2025, and a significant portion likely to settle in Toronto.

This report makes a number of recommendations to City Council to help 'unstick' Housing Now projects that can be quickly activated, including ones where developer partners have been selected, and others that have been re-zoned and are ready to be offered on the market in 2023. The sites referred to in Recommendations 1, 2 and 3 of this report are already in-flight and are anticipated to start construction in late 2023, subject to Council's approval of the instructions to staff outlined in Confidential Attachment 1. To advance all other sites, key recommendations include taking a geographic-specific approach to site delivery (including the tenure, mix and types of units), and offering financial grants/contributions particularly for non-profit projects and those located in market zones with lower land values, provided that the City is reimbursed by the Government of Ontario for the housing services revenue losses being incurred as a result of Bill 23 ($120 million per year). In the event that the provincial government does not provide or commit to a multi-year reimbursement of lost revenues beginning in 2023 by the third quarter of 2023, the City will not be able to advance any future Housing Now sites, including the ones earmarked to proceed in 2023/24.

Furthermore, this report outlines a number of other urgent actions required by the federal and provincial governments to support City efforts and to meet their own ambitious supply and growth targets. In the absence of coordinated and sustained action across all orders of government, and new and enhanced investments in housing, the City of Toronto, the Government of Ontario and the Government of Canada will be challenged to deliver the 'right' type of housing supply to meet the needs of current and future residents and support the economic and social growth of the region, province and country.

The recommendations in this report are intended to balance the critical need for more purpose-built affordable and market rental homes with the current market and regulatory forces impacting development projects. They also support the City's shift towards a human rights-based approach to housing by ensuring that a range of new homes, for a range of incomes and needs, can be delivered in all areas of the city despite sub-market differences.

This report has been informed by a number of key stakeholders including City and CreateTO staff, and external housing policy and housing development experts and academics who comprise the Rental Housing Opportunities Roundtable which was initiated in January 2023 following City Council direction through Item 2022.EX34.1.

City of Toronto

City of Toronto Current Financial Context

At its meeting of March 29, 2023, City Council adopted Item 2023.EX3.2, which highlighted that over the next 10 years, the City of Toronto faces operating and capital funding pressures of $46.5 billion. Without new and sustainable revenue tools to address the fiscal pressures, the City of Toronto will be challenged to continue to deliver services, and fulfill investments in the 10 year capital plan including housing and other related social services.

A phase 2 report is expected to be brought forward by staff to the Executive Committee and Council in July 2023, including a review of programs and services (including housing), revenue sources, and a long-term fiscal plan for the City.

Housing Now Capital Program

The 2023 – 2032 10 year Capital Plan includes $440 million in approved funding for the Housing Now program and associated costs available over the 10 year capital planning period.  Based on funding timing and availability, the majority of the funding or approximately $390 million will be limited to availability in years 2025 and onward.

Additionally, $210 million in capital funding was also included in the approved Capital Plan for Housing Now, however this funding is not available for any commitments at the moment as it is dependent on a commitment of full reimbursement from the province to offset expected Bill 23 implications to capital funding.

As part of the 2023 Capital Budget process, a further $675 million in capital needs for the Housing Now program was reflected as an unfunded capital constraint, reflecting the added funding that would be needed to completely deliver the envisioned Housing Now Initiative.

Financial Impacts of Provincial Policies and Legislation

In addition to the fiscal pressures outlined above, it is critical to note that the City's ability to continue to deliver the Housing Now Initiative (and all other housing programs) plus the community infrastructure required to support new housing, is currently at high risk due to the significant financial impacts arising from the recently enacted provincial Bill 23, More Homes Built Faster Act, 2022 ('Bill 23'). Specifically, Bill 23 has removed the City's ability to collect anticipated and budgeted development charges for housing services, resulting in an approximate $1.2 billion in lost revenues over 10 years.

Additionally, the Government of Ontario has introduced a number of changes to policies and legislation over the past few years through the Ontario Housing Supply Action Plan (Bill 108, More Homes, More Choice Act) and Bill 109 (More Homes for Everyone Act). Together with Bill 23, these changes have negatively impacted the City's key tools and programs for creating new affordable rental housing, including the Open Door Program, Section 37 density bonusing, and Inclusionary Zoning.

In the absence of the City being fully reimbursed by the province for the lost revenues as a result of Bill 23, beginning in 2023 and provided with a multi-year commitment to be made whole in future years, and without new financial and policy tools, the City will not be able to provide the services essential to support growth even in the short term, deliver existing housing programs necessary to scale up supply and respond to the needs of residents, and plan for complete communities.

City Investments

It is estimated that through implementation of Phases One, Two and Three of the Housing Now Initiative, the City will be dedicating over $1.3 billion in; land value, Open Door Program financial incentives, and staffing resources to expedite the planning approvals and development processes.

Capital Investments

Since implementation of the Housing Now Initiative, the City has invested approximately $27 million in capital funding to support due diligence, re-zoning, other costs associated with enabling and preparing 10 sites for development (including relocation costs) and administrative costs to deliver the program.

In 2023, the City also allocated almost $50 million to support continued delivery of the program, premised on the assumption that the City will be made whole by the provincial government for the lost development charges revenues associated with the enactment of Bill 23. In the absence of a full reimbursement or commit to doing so by provincial government by the third quarter of 2023, and the additional program changes required from the federal government (Recommendation 26) the City will not be able to advance any future Housing Now sites, including the ones earmarked to proceed in 2023/24 (Confidential Attachment 2).

To ensure alignment with approved and available funding by year, Housing Secretariat will ensure that the cash flow of these recommendations are aligned with uncommitted funding included in the 2023 Council approved capital budget and plan.

Land Value

Land value contribution will be determined in the business case process and will depend on various factors, such as transaction structure (lease vs. land sale), rental to ownership ratio (which might vary per site), market rents and land values at the time of offering, and costs of any additional city building needs that may be funded by land value. It is expected that other city building priorities identified for Housing Now sites by City divisions and agencies will be reviewed and approved through the City’s budget process.

Open Door Affordable Housing Program Incentives for Affordable Rental Units

The City's Open Door Affordable Housing Program financial incentives for Housing Now sites include relief from development charges, building permit fees, planning application fees and parkland dedication fees as well as an exemption from property taxes for the 99-year affordability period.

Through Items EX1.1, PH14.3, CC21.3 and PH28.2, City Council has approved approximately $433.95 million in Open Door Program incentives to-date to support the creation of 5,605 affordable rental homes in Phases One, Two and Three.

In addition to the incentives provided to-date to support the creation of 5,605 affordable rental homes in Phases One, Two, and Three, this report recommends City Council approval of Open Door Affordable Housing Program financial incentives of approximately $18.188 million to activate an additional 90 affordable rental units to be created at the Parkdale Hub site.

The proposed incentives through the Open Door Affordable Housing Program includes exemptions from development charges, planning and building permit fees, and property taxes for 99 years. Based on applicable fees, charges, and tax exemption estimates, the average of these incentives is $202,091 per unit, for a total of approximately $18.188 million in City incentives as outlined in Table 1 below.

Table 1: Additional Door Incentives Proposed for Phase Three Sites
 

*Includes estimated 2023 building permit fees of $4.8 million, 2023 planning fees of $3.3 million, and parkland dedication fees of $1.4 million.

†Calculated using 2023 property tax rates and 2022 Education Tax Rates. 2023 Education Tax Rates will be available after May 11, 2023, City Council meeting.

It should be also noted that as a result of Bill 23, the province requires all development charges and parkland dedication fees noted above to be waived.

Property Tax Breakdown

At current 2023 rates, the value of the annual property tax exemptions associated with this development is estimated at $108,982. The net present value of this tax relief, over the 99-year term that the incentives would be in effect, is estimated at $3.438 million, as summarized in Table 2 below.

Table 2: Property Tax Breakdown for 90 Additional Affordable Rental Homes
 

The total estimated Open Door Affordable Housing Program contribution of $18.188 million allocated to-date to support the Housing Now Initiative is not a direct capital payment from the City but rather foregone revenues that the City waives or forgives under the program.

Growth Funding Tools

In addition, City Council exempted Housing Now developments from the Community Benefits Charge By-law 1139-2022 (EX34.2) and its Parkland Dedication By-law 1144-2022 (EX34.3) both enacted on August 15, 2022.

Federal Investments

The federal National Housing Strategy programs, administered by CMHC, including the National Co-Investment Fund and the RCFI program, are essential to deliver the Housing Now Initiative and the overall HousingTO 2020-2030 Action Plan. However, enhanced investments, plus a number of program changes (outlined in Recommendation 26), are urgently needed for these programs to appropriately respond to the cost of building plus the housing needs and demands in Toronto.

Staff will also explore additional opportunities to unlock new housing supply through the recently announced federal Housing Accelerator Fund which will launch in June 2023, and includes $4 billion in funding for local governments to fast track a target of 100,000 new homes. As well, the future Co-operative Housing Development Program, announced in Budget 2022, could provide new funding to build new co-op housing units across Toronto and support the Housing Now Initiative, should it be launched in 2023.

There are no additional funding or investments required from the City, in addition to the investments already made as outlined on page 9 of the report under 'City Investments' section, for the City to qualify for both the National Co-Investment Fund and the Housing Accelerator Fund.

In addition to programs administered through CMHC, this report recommends that the federal government permit the non-housing infrastructure components of mixed-use/residential projects, including residential building components that enhance sustainability, to be eligible for Canada Infrastructure Bank low-cost financing programs, and allow stacking with CMHC programs, to optimize public investments, increase housing supply within complete communities, and support climate action.

It is also recommended that the federal government support the delivery of new purpose-built rental housing projects through additional measures such as: waiving its respective portion of HST/GST on new affordable rental projects; and deferring HST/GST on market rental units, interest-free and re-payable after first 10 years following occupancy of projects.

Provincial Investments

Through the More Homes, More Choice: Ontario’s Housing Supply Action Plan, the Government of Ontario has established a target of delivering 285,000 new homes in Toronto over the next 10 years. Delivery of this plan requires not only provincial legislative changes and municipal participation, but also significant new financial investments from the province. These investments are critical to ensuring that a range of homes, for a range of incomes, including homes that are affordable for low-and-moderate income households, are delivered to address current and future needs and demands.

As noted above, the City's ability to continue to deliver new housing (including continued implementation of the HousingTO Plan and the new Housing Action Plan 2022-2026) to meet provincial targets, and to fund the community infrastructure to support new housing, is currently at high risk due to the financial impacts of Bill 23. Therefore, it is critical for the Government of Ontario to honour its commitment to reimburse Toronto for these impacts, plus allocate net new investments into housing. Additionally, as mentioned above, in addition to Bill 23 reimbursement, a further $675 million in capital needs for the Housing Now program is currently an unfunded capital constraint, reflecting that new and enhanced investments from both the federal and provincial governments are needed to deliver the full 10,000 affordable rental units envisioned under the program.

This report also recommends that the provincial government support the delivery of new purpose-built rental housing projects through additional measures such as: waiving its respective portion of HST/GST on new affordable rental projects; and deferring HST/GST on market rental units, interest-free and re-payable after first 10 years following occupancy of projects.

Furthermore, new and enhanced operating funding from the Province of Ontario is necessary to create new supportive housing opportunities through the Housing Now Initiative and other City programs. This includes funding for rent supplements needed to help deepen affordability for low-and-moderate-income households, as well as funding to deliver a range of wraparound social and health supports onsite which are necessary to help vulnerable and marginalized residents successfully exit (or prevent their entry into) homelessness.

The Chief Financial Officer and Treasurer has reviewed this report and agrees with the financial implications.

The Chief Planner and Executive Director, City Planning recommends that:

1. The Planning and Housing Committee receive this report for information as background to the Municipal Comprehensive Review of the Official Plan with regard for A Place to Grow: the Provincial Growth Plan for the Greater Golden Horseshoe (2020).

This report summarizes the findings of the 2023 update to the Land Needs Assessment, a component of the Municipal Comprehensive Review of the Official Plan with regards to A Place to Grow: the Provincial Growth Plan for the Greater Golden Horseshoe, 2020 ("Growth Plan").

The Land Needs Assessment is a provincially mandated study to determine the quantity of land required to accommodate forecasted population, household and employment growth to 2051. The work undertaken through the Land Needs Assessment is a critical component essential to informing the City's growth management and intensification strategy.

To determine the land required to accommodate future housing needs, population forecasts contained in Schedule 3 of the Growth Plan were translated into households by considering demographic factors, immigration and mobility rates and housing occupancy trends. Staff estimated supply potential across Toronto and matched this against the projected mix and range of housing required to accommodate future growth. Similarly, to estimate the land required to accommodate future employment, Growth Plan forecasts were translated into small-area projections by industry sector. By considering economic trends and development opportunities, the land needs and job density requirements of Toronto's Employment Areas were calculated.

The Land Needs Assessment study finds that:

·   the analysis identified a net residential potential of 1,312,040 units, net of demolitions, with the majority (89%) expected to be located in buildings with 5 or more storeys;

·   the net potential housing could accommodate a population of 2,375,481 or 84% growth in the City's population after 2016 for a total population of 5,194,880;

·    there is more than sufficient potential housing in areas designated in the Official Plan for residential development to accommodate Growth Plan population forecasts at 2051;

·  the surplus potential housing stock, after accommodating the population growth forecasted by the Growth Plan at 2051, is equivalent to over fifty years of potential housing supply;

·  despite this supply potential, there is a mismatch between the types of housing that people are seeking and the mix of housing types that are anticipated to be built in the short term. The Housing Action Plan seeks to help address the mismatch between the projected demand for different types of housing and the anticipated supply by prioritizing a broader mix of rental, affordable, and ground-oriented homes;

·  achieving the Municipal Housing Target would require more units to be built than would be required to accommodate the growth currently forecasted or projected by the Province by 2031. The Municipal Housing Target is being addressed through the Staff Report on the Municipal Housing Pledge for the City of Toronto;

·   the City has identified a potential net new housing supply of 646,336 units by 2031, which is 227% of the Municipal Housing Target, and if the current rate of Council approvals continued and the units were realized, the Target could be met, and exceeded. However, achieving the Target would require continual improvements to approval processes and active participation from the development industry and housing providers, and the City would require the financial resources and tools to fund housing-enabling infrastructure;

·   the Growth Plan policies represent minimum standards within the framework of the Provincial policy-led planning system. Council has the ability to go beyond these minimum standards to address matters of importance, such as the 2031 Municipal Housing Target;

·   Toronto's total employment is projected to grow from 1,607,800 in 2016 to between 1,938,800 and 2,101,200 jobs in 2051, while jobs in Employment Areas are projected to grow from 410,700 to between 456,600 and 498,600;

·   as Toronto is unable to expand its settlement area, it needs to retain and intensify its currently designated Employment Areas to accommodate the forecasted employment growth.

The purpose of the updated Land Needs Assessment report is to complete the Growth Plan conformity exercise and demonstrate that there is more than adequate potential to accommodate growth anticipated by the forecasts and projections of the Province. The potential growth represented by the Land Needs Assessment will contribute to the continuing evolution of the City's urban structure. Through the implementation of updated Official Plan policies and the Housing Action Plan, the City is advancing a range of policy directions that balances projected population, household and employment growth against quality of life objectives including equity, climate adaption, inclusive economic growth, infrastructure provision, and an efficient use of land.

The City needs to plan for beneficial outcomes of growth and change, but the LNA Study demonstrates that the City needs to be strategic in its choices to pursue its many priorities. A key challenge will be translating the demonstrated residential potential into homes by applying strategic public and private sector collaboration to realize the actual delivery of well-designed homes for people to live in, within inclusive and climate adapted communities that have the necessary infrastructure for daily life. 

The requirement to undertake and complete a Growth Plan conformity exercise and Municipal Comprehensive Review (MCR) by July 1, 2022 is legislated by the Places to Grow Act and Planning Act. The Land Needs Assessment is a component of the MCR.

The City Planning Division confirms that there are no financial implications resulting from the recommendations included in the report in the current budget year or in future years.

The Chief Planner and Executive Director, City Planning, recommends that:

1. City Council affirm its commitment to achieving the City of Toronto's 2031 Housing Target.

2. City Council direct the Chief Planner and Executive Director, City Planning, to draft a Housing Pledge Letter based on this report.

3. City Council authorize the Deputy Mayor to sign Toronto's Housing Pledge Letter and request the City Clerk forward the signed Housing Pledge Letter to the Minister of Municipal Affairs and Housing, along with this report and the Housing Action Plan 2023-2026 Work Plan attached to EX3.1 - Housing Action Plan 2022-2026- Priorities and Work Plan.

4. City Council request the Province to fulfill its commitment to making the City financially whole to offset the fiscal impacts of Bill 23.

5. City Council request the Chief Planner and Executive Director, City Planning, to report back to Council no later than October 11, 2023 on further steps to support the 101,000 rental homes currently proposed and not yet built, and to determine the proportion of the Housing Target that needs to be composed of affordable rental and ownership homes to meet the demand for affordable housing options.

As part of an initiative timed with Bill 23, More Homes Built Faster Act, 2022 ('Bill 23'), on October 25, 2022, the Minister of Municipal Affairs and Housing requested that the City of Toronto commit to a Housing Pledge to facilitate the construction of 285,000 new homes by 2031 ('Housing Target'). Toronto's Housing Target is a component of the 1.5 million new homes province-wide described in ERO 019-6171, 2031 Municipal Housing Targets.

This report seeks Council's endorsement of Toronto's Municipal Housing Pledge and describes the strategies and actions the City will take to achieve its Housing Target through the Housing Action Plan 2022-2026 Work Plan and HousingTO 2020-2030 Action Plan ('HousingTO Plan') among other initiatives. The Housing Pledge and Housing Target is non-statutory and does not replace the population and employment forecasts in A Place to Grow, Growth Plan for the Greater Golden Horseshoe. While municipalities are not requested to update their growth management strategies and/or their Official Plans to reflect the Housing Target, the City of Toronto strives to meet or exceed this objective.

Toronto is a growing city experiencing a housing and homelessness crisis. Not only does Toronto need many more homes to be affordable for those earning a median income, it must also improve access to subsidized supportive and affordable housing for people experiencing homelessness. In addition to existing unmet demand, new housing pressures are being created through population growth and an increasing number of newcomers, in line with new federal immigration targets.

The Housing Target of 285,000 homes by 2031 represents an ambitious goal that is designed to serve as a call to action for both the City, other orders of government, and its stakeholders. Achieving this figure will require Toronto's rate of annual home completions to effectively double over recent trends.

This report describes the actions and strategies being implemented to accelerate the delivery of market and affordable housing, including:

-    Official Plan, Zoning and Guideline Amendments

-    Intensification of Major Growth Areas

-    Advancing Housing System Policy and Program Initiatives

-    Training and Trades Strategy Addressing Construction Market Capacity

-    Leveraging Public Land to Increase the Supply of Housing

-    Preserving the Existing Rental Housing Stock

-    Public Accountability and Reporting on Progress

The City will continue to deliver the Open Door program, Housing Now, and Modular Housing Initiative to enable the development of new affordable and supportive rental and ownership housing. In addition, the City is implementing development review process efficiencies and organizational changes to reduce barriers to development and to speed up approvals to enable housing starts.

By affirming the Housing Pledge and implementing the initiatives described in this report, the City of Toronto will take significant steps toward transforming the delivery of new homes. While the City can undertake a leadership role within our jurisdiction, we will require additional support from other orders of government and the active participation of the development and community sectors. The City has limited control over the output of the housing production process and must rely on the market to build a greater volume and diversity of housing.

Creating new homes to meet the needs of Toronto's current and future households depends on the City's ability to provide the critical infrastructure and services to support them. Given the significant fiscal impacts and constraints imposed by Bill 23, the Province has a responsibility to provide the required financial support to deliver necessary community infrastructure. Additionally, access to Canada's Infrastructure Bank funding to support infrastructure for residential development projects would help align shared outcomes.

The City also needs the federal and/or provincial governments to allow for rental housing zoning, waive federal and provincial charges on development (such as HST/GST), provide surplus government land for building purpose-built rental including affordable and supportive housing, and direct taxes collected through Non-Resident Speculation Tax and Underused Housing Tax to affordable housing among other actions within their respective jurisdictions.

Corporate Finance and the Housing Secretariat were consulted in the preparation of the report.

As described in the Financial Impact Statement for the Housing Action Plan report (EX3.1), it is critical to note that the City's ability to continue to deliver on the HousingTO Plan and Housing Action Plan, and to fund other housing programs plus the needed community infrastructure to support new housing, is currently at high risk due to the significant financial impacts arising from the recently enacted provincial Bill 23, More Homes Built Faster Act, 2022 ('Bill 23'). Specifically, Bill 23 has removed the City's ability to collect development charges for housing services, resulting in approximately $1.2 billion in lost revenues over 10 years.

In the absence of the City being fully reimbursed by the Province for the lost revenues as a result of Bill 23, and without new financial and policy tools, the City will not be able to provide the services and investments essential to support growth even in the short term, deliver housing programs necessary to scale up supply, respond to the needs of residents, and plan for complete communities.

The Chief Financial Officer and Treasurer has reviewed this report and agrees with the financial implications.

The Chief Planner and Executive Director, City Planning, recommends that:

1. The Planning and Housing Committee direct the Chief Planner and Executive Director, City Planning to undertake consultation and meet with key stakeholders regarding the proposed framework for the Community Infrastructure and Housing Accelerator tool and report back with final recommendations in Q3 2023.

2. The Planning and Housing Committee direct the Chief Planner and Executive Director, City Planning use the proposed framework for the Community Infrastructure and Housing Accelerator tool to assess any Community Infrastructure and Housing Accelerator requests in the interim and advance such requests for City Council approval where appropriate, until final recommendations are approved by City Council, following the report referenced in recommendation 1.

Recent changes to the Planning Act now provide the opportunity for municipalities to specifically request that the Minister of Municipal Affairs and Housing issue a zoning order. This report proposes a framework for the use of this tool, which is referred to as the Community Infrastructure and Housing Accelerator ("CIHA") tool. This tool would expedite priority developments as it involves a process that is more streamlined than that associated with a typical zoning bylaw approval.

Key differences between a Community Infrastructure and Housing Accelerator Order and a zoning by-law amendment include:

• A Community Infrastructure and Housing Accelerator Order can include conditions imposed by the Minister, including the requirement to register an agreement on title to the land. This may allow Community Infrastructure and Housing Accelerator Orders to secure community benefits or other matters important for the orderly development of lands that may not otherwise be possible to secure under the existing legislative framework;
• The process for City Council to request a Community Infrastructure and Housing Accelerator Order does not have the same consultation requirements as Zoning By Law Amendments;
• A Community Infrastructure and Housing Accelerator Order does not need to conform with the Official Plan; and
• A Community Infrastructure and Housing Accelerator Order cannot be appealed to the Ontario Land Tribunal.

These differences would allow the City to expedite the approval process for developments that City Council has identified as key priorities, based on the benefits they will provide such as the creation of affordable and/or supportive housing. Priority projects that would qualify for the use of a Community Infrastructure and Housing Accelerator may also include critical infrastructure projects, or projects with significant economic generating purposes. The use of a Community Infrastructure and Housing Accelerator would eliminate appeals which often cause significant delays in approval processes, and in some circumstances can put project financing at risk resulting in the project not advancing.

The report provides an overview of the legislative context and applicable Provincial guidelines. The report also outlines how Community Infrastructure and Housing Accelerator Orders would compare to typical approval processes and provides a framework through which staff would consider recommending to Council that the City consider applying the use of Community Infrastructure and Housing Accelerators, and outlines projects where Community Infrastructure and Housing Accelerators would be appropriate.

There are no financial implications resulting from the recommendations included in this report in the current budget year or in future years.

The Chief Financial Officer and Treasurer has reviewed this report and agrees with the financial impact information.

The Chief Planner and Executive Director recommends that:

1. Planning and Housing Committee receive this report for information.

This report responds to a request from Planning and Housing Committee on a new approach to securing affordable housing units within new developments. The report highlights the range of tools to deliver complete communities through securing new affordable housing and community infrastructure.

Provincial legislation, as well as the City's Official Plan policies, encourage and support the development of complete communities with a full range of housing options and adequate community infrastructure. The City currently implements a suite of policies and programs to secure new affordable housing, to maintain and preserve the existing affordable housing stock, and secure needed community infrastructure.

The City is currently leveraging all available land use planning tools under the Planning Act and City of Toronto Act to secure new affordable housing and community infrastructure. Changes to provincial legislation have limited the City's ability to make full use of existing policies and approaches including those advanced by the Province such as Inclusionary Zoning. Provincial changes have also changed the opportunity for the City to secure successful negotiated outcomes.

Other potential tools are laid out in this report that could help to advance the delivery of these matters, however action is required from the Province to introduce new legislation and/or regulations. These include enabling zoning with conditions, aligning community benefits charge (CBC) rates with growth-related costs, and providing the legislative policies for Inclusionary Zoning to be implemented city-wide. City Council has previously requested the Province to enable zoning with conditions (2022.PH33.11), ensure the community benefits charge sufficiently pays for growth related infrastructure (PH33.11), and allow for implementation of Inclusionary Zoning city-wide (2023.CC1.2).

There are no financial implications resulting from the recommendations included in the report in the current budget year or in future years.

The Chief Planner and Executive Director, City Planning recommends that:

1. City Council state its intention to designate the property at 15 Elm Street under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance: 15 Elm Street (Reasons for Designation) attached as Attachment 3 to the report (April 12, 2023) from the Chief Planner and Executive Director, City Planning.

2. If there are no objections to the designation, City Council authorize the City Solicitor to introduce the Bill in Council designating the property under Part IV, Section 29 of the Ontario Heritage Act.

This report recommends that City Council state its intention to designate the property at 15 Elm Street under Part IV, Section 29 of the Ontario Heritage Act for its cultural heritage value for its design, associative and contextual values.

Located on the south side of Elm Street between Yonge and Bay streets, the property at 15 Elm Street contains a two-storey house-form building completed by 1868. The Georgian Revival style property represents a rare surviving example of a Confederation-era house form building and is part of a broader collection of 19th-century dwellings adapted at street level in the early-20th century to accommodate commercial storefronts. This residential/commercial mixed-use typology continues to define the south side of Elm Street between Yonge and Bay Streets within the city's historic St. John's Ward "The Ward" neighbourhood. On the north side of Elm Street, the Richardsonian Romanesque St. George's Hall (Arts & Letters Club) and the YMCA, both completed in 1891 and located at 14 and 18 Elm Street, respectively, are designated under the Ontario Heritage Act and complete the remaining heritage building stock from this early period at the east end of Elm Street. Together, this 19th-century collection of various historic building types and uses speaks to the uniqueness of Elm Street – a destination for locals and visitors alike.

On September 13, 2022, the City received a Zoning By-law Amendment application to redevelop the subject site by demolishing the existing buildings at 15 and 17 Elm Street and constructing a new 30-storey mixed use building. The redevelopment proposes 174 dwelling units resulting in a total of 14,163 sq. m of residential gross floor area (GFA) and 200 square metres of non-residential gross floor area which results in a total Floor Space Index (FSI) of 18.12. (22 202864 STE 11 OZ).

A Heritage Impact Assessment (HIA) is required for all development applications that affect listed and designated properties and will be considered when determining how a heritage property is to be conserved. The property is not listed on the Heritage Register, however, a Cultural Heritage Evaluation Report (CHER) completed by ERA Architects Inc. and dated December 22, 2022 was submitted to support the application. 

In June 2019, the More Homes, More Choice Act, 2019 (Bill 108) received Royal Assent. Schedule 11 of this Act included amendments to the Ontario Heritage Act. The Bill 108 Amendments to the Ontario Heritage Act came into force on July 1, 2021, which included a shift in Part IV designations related to Planning Act applications that would trigger a Prescribed Event. Section 29(1.2) of the Ontario Heritage Act now restricts City Council's ability to give notice of its intention to designate a property under the Act to within 90 days after the City Clerk gives notice of a complete application.

A "Prescribed Event" is a point of time when the application for an Official Plan Amendment, Zoning By-law Amendment and/or Draft Plan of Subdivision Application has been deemed complete and the City Clerk provides notice of that complete application to the public in accordance with the Planning Act. The City Clerk issued a complete application notice on November 10, 2022.

The property owner has provided a waiver to extend the 90-day timeline established under Bill 108 through May 26, 2023. As such, City Council must make a decision at its May 10, 2023 meeting to provide sufficient time for City Clerk to issue a notice of intention to designate before the waiver expires.

On November 28, 2022, the More Homes Built Faster Act, 2022 (Bill 23) received Royal Assent. Schedule 6 of the More Homes Built Faster Act amended prescribed event requirements under Section 29(1.2) of the Ontario Heritage Act and came into effect on January 1, 2023.

The application currently under review was deemed complete prior to Bill 23 changes to the Ontario Heritage Act coming into force, however, the Part IV designation must be in compliance with the Province's amended O. Reg. 9/06 under the Ontario Heritage Act, which came into effect as of January 1, 2023. The revised regulation establishes nine provincial criteria for determining whether a property is of cultural heritage value or interest.

A property may be designated under Part IV, Section 29 of the Ontario Heritage Act, if it meets two or more of the nine criteria. The property meets four criteria relating to design/physical, historical/associative, and contextual values.

Designation also enables City Council to review proposed alterations or demolitions to the property and enforce heritage property standards and maintenance.

There are no financial implications resulting from the adoption of this report.

The Toronto Preservation Board recommends to the Planning and Housing Committee that:

1. City Council state its intention to designate the property at 15 Elm Street under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance: 15 Elm Street (Reasons for Designation) attached as Attachment 3 to the report (April 6, 2023) from the Senior Manager, Heritage Planning, Urban Design, City Planning.

2. If there are no objections to the designation, City Council authorize the City Solicitor to introduce the Bill in Council designating the property under Part IV, Section 29 of the Ontario Heritage Act.

At its meeting on April 24, 2023, the Toronto Preservation Board considered Item PB5.3 and made recommendations to City Council.

Summary from the report (April 6, 2023) from the Senior Manager, Heritage Planning, Urban Design, City Planning:

This report recommends that City Council state its intention to designate the property at 15 Elm Street under Part IV, Section 29 of the Ontario Heritage Act for its cultural heritage value for its design, associative and contextual values.

Located on the south side of Elm Street between Yonge and Bay streets, the property

at 15 Elm Street contains a 2-storey house-form building completed by 1868. The Georgian Revival style property represents a rare surviving example of a Confederation-era house-form building and is part of a broader collection of 19th-century dwellings adapted at street level in the early-20th century to accommodate commercial storefronts. This residential/commercial mixed-use typology continues to define the south side of Elm Street between Yonge and Bay Streets within the city's historic St. John's Ward "The Ward" neighbourhood. On the north side of Elm Street, the Richardsonian Romanesque St. George's Hall (Arts & Letters Club) and the YMCA, both completed in 1891 and located at 14 and 18 Elm Street, respectively, are designated under the Ontario Heritage Act and complete the remaining heritage building stock from this early period at the east end of Elm Street. Together, this 19th-century collection of various historic building types and uses speaks to the uniqueness of Elm Street – a destination for locals and visitors alike.

On September 13, 2022, the City received a Zoning By-law Amendment application to redevelop the subject site by demolishing the existing buildings at 15 and 17 Elm Street and constructing a new 30-storey mixed use building. The redevelopment proposes 174 dwelling units resulting in a total of 14,163 sq. m of residential gross floor area and 200 sq. m of non-residential GFA which results in a total Floor Space Index of 18.12. (22 202864 STE 11 OZ).

A Heritage Impact Assessment is required for all development applications that affect listed and designated properties and will be considered when determining how a heritage property is to be conserved. The property is not listed on the Heritage Register, however, a Cultural Heritage Evaluation Report completed by ERA Architects Inc. and dated December 22, 2022 was submitted to support the application.

In June 2019, the More Homes, More Choice Act, 2019 (Bill 108) received Royal Assent. Schedule 11 of this Act included amendments to the Ontario Heritage Act. The Bill 108 Amendments to the Ontario Heritage Act came into force on July 1, 2021, which included a shift in Part IV designations related to Planning Act applications that would trigger a Prescribed Event. Section 29(1.2) of the Ontario Heritage Act now restricts City Council's ability to give notice of its intention to designate a property under the Act to within 90 days after the City Clerk gives notice of a complete application.

A "Prescribed Event" is a point of time when the application for an Official Plan Amendment, Zoning By-law Amendment and/or Draft Plan of Subdivision Application has been deemed complete and the City Clerk provides notice of that complete application to the public in accordance with the Planning Act. The City Clerk issued a complete application notice on November 10, 2022.

The property owner has provided a waiver to extend the 90-day timeline established under Bill 108 through May 26, 2023. As such, City Council must make a decision at its May 10, 2023 meeting to provide sufficient time for City Clerk to issue a notice of intention to designate before the waiver expires.

On November 28, 2022, the More Homes Built Faster Act, 2022 (Bill 23) received Royal Assent. Schedule 6 of the More Homes Built Faster Act amended prescribed event requirements under Section 29(1.2) of the Ontario Heritage Act and came into effect on January 1, 2023.

The application currently under review was deemed complete prior to Bill 23 changes to the Ontario Heritage Act coming into force, however, the Part IV designation must be in compliance with the Province's amended O. Reg. 9/06 under the Ontario Heritage Act, which came into effect as of January 1, 2023. The revised regulation establishes nine provincial criteria for determining whether a property is of cultural heritage value or interest.

A property may be designated under Part IV, Section 29 of the Ontario Heritage Act, if it meets two or more of the nine criteria. The property meets four criteria relating to design/physical, historical/associative, and contextual values.

Designation also enables City Council to review proposed alterations or demolitions to the property and enforce heritage property standards and maintenance.

The Chief Planner and Executive Director, City Planning recommends that:

1. City Council state its intention to designate the properties at 153 and 185 Eastern Avenue under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance; 153 and 185 Eastern Avenue (Reasons for Designation) attached as Attachment 3, to the report, April 12, 2023, from the Chief Planner and Executive Director, City Planning.

2. If there are no objections to the designation, City Council authorize the City Solicitor to introduce the Bill in Council designating the property under Part IV, Section 29 of the Ontario Heritage Act.

At its meeting on March 23, 2023, the Toronto Preservation Board considered Item PB4.3 and made recommendations to City Council.

Summary from the report (March 13, 2023) from the Senior Manager, Heritage Planning, Urban Design, City Planning:

This report recommends that City Council state its intention to designate the listed heritage properties at 153 and 185 Eastern Avenue under Part IV, Section 29 of the Ontario Heritage Act for their cultural heritage value.

The properties at 153 and 185 Eastern Avenue are situated on the south side of Eastern Avenue between Cherry Street and Bayview Avenue. The vernacular mid-century industrial style buildings were occupied by Dominion Wheel and Foundries Limited, who played an important role in supplying rail and train parts to Canada's burgeoning rail industry in the first half of the 20th century. As a collection, the surviving buildings are a unique example of an industrial complex typology in the West Don Lands neighbourhood, and they reflect the historical evolution of the area from its earliest use as a Government Reserve, followed by its rise and fall as an important industrial centre in the late-19th and early-20th centuries.

The Dominion Wheel and Foundries complex is also valued for its association with James, Proctor & Redfern (later Proctor, Redfern & Laughlin), a Toronto-based engineering firm. In addition to being responsible for the building program at the Dominion Wheel & Foundries Eastern Avenue complex during its period of expansion from the 1920s to the 1950s, the firm was instrumental in civil engineering and city-building in Southern Ontario's growing municipalities in the early 20th century.

The subject properties were included on the City of Toronto's Heritage Register on October 1, 2004. 

Staff have completed the Research and Evaluation Report for the properties at 153 and 185 Eastern Avenue and determined that the properties meet Ontario Regulation 9/06, the criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act under design and physical, historical and associative, and contextual values. As such, the properties are significant built heritage resources.

On October 22, 2020, Ontario Regulation 595/20 was filed and came into force, establishing the zoning for the site. The Minister's Zoning Order (MZO) was made under Section 47 of the Planning Act, and permits the construction of a maximum of three buildings, one of which must be an apartment building, with the remaining permitted uses of mixed-use building, commercial parking garage, community centre, common outdoor space, and uses, buildings and/or structures accessory to the other permitted uses. The order also sets out allowable height, setbacks, parking, and other built form requirements; it does not address any requirements related to heritage.

An injunction to stop the Province continuing with the demolition of the buildings on the site was issued by the Divisional Court on January 29, 2021.

In August 2021, the Province and the City reached an "agreement in principle" and committed to ensuring that any purchaser of the property respects the vision for the redevelopment of the site, which includes the retention of many heritage features and allows for some demolition. The conservation of heritage resources on the site is compatible with the planning requirements of the Minister's Zoning Order.

City staff have reviewed the two heritage reports submitted by Infrastructure Ontario that were prepared by Stevens Burgess Architects, including a Cultural Heritage Evaluation Report (CHER) completed June 22, 2021, and a Heritage Impact Assessment (HIA) completed June 24, 2021.¹  A plan and renderings of the recommended conservation strategy for the site, showing which portions of the site will be demolished, retained, rebuilt, and replaced, were included as an appendix to the Heritage Impact Assessment released publicly in August 2021.

The Heritage Conservation Agreement with the Province requires that the alterations, recreations, and conservation work on the site is carried out and thereafter maintained substantially in accordance with the Heritage Impact Assessment prepared by Stevens Burgess Architects and the preliminary design concepts presented within an appendix to the Heritage Impact Assessment. The Heritage Impact Assessment indicates that the submission of a comprehensive Conservation Plan as part of the site plan control process may be used to resolve any outstanding issues raised by the preliminary design concepts.

In March 2022, a Heritage Conservation Agreement was signed between the Province and the new owner of the site. Since the subject properties are no longer under provincial ownership or control, Council can designate the site under Part IV, Section 29 of the Ontario Heritage Act.

On November 28, 2022, the More Homes Built Faster Act, 2022 (Bill 23) received Royal Assent. Schedule 6 of the More Homes Built Faster Act which amended the Ontario Heritage Act and came into effect on January 1, 2023. A property may be designated under Part IV, Section 29 of the Ontario Heritage Act, if it meets two or more of the nine provincial criteria.

Designation also enables City Council to review proposed alterations or demolitions to the property and enforce heritage property standards and maintenance.

Should a proposal for the subject property advance, the submission of a site plan application will be required. Site plan control may be used to require certain site elements, such as site access and servicing, on a parcel of land where development is proposed.

Should City Council support the designation of the subject properties as recommended by this report, any proposed alterations and conditions would require the approval of City Council and a separate report would be prepared by the Senior Manager, Heritage Planning.

¹ Earlier reports relevant to the subject properties have also been completed over the last two decades, including several authored by Unterman McPhail Associates and by Archaeological Services Incorporated Unterman McPhail Associates prepared a Built Heritage Inventory Report including the subject properties for the Ontario Realty Corporation in 2006, and an Heritage Impact Assessment for 153 Eastern Avenue for Kongats Architects and WATERFRONToronto in 2010; Archaeological Services Incorporated conducted Stage 1 Archaeological Assessments for the West Don Lands, including the subject properties, in 2004, 2006, and 2008.

There are no financial implications resulting from the adoption of this report.

The Toronto Preservation Board recommends to the Planning and Housing Committee that:

1. City Council state its intention to designate the properties at 153 and 185 Eastern Avenue under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance; 153 and 185 Eastern Avenue (Reasons for Designation) attached as Attachment 3, to the report, March 13, 2023, from the Senior Manager, Heritage Planning, Urban Design, City Planning.

2. If there are no objections to the designation, City Council authorize the City Solicitor to introduce the Bill in Council designating the property under Part IV, Section 29 of the Ontario Heritage Act.

At its meeting on March 23, 2023, the Toronto Preservation Board considered Item PB4.3 and made recommendations to City Council.

Summary from the report (March 13, 2023) from the Senior Manager, Heritage Planning, Urban Design, City Planning:

This report recommends that City Council state its intention to designate the listed heritage properties at 153 and 185 Eastern Avenue under Part IV, Section 29 of the Ontario Heritage Act for their cultural heritage value.

The properties at 153 and 185 Eastern Avenue are situated on the south side of Eastern Avenue between Cherry Street and Bayview Avenue. The vernacular mid-century industrial style buildings were occupied by Dominion Wheel & Foundries Ltd., who played an important role in supplying rail and train parts to Canada's burgeoning rail industry in the first half of the 20th century. As a collection, the surviving buildings are a unique example of an industrial complex typology in the West Don Lands neighbourhood, and they reflect the historical evolution of the area from its earliest use as a Government Reserve, followed by its rise and fall as an important industrial centre in the late-19th and early-20th centuries.

The Dominion Wheel & Foundries complex is also valued for its association with James, Proctor & Redfern (later Proctor, Redfern & Laughlin), a Toronto-based engineering firm. In addition to being responsible for the building program at the Dominion Wheel & Foundries Eastern Avenue complex during its period of expansion from the 1920s to the 1950s, the firm was instrumental in civil engineering and city-building in Southern Ontario's growing municipalities in the early 20th century.

The subject properties were included on the City of Toronto's Heritage Register on October 1, 2004. 

In March 2022, a Heritage Conservation Agreement was signed between the Province and the new owner of the site. Since the subject properties are no longer under provincial ownership or control, Council can designate the site under Part IV, Section 29 of the Ontario Heritage Act.

Staff have completed the Research and Evaluation Report for the properties at 153 and 185 Eastern Avenue and determined that the properties meet Ontario Regulation 9/06, the criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act under design and physical, historical and associative, and contextual values. As such, the properties are significant built heritage resources.

On October 22, 2020, Ontario Regulation 595/20 was filed and came into force, establishing the zoning for the site. The Minister's Zoning Order (MZO) was made under Section 47 of the Planning Act, and permits the construction of a maximum of three buildings, one of which must be an apartment building, with the remaining permitted uses of mixed-use building, commercial parking garage, community centre, common outdoor space, and uses, buildings and / or structures accessory to the other permitted uses. The order also sets out allowable height, setbacks, parking, and other built form requirements; it does not address any requirements related to heritage.

An injunction to stop the Province continuing with the demolition of the buildings on the site was issued by the Divisional Court on January 29, 2021.

In August 2021, the Province and the City reached an "agreement in principle" and committed to ensuring that any purchaser of the property respects the vision for the redevelopment of the site, which includes the retention of many heritage features and allows for some demolition. The conservation of heritage resources on the site is compatible with the planning requirements of the Minister's Zoning Order.

City staff have reviewed the two heritage reports submitted by Infrastructure Ontario that were prepared by Stevens Burgess Architects, including a Cultural Heritage Evaluation Report (CHER) completed June 22, 2021, and a Heritage Impact Assessment (HIA) completed June 24, 2021.[1]  A plan and renderings of the recommended conservation strategy for the site, showing which portions of the site will be demolished, retained, rebuilt, and replaced, were included as an appendix to the Heritage Impact Assessment released publicly in August 2021.

The Heritage Conservation Agreement with the Province requires that the alterations, recreations, and conservation work on the site is carried out and thereafter maintained substantially in accordance with the Heritage Impact Assessment prepared by Stevens Burgess Architects and the preliminary design concepts presented within an appendix to the Heritage Impact Assessment. The Heritage Impact Assessment indicates that the submission of a comprehensive Conservation Plan as part of the site plan control process may be used to resolve any outstanding issues raised by the preliminary design concepts.

On November 28, 2022, the More Homes Built Faster Act, 2022 (Bill 23) received Royal Assent. Schedule 6 of the More Homes Built Faster Act which amended the Ontario Heritage Act and came into effect on January 1, 2023. A property may be designated under Part IV, Section 29 of the Ontario Heritage Act, if it meets two or more of the nine provincial criteria.

Designation also enables City Council to review proposed alterations or demolitions to the property and enforce heritage property standards and maintenance.

Should a proposal for the subject property advance, the submission of a site plan application will be required. Site plan control may be used to require certain site elements, such as site access and servicing, on a parcel of land where development is proposed.

Should City Council support the designation of the subject properties as recommended by this report, any proposed alterations and conditions would require the approval of City Council and a separate report would be prepared by the Senior Manager, Heritage Planning.

 
[1] Earlier reports relevant to the subject properties have also been completed over the last two decades, including several authored by Unterman McPhail Associates and by Archaeological Services Inc. Unterman McPhail Associates prepared a Built Heritage Inventory Report including the subject properties for the Ontario Realty Corporation in 2006, and an Heritage Impact Assessment for 153 Eastern Avenue for Kongats Architects and WATERFRONToronto in 2010; Archaeological Services Inc. conducted Stage 1 Archaeological Assessments for the West Don Lands, including the subject properties, in 2004, 2006, and 2008.

The Chief Planner and Executive Director, City Planning recommends that:

1. City Council state its intention to designate the property at 4888 Dundas Street West under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance; 4888 Dundas Street West (Reasons for Designation) attached as Attachment 3, to the report, April 12, 2023, from the Chief Planner and Executive Director, City Planning.

2. If there are no objections to the designation, City Council authorize the City Solicitor to introduce the Bill in Council designating the property under Part IV, Section 29 of the Ontario Heritage Act.

This report recommends that City Council state its intention to designate the property at 4888 Dundas Street West under Part IV, Section 29 of the Ontario Heritage Act for its cultural heritage value.

Located in the village of Islington area of Etobicoke on the north side of Dundas Street West, midblock between Burnhamthorpe Road and Burnhamthorpe Crescent, the property located at 4888 Dundas Street West, Alexander MacPherson House/Village of Islington Post Office (1887-1906) and Telephone Exchange (1912-1925), contains a brick Italianate house dating from 1879. The house helps to recall the historic development and location of the village of Islington.

The property was listed on the City's Heritage Register in 2006.

Staff have completed the Research and Evaluation Report for the property at 4888 Dundas Street West and determined that the property meets Ontario Regulation 9/06, the criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act under design/physical value, historical/associative value, and contextual value. As such, the property is a significant built heritage resource.

On April 28, 2022, the City received an Official Plan Amendment and Zoning By-law Amendment application related to the proposed redevelopment of the subject property. The proposal is for a 12-storey building to be developed around the existing house on the north and west sides.

A Heritage Impact Assessment (HIA) completed by GBCA Architects and dated April 26, 2022 was submitted to support the application. An Heritage Impact Assessment is required for all development applications that affect listed and designated properties and will be considered when determining how a heritage property is to be conserved.

In June 2019, the More Homes, More Choice Act, 2019 (Bill 108) received Royal Assent. Schedule 11 of this Act included amendments to the Ontario Heritage Act. The Bill 108 Amendments to the Ontario Heritage Act came into force on July 1, 2021, which included a shift in Part IV designations related to Planning Act applications that would trigger a Prescribed Event. Section 29(1.2) of the Ontario Heritage Act now restricts City Council's ability to give notice of its intention to designate a property under the Act to within 90 days after the City Clerk gives notice of a complete application.

A "Prescribed Event" is a point of time when the application for an Official Plan Amendment, Zoning By-law Amendment and/or Draft Plan of Subdivision Application has been deemed complete and the City Clerk provides notice of that complete application to the public in accordance with the Planning Act. 

The City Clerk issued a complete application notice on June 10, 2022. The property owner has provided a waiver to extend the 90-day timeline established under Bill 108 until one month before the final recommendation report for the Official Plan Amendment and Zoning By-law Amendment applications for the subject property is to be considered by the Etobicoke York Community Council. Therefore Council must make a decision at the meeting preceding its decisions on the proposed Official Plan and Zoning Bylaw amendments to provide sufficient time for the City Clerk to issue a notice of intention to designate before the waiver expires. 

On November 28, 2022, the More Homes Built Faster Act, 2022 (Bill 23) received Royal Assent. Schedule 6 of the More Homes Built Faster Act which amended the Ontario Heritage Act came into effect on January 1, 2023. 

As of January 1, 2023, should a property be subject to an Official Plan Amendment, Zoning By-law Amendment and/or Draft Plan of Subdivision Application that would trigger a Prescribed Event, the property must be listed in the Heritage Register prior to the Prescribed Event occurring to designate a property. This requirement does not apply to a Prescribed Event that has occurred prior to January 1, 2023.

The application currently under review was deemed complete prior to Bill 23 changes to the Ontario Heritage Act coming into force, however, the Part IV designation must be in compliance with the Province's amended O. Reg. 9/06 under the Ontario Heritage Act, which is in effect as of January 1, 2023. The revised regulation establishes nine provincial criteria for determining whether a property is of cultural heritage value or interest.

A property may be designated under Part IV, Section 29 of the Ontario Heritage Act, if it meets two or more of the nine criteria. The property meets four criteria relating to design/physical, historical/associative, and contextual values.

Designation also enables City Council to review proposed alterations or demolitions to the property and enforce heritage property standards and maintenance.

There are no financial implications resulting from the adoption of this report.

The Toronto Preservation Board recommends to the Planning and Housing Committee that:

1. City Council state its intention to designate the property at 4888 Dundas Street West under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance; 4888 Dundas Street West (Reasons for Designation) attached as Attachment 3, to the report, April 6, 2023, from the Senior Manager, Heritage Planning, Urban Design, City Planning.

2. If there are no objections to the designation, City Council authorize the City Solicitor to introduce the Bill in Council designating the property under Part IV, Section 29 of the Ontario Heritage Act.

At its meeting on April 24, 2023, the Toronto Preservation Board considered Item PB5.1 and made recommendations to City Council.

Summary from the report (April 6, 2023) from the Senior Manager, Heritage Planning, Urban Design, City Planning:

This report recommends that City Council state its intention to designate the property at 4888 Dundas Street West under Part IV, Section 29 of the Ontario Heritage Act for its cultural heritage value.

Located in the village of Islington area of Etobicoke on the north side of Dundas Street West, midblock between Burnhamthorpe Road and Burnhamthorpe Crescent, the property located at 4888 Dundas Street West, Alexander MacPherson House/Village of Islington Post Office (1887-1906) and Telephone Exchange (1912-1925), contains a brick Italianate house dating from 1879. The house helps to recall the historic development and location of the village of Islington.

The property was listed on the City's Heritage Register in 2006.

Staff have completed the Research and Evaluation Report for the property at 4888 Dundas Street West and determined that the property meets Ontario Regulation 9/06, the criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act under design/physical value, historical/associative value, and contextual value. As such, the property is a significant built heritage resource.

On April 28, 2022, the City received an Official Plan Amendment and Zoning By-law Amendment application related to the proposed redevelopment of the subject property. The proposal is for a 12-storey building to be developed around the existing house on the north and west sides.

A Heritage Impact Assessment completed by GBCA Architects and dated April 26, 2022 was submitted to support the application. An Heritage Impact Assessment is required for all development applications that affect listed and designated properties and will be considered when determining how a heritage property is to be conserved.

In June 2019, the More Homes, More Choice Act, 2019 (Bill 108) received Royal Assent. Schedule 11 of this Act included amendments to the Ontario Heritage Act.

The Bill 108 Amendments to the Ontario Heritage Act came into force on July 1, 2021, which included a shift in Part IV designations related to Planning Act applications that would trigger a Prescribed Event. Section 29(1.2) of the Ontario Heritage Act now restricts City Council's ability to give notice of its intention to designate a property under the Act to within 90 days after the City Clerk gives notice of a complete application.

A "Prescribed Event" is a point of time when the application for an Official Plan Amendment, Zoning By-law Amendment and/or Draft Plan of Subdivision Application has been deemed complete and the City Clerk provides notice of that complete application to the public in accordance with the Planning Act. 

The City Clerk issued a complete application notice on June 10, 2022. The property owner has provided a waiver to extend the 90-day timeline established under Bill 108 until one month before the final recommendation report for the Official Plan Amendment and Zoning Bylaw Amendment applications for the subject property is to be considered by the Etobicoke York Community Council. Therefore Council must make a decision at the meeting preceding its decisions on the proposed Official Plan and Zoning Bylaw amendments to provide sufficient time for the City Clerk to issue a notice of intention to designate before the waiver expires. 

On November 28, 2022, the More Homes Built Faster Act, 2022 (Bill 23) received Royal Assent. Schedule 6 of the More Homes Built Faster Act which amended the Ontario Heritage Act came into effect on January 1, 2023. 

As of January 1, 2023, should a property be subject to an Official Plan Amendment, Zoning By-law Amendment and/or Draft Plan of Subdivision Application that would trigger a Prescribed Event, the property must be listed in the Heritage Register prior to the Prescribed Event occurring to designate a property. This requirement does not apply to a Prescribed Event that has occurred prior to January 1, 2023.

The application currently under review was deemed complete prior to Bill 23 changes to the Ontario Heritage Act coming into force, however, the Part IV designation must be in compliance with the Province's amended O. Reg. 9/06 under the Ontario Heritage Act, which is in effect as of January 1, 2023. The revised regulation establishes nine provincial criteria for determining whether a property is of cultural heritage value or interest.

A property may be designated under Part IV, Section 29 of the Ontario Heritage Act, if it meets two or more of the nine criteria. The property meets four criteria relating to design/physical, historical/associative, and contextual values.

Designation also enables City Council to review proposed alterations or demolitions to the property and enforce heritage property standards and maintenance.

The Chief Planner and Executive Director, City Planning recommends that:

1. City Council state its intention to designate the property at 789-793 Don Mills Road (including the active entrance at 793 Don Mills Road) under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance; 789-793 Don Mills Road (Reasons for Designation) attached as Attachment 3, to the report, April 11, 2023, from the Chief Planner and Executive Director, City Planning.

2. If there are no objections to the designation, City Council authorize the City Solicitor to introduce the Bill in Council designating the property under Part IV, Section 29 of the Ontario Heritage Act.

This report recommends that City Council state its intention to designate the property at 789-793 Don Mills Road (including entrance address at 793 Don Mills Road) under Part IV, Section 29 of the Ontario Heritage Act for its cultural heritage value.

The Independent Order of Foresters, a historic fraternal organization which was established in Canada in the 1870s to provide insurance to working class families, constructed its corporate headquarters building, known as Foresters House, at 789-793 Don Mills Road in 1965-1967 on the east side of Don Mills Road just south of Eglinton Avenue East. Foresters House was part of Olympia Square complex, developed by Olympia and York, and has been a landmark in Don Mills for more than 55 years.  

The Foresters House, a 22-storey office tower complex, is a representative example of a skyscraper typology constructed in the Late Modern style connecting to a low rise two-storey pavilion building (one-storey is visible from the street). It originally contained restaurants and shops, along with a separate parking structure to the rear (east) of the tower. The office tower complex was designed by Kaljo Voore, an Estonian Canadian architect, of Bregman and Hamman with Craig, Zeidler and Strong. The office tower is accessed from a raised plaza with a double-storey, fully-glazed ground floor along with a sunken, out-door garden with a sloping lawn. These are features of Late Modernism and adhere to the Flemingdon Park planning principles, which were developed by Macklin Hancock, and include landscaped setbacks. The same features were also core principles in the Don Mills planned community to the north. 

Staff have determined that the property meets two or more of the nine criteria under Ontario Regulation 9/06, - the criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act relating to design and physical, historical and associative, and contextual values.

The subject property was recommended for inclusion on the Heritage Register in the Don Mills Crossing Final Report, Cultural Heritage Resource Assessment adopted by City Council on April 17, 2019.

The Toronto Preservation Board adopted item PB12.3, Inclusion on the City of Toronto's Heritage Register – Don Mills Crossing, on December 2, 2019. At its meeting of January 29, 2020, the City Council adopted a supplementary report that deferred consideration of seven properties including the subject property at 789-793 Don Mills Road for inclusion on the City's Heritage Register, which provided City staff more time to communicate with the property owners.

City staff had two productive meetings with the Overland LLP, on behalf of Foresters - the property owner, to discuss and review the draft Statement of Significance for listing the property at 789-793 Don mills Road in November 2019 and February 2020 just prior to the onset of the COVID pandemic. City staff delayed a report on listing pending the outcome on the Ontario Land Tribunal (OLT) appeal of Official Plan Amendment 404 (OPA 404) since the subject property is located in the Core Character Area within the Don Mills Crossing Secondary Plan (Official Plan Amendment 404) boundary, and identified as a heritage potential property on Map 40-9 Views and Vistas. Official Plan Amendment 404 states that the view to the Foresters Headquarters at 789 Don Mills Road will be enhanced by providing views from the south-east corner of St. Dennis Drive and Don Mills Road to the westernmost 20-foot bay system of windows on the southern tower façade of the Foresters Headquarters above the tenth storey of the building as well as views to the upper floors of the Foresters Headquarters from Eglinton Avenue East near the CP Rail Corridor bridge. Official Plan Amendment 404 came into effect on December 4, 2020.

The property was sold in March 2022.¹ The new owner submitted an Official Plan Amendment, Zoning By-law Amendment and Site Plan Approval application for the subject site on July 29, 2022. The application proposes a three phase redevelopment with four new towers and demolition of the existing two-storey building[2] (north of the Foresters tower) to create a Privately-Owned Publicly Accessible Open Space (POPS). On February 21, 2023, the applicant appealed the application to the Ontario Land Tribunal due to City Council not making a decision within the 120-day time frame in the Planning Act.

A Heritage Impact Assessment (HIA) is required for all development applications that affect listed and designated properties and is considered when determining the conservation of a heritage property. An Heritage Impact Assessment was submitted as part of the Official Plan Amendment, Zoning By-law Amendment and Site Plan Approval application on July 29, 2022.

The City Clerk issued a complete application notice on October 14, 2022. On November 7, 2022 the property owner provided a waiver to extend the 90-day timeline established under Bill 108 until June 14, 2023. Council must make a decision at its May 10, 2023 meeting to provide sufficient time for City Clerk to issue a notice of intention to designate before the waiver expires.

In June 2019, the More Homes, More Choice Act, 2019 (Bill 108) received Royal Assent. Schedule 11 of this Act included amendments to the Ontario Heritage Act (the Act). The Bill 108 Amendments to the Ontario Heritage Act came into force on July 1, 2021, which included a shift in Part IV designations related to Planning Act applications that would trigger a Prescribed Event. Section 29(1.2) of the Ontario Heritage Act now restricts City Council's ability to give notice of its intention to designate a property under the Act to within 90 days after the City Clerk gives notice of a complete application.

A "Prescribed Event" is a point of time when the application for an Official Plan Amendment, Zoning By-law Amendment and/or Draft Plan of Subdivision Application has been deemed complete and the City Clerk provides notice of that complete application to the public in accordance with the Planning Act. 

On November 28, 2022, the More Homes Built Faster Act, 2022 (Bill 23) received Royal Assent. Schedule 6 of the More Homes Built Faster Act which amended the Ontario Heritage Act came into effect on January 1, 2023.

The Prescribed Event took place prior to Bill 23 changes to the Ontario Heritage Act coming into force, however, the Part IV designation must be in compliance with the Province's amended O. Reg. 9/06 under the Ontario Heritage Act, which is in effect as of January 1, 2023. The revised regulation establishes nine provincial criteria for determining whether a property is of cultural heritage value or interest.

A property may be designated under Part IV, Section 29 of the Ontario Heritage Act, if it meets two or more of the nine criteria. The subject property meets six criteria relating to design/physical, historical/associative, and contextual values.

Designation also enables City Council to review proposed alterations or demolitions to the property and enforce heritage property standards and maintenance.

1 The Independent Order of Foresters sale and leaseback of 789-793 Don Mills Road, Toronto, Ontario | Client Work | Fasken

2 One storey is visible from the street (Figure 26)

There are no financial implications resulting from the adoption of this report.

The Toronto Preservation Board recommends to the Planning and Housing Committee that:

1. City Council state its intention to designate the property at 789-793 Don Mills Road (including the active entrance at 793 Don Mills Road) under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance; 789-793 Don Mills Road (Reasons for Designation) attached as Attachment 3, to the report, April 6, 2023, from the Senior Manager, Heritage Planning, Urban Design, City Planning:

2. If there are no objections to the designation, City Council authorize the City Solicitor to introduce the Bill in Council designating the property under Part IV, Section 29 of the Ontario Heritage Act.

At its meeting on April 24, 2023, the Toronto Preservation Board considered Item PB5.4 and made recommendations to City Council.

Summary from the report (April 6, 2023) from the Senior Manager, Heritage Planning, Urban Design, City Planning:

This report recommends that City Council state its intention to designate the property at 789-793 Don Mills Road (including entrance address at 793 Don Mills Road) under Part IV, Section 29 of the Ontario Heritage Act for its cultural heritage value.

The Independent Order of Foresters, a historic fraternal organization which was established in Canada in the 1870s to provide insurance to working class families, constructed its corporate headquarters building, known as Foresters House, at 789-793 Don Mills Road in 1965-1967 on the east side of Don Mills Road just south of Eglinton Avenue East. Foresters House was part of Olympia Square complex, developed by Olympia and York, and has been a landmark in Don Mills for more than 55 years.  

The Foresters House, a 22-storey office tower complex, is a representative example of a skyscraper typology constructed in the Late Modern style connecting to a low rise two-storey pavilion building (one storey is visible from the street). It originally contained restaurants and shops, along with a separate parking structure to the rear (east) of the tower. The office tower complex was designed by Kaljo Voore, an Estonian Canadian architect, of Bregman and Hamman with Craig, Zeidler & Strong. The office tower is accessed from a raised plaza, with a double-storey, fully-glazed ground floor along with a sunken, out-door garden with a sloping lawn. These are features of Late Modernism and adhere to the Flemingdon Park planning principles, which were developed by Macklin Hancock, and include landscaped setbacks. The same features were also core principles in the Don Mills planned community to the north. 

Staff have determined that the property meets two or more of the nine criteria under Ontario Regulation 9/06, - the criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act relating to design and physical, historical and associative, and contextual values.

The subject property was recommended for inclusion on the Heritage Register in the Don Mills Crossing Final Report, Cultural Heritage Resource Assessment adopted by City Council on April 17, 2019.

The Toronto Preservation Board adopted item PB12.3, Inclusion on the City of Toronto's Heritage Register – Don Mills Crossing, on December 2, 2019. At its meeting of January 29, 2020, the City Council adopted a supplementary report that deferred consideration of seven properties including the subject property at 789-793 Don Mills Road for inclusion on the City's Heritage Register, which provided City staff more time to communicate with the property owners.

City staff had two productive meetings with the Overland LLP, on behalf of Foresters - the property owner, to discuss and review the draft Statement of Significance for listing the property at 789-793 Don mills Road in November 2019 and February 2020 just prior to the onset of the COVID pandemic. City staff delayed a report on listing pending the outcome on the Ontario Land Tribunal (OLT) appeal of Official Plan Amendment 404 (OPA 404) since the subject property is located in the Core Character Area within the Don Mills Crossing Secondary Plan (OPA 404) boundary, and identified as a heritage potential property on Map 40-9 Views and Vistas. OPA 404 states that the view to the Foresters Headquarters at 789 Don Mills Road will be enhanced by providing views from the south-east corner of St. Dennis Drive and Don Mills Road to the westernmost 20-foot bay system of windows on the southern tower façade of the Foresters Headquarters above the tenth storey of the building as well as views to the upper floors of the Foresters Headquarters from Eglinton Avenue East near the CP Rail Corridor bridge. OPA 404 came into effect on December 4, 2020.

The property was sold in March 2022.[1] The new owner submitted an Official Plan Amendment, Zoning By-law Amendment and Site Plan Approval application for the subject site on July 29, 2022. The application proposes a three phase redevelopment with four new towers and demolition of the existing two-storey building[2] (north of the Foresters tower) to create a Privately-Owned Publicly Accessible Open Space (POPS). On February 21, 2023, the applicant appealed the application to the Ontario Land Tribunal due to City Council not making a decision within the 120-day time frame in the Planning Act.

A Heritage Impact Assessment (HIA) is required for all development applications that affect listed and designated properties and is considered when determining the conservation of a heritage property. An HIA was submitted as part of the Official Plan Amendment, Zoning By-law Amendment and Site Plan Approval application on July 29, 2022.

The City Clerk issued a complete application notice on October 14, 2022. On November 7, 2022 the property owner provided a waiver to extend the 90-day timeline established under Bill 108 until June 14, 2023. Council must make a decision at its May 10, 2023 meeting to provide sufficient time for City Clerk to issue a notice of intention to designate before the waiver expires.

In June 2019, the More Homes, More Choice Act, 2019 (Bill 108) received Royal Assent. Schedule 11 of this Act included amendments to the Ontario Heritage Act (the Act). The Bill 108 Amendments to the Ontario Heritage Act came into force on July 1, 2021, which included a shift in Part IV designations related to Planning Act applications that would trigger a Prescribed Event. Section 29(1.2) of the Ontario Heritage Act now restricts City Council's ability to give notice of its intention to designate a property under the Act to within 90 days after the City Clerk gives notice of a complete application.

A "Prescribed Event" is a point of time when the application for an Official Plan Amendment, Zoning By-law Amendment and/or Draft Plan of Subdivision Application has been deemed complete and the City Clerk provides notice of that complete application to the public in accordance with the Planning Act. 

On November 28, 2022, the More Homes Built Faster Act, 2022 (Bill 23) received Royal Assent. Schedule 6 of the More Homes Built Faster Act which amended the Ontario Heritage Act came into effect on January 1, 2023.

The Prescribed Event took place prior to Bill 23 changes to the Ontario Heritage Act coming into force, however, the Part IV designation must be in compliance with the Province's amended O. Reg. 9/06 under the Ontario Heritage Act, which is in effect as of January 1, 2023. The revised regulation establishes nine provincial criteria for determining whether a property is of cultural heritage value or interest.

A property may be designated under Part IV, Section 29 of the Ontario Heritage Act, if it meets two or more of the nine criteria. The subject property meets six criteria relating to design/physical, historical/associative, and contextual values.

Designation also enables City Council to review proposed alterations or demolitions to the property and enforce heritage property standards and maintenance.

The Chief Planner and Executive Director, City Planning recommends that:

1. City Council state its intention to designate the property at 1313 Queen Street West under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance; 1313 Queen Street West (Reasons for Designation) attached as Attachment 3, to the report, April 12, 2023, from the Chief Planner and Executive Director, City Planning.

2. If there are no objections to the designation, City Council authorize the City Solicitor to introduce the Bill in Council designating the property under Part IV, Section 29 of the Ontario Heritage Act.

This report recommends that City Council state its intention to designate the property at 1313 Queen Street West under Part IV, Section 29 of the Ontario Heritage Act for its cultural heritage value.

The property at 1313 Queen Street West is prominently situated on the southwest corner of Queen Street West and Cowan Avenue, where it is part of an important cluster of civic buildings in the Parkdale neighbourhood. The building was constructed as the former Police Station No. 6 in 1931-32 to the designs of the City Architect's Office led by City Architect J.J. Woolnough, Deputy City Architect K.S. Gillies and designer S.T.J. Fryer, and has a high degree of artistic merit, reflecting architectural detailing and principles from both the Art Deco and Art Moderne styles. It was decommissioned as a police station in 1965, but thereafter continued to fulfill an integral role in the Parkdale community as the site of emergency and low-income housing, and more recently as the Parkdale Arts and Cultural Centre. For all of these reasons, the property is a landmark within the Parkdale neighbourhood.

The property was listed on the City of Toronto's Heritage Register in 1983 and was identified in the Parkdale Main Street Heritage Conservation District (HCD) Plan (currently under appeal) as a contributing property and a landmark building.

Staff have completed the Research and Evaluation Report for the property at 1313 Queen Street West and determined that the property meets Ontario Regulation 9/06, the criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act under design and physical, historical and associative, and contextual values. As such, the property is a significant built heritage resource.

The property is one of several properties comprising the City-led Parkdale Hub project, a strategic city-building initiative that aims to revitalize and expand upon an existing cluster of City-owned facilities and community services located at Queen Street West and Cowan Avenue, including the Parkdale Library and the Masaryk-Cowan Community Recreation Centre. Heritage staff have been working closely with Parkdale Hub project team and in Q2 2023 the Parkdale Hub will be presented to City Council for inclusion in the Housing Now Initiative, supporting the proposed rental housing development that will form part of the project.

In December 2022, CreateTO prepared a Zoning By-law Amendment submission, as the City's agent, to facilitate the Parkdale Hub. The submission relates to the proposed redevelopment of the subject property, which is proposed to be the location of the future Toronto Public Library Parkdale branch. The Parkdale Hub proposal would retain a substantial portion of the Part IV designated property at 220 Cowan Avenue for the proposed renovation of the existing Masaryk-Cowan Community Recreation Centre, as well as a substantial portion of the subject property at 1313 Queen Street West (former Police Station Number 6) in situ. The proposed design would require the removal and/or relocation of the metal gate on the west side of the property, demolition of some exterior walls that do not face the public realm, and modifications to entrances to provide for universal accessibility for these publicly-owned buildings.

A Heritage Impact Assessment (HIA) is required for all development applications that affect listed and designated properties and will be considered when determining how a heritage property is to be conserved. A Cultural Heritage Evaluation Report (CHER) and Heritage Impact Assessment completed by ERA Architects Inc. and dated December 15, 2022 were included with the submission.

On November 28, 2022, the More Homes Built Faster Act, 2022 (Bill 23) received Royal Assent. Schedule 6 of the More Homes Built Faster Act which amended the Ontario Heritage Act came into effect on January 1, 2023.  A property may be designated under Part IV, Section 29 of the Ontario Heritage Act, if it meets two or more of the nine criteria. Designation also enables City Council to review proposed alterations or demolitions to the property and enforce heritage property standards and maintenance.

There are no financial implications resulting from the adoption of this report.

The Toronto Preservation Board recommends to the Planning and Housing Committee that:

1. City Council state its intention to designate the property at 1313 Queen Street West under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance; 1313 Queen Street West (Reasons for Designation) attached as Attachment 3, to the report, April 6, 2023, from the Senior Manager, Heritage Planning, Urban Design, City Planning.

2. If there are no objections to the designation, City Council authorize the City Solicitor to introduce the Bill in Council designating the property under Part IV, Section 29 of the Ontario Heritage Act.

At its meeting on April 24, 2023, the Toronto Preservation Board considered Item PB5.2 and made recommendations to City Council.

Summary from the report (April 6, 2023) from the Senior Manager, Heritage Planning, Urban Design, City Planning:

This report recommends that City Council state its intention to designate the property at 1313 Queen Street West under Part IV, Section 29 of the Ontario Heritage Act for its cultural heritage value.

The property at 1313 Queen Street West is prominently situated on the southwest corner of Queen Street West and Cowan Avenue, where it is part of an important cluster of civic buildings in the Parkdale neighbourhood. The building was constructed as the former Police Station Number 6 in 1931-32 to the designs of the City Architect's Office led by City Architect J.J. Woolnough, Deputy City Architect K.S. Gillies and designer S.T.J. Fryer, and has a high degree of artistic merit, reflecting architectural detailing and principles from both the Art Deco and Art Moderne styles. It was decommissioned as a police station in 1965, but thereafter continued to fulfill an integral role in the Parkdale community as the site of emergency and low-income housing, and more recently as the Parkdale Arts and Cultural Centre. For all of these reasons, the property is a landmark within the Parkdale neighbourhood.

The property was listed on the City of Toronto's Heritage Register in 1983 and was identified in the Parkdale Main Street Heritage Conservation District Plan (currently under appeal) as a contributing property and a landmark building.

Staff have completed the Research and Evaluation Report for the property at 1313 Queen Street West and determined that the property meets Ontario Regulation 9/06, the criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act under design and physical, historical and associative, and contextual values. As such, the property is a significant built heritage resource.

The property is one of several properties comprising the City-led Parkdale Hub project, a strategic city-building initiative that aims to revitalize and expand upon an existing cluster of City-owned facilities and community services located at Queen Street West and Cowan Avenue, including the Parkdale Library and the Masaryk-Cowan Community Recreation Centre. Heritage staff have been working closely with Parkdale Hub project team and in Q2 2023 the Parkdale Hub will be presented to City Council for inclusion in the Housing Now Initiative, supporting the proposed rental housing development that will form part of the project.

In December 2022, CreateTO prepared a Zoning By-law Amendment submission, as the City's agent, to facilitate the Parkdale Hub. The submission relates to the proposed redevelopment of the subject property, which is proposed to be the location of the future Toronto Public Library Parkdale branch. The Parkdale Hub proposal would retain a substantial portion of the Part IV designated property at 220 Cowan Avenue for the proposed renovation of the existing Masaryk-Cowan Community Recreation Centre, as well as a substantial portion of the subject property at 1313 Queen Street West (former Police Station Number 6) in situ. The proposed design would require the removal and/or relocation of the metal gate on the west side of the property, demolition of some exterior walls that do not face the public realm, and modifications to entrances to provide for universal accessibility for these publicly-owned buildings.

A Heritage Impact Assessment is required for all development applications that affect listed and designated properties and will be considered when determining how a heritage property is to be conserved. A Cultural Heritage Evaluation Report and Heritage Impact Assessment completed by ERA Architects Inc. and dated December 15, 2022 were included with the submission.

On November 28, 2022, the More Homes Built Faster Act, 2022 (Bill 23) received Royal Assent. Schedule 6 of the More Homes Built Faster Act which amended the Ontario Heritage Act came into effect on January 1, 2023.  A property may be designated under Part IV, Section 29 of the Ontario Heritage Act, if it meets two or more of the nine criteria. Designation also enables City Council to review proposed alterations or demolitions to the property and enforce heritage property standards and maintenance.

The Chief Planner and Executive Director, City Planning recommends that:

1. City Council amend the Official Plan substantially in accordance with the proposed Official Plan Amendment 649 appended as Attachment 1 to this report.

2. City Council amend Zoning By-law 569-2013, as amended, substantially in accordance with the draft Zoning By-law Amendment appended as Attachment 2 to this report.

3. City Council authorize the City Solicitor to make such stylistic and technical changes to the proposed Official Plan Amendment and Draft Zoning By-law Amendment as may be required.

4. City Council direct the Chief Planner and Executive Director, City Planning to monitor the implementation and effectiveness of Official Plan Amendment 649 and the Zoning By-law Amendment in facilitating multiplex development, and to report to the Planning and Housing Committee in Q1 2026 on monitoring outcomes and to recommend any necessary revisions to the official plan policy, zoning by-law, or other changes to improve implementation and facilitate multiplex construction.

5. City Council direct the General Manager, Parks, Forestry, and Recreation to refuse, at the General Manager's discretion, a permit to injure or destroy a tree protected under Municipal Code Chapters 608, 658, or 813, received in relation to a building permit application to construct or expand a multiplex building type, and to advise the applicant to meet with City Planning and Urban Forestry staff as appropriate to consider how the location, massing and design of the proposed building or expansion can be amended to protect the By-law protected tree in question.

6. City Council request the Chief Planner and Executive Director, City Planning, as part of the 2023 Development Application Fee Review, to review and consider amendments to planning application fee categories under the City of Toronto Municipal Code, Chapter 441, Fees and Charges, Appendix C, Schedule 13, to facilitate multiplex development.

Toronto is a dynamic, growing city which continues to attract newcomers, with at least 700,000 new Torontonians expected by 2051. Both current and future residents will need homes and to accommodate the diversity of household sizes and compositions across the city, Toronto needs a diverse range of housing options. In recent years, the city’s housing growth has largely been in mid- and high-rise apartment buildings concentrated in densely populated areas like the Downtown, Centres, and Avenues, while the supply of low-rise housing, such as multiplexes, has not kept up with demand. Toronto’s low-rise Neighbourhoods are changing, but much of this change has come through expanding and rebuilding single detached homes with some addition of secondary suites. Permissions for multiplex housing can allow Neighbourhoods to add more new low-rise housing at a scale similar to the existing context.

In Toronto, multiplexes are defined as a low-rise form of housing with two, three, or four units in a single building. This type of housing can support climate goals by reducing emissions through neighbourhoods that allow people to walk, bike, or take transit; allowing for less carbon-intensive construction; and helping to protect the regional greenspace system by better using urbanized land. It provides a housing option that can fit the needs of families, large households, and people who would prefer living in ground-related housing. It can also provide units for people to age in place in their neighbourhoods, to create housing for a family member, or to create additional units to help contribute to mortgage costs. With as-of right zoning permissions, this type of housing can be delivered relatively quickly as owners will only be required to obtain a building permit rather than official plan or zoning by-law approvals. Once enabled, it will remain the choice of the individual property owner whether to exercise these permissions.

To remove barriers and enable the creation of the supply of low-rise housing, this report proposes an Official Plan Amendment to permit duplexes, triplexes, and fourplexes in residential areas across the city and a Zoning By-law Amendment to implement these permissions as-of-right in all residential zones across Toronto. This initiative is one component of Toronto's 2023 Housing Action Plan, which seeks to increase the supply of housing within complete, inclusive, and sustainable communities with critical infrastructure to support growth. It is in keeping with the draft Official Plan vision to eliminate disparities, prioritize climate action, and to become the world’s most inclusive city.

Expanded multiplex permissions will enable new low-rise options for Torontonians in Neighbourhoods throughout the city, to suit the diverse needs and locational preferences of its growing population. New residents in our low-rise neighbourhoods can help stabilize declining populations, make better use of existing infrastructure, and support local retail establishments and services. While most multiplex units are anticipated to be delivered as market rental housing, they will provide ground-related alternatives to add to the range of Toronto’s low-rise, mid-rise and tower housing types.

The City Planning Division confirms that there are no financial implications resulting from the recommendations included in this report in the current budget year or in future years.

The Chief Financial Officer and Treasurer has reviewed this report and agrees with the financial implications.

The City Planning Division recommends that:

1. City Council direct the Chief Planner and Executive Director, City Planning to use the draft Downsview Secondary Plan, found in Attachment 1 to the report (April 13, 2023) from the Chief Planner and Executive Director, City Planning as the basis for further stakeholder and public consultation.

 2. City Council direct the Chief Planner and Executive Director, City Planning to use the draft Downsview Secondary Plan, found in Attachment 1 to the report (April 13, 2023) for the basis of further discussion and to guide further review of any development applications submitted within the draft Downsview Secondary Plan Area.

3. City Council direct the Executive Director, Social Development, Finance and Administration and the General Manager, Economic Development and Culture to use the draft Priorities of the Community Development Plan, found in Attachment 2 to the report (April 13, 2023) from the Chief Planner and Executive Director, City Planning as the basis for further development of the Community Development Plan and as a guide for the second phase of community engagement.

4. City Council requests the Executive Director, Social Development, Finance and Administration and the General Manager, Economic Development and Culture to bring forward a proposed Downsview Community Development Plan and associated resource requirements for City Council to recommend for the Mayor to consider in preparing the 2025 budget, guided by the Community Development Framework and results of community engagement.

This report brings forward the draft Downsview Secondary Plan, the draft Priorities for the Community Development Plan and provides updates on the Urban Design and Public Realm Guidelines and the Master Environment Servicing Plan all under development for Update Downsview.

The Update Downsview Study ("Study") was initiated by the City in September 2021 following Bombardier's announced departure from the Downsview Airport by 2023, and City Council's March 2021 approval of Site and Area Specific Policy ("SASP") 596. SASP 596 sets out conditions and requirements for the Secondary Plan review including a minimum amount of non-residential uses, the provision of affordable housing, and a number of other studies and analysis that must be undertaken through this Study.

Over 30 years and at full build-out, it is anticipated that the Secondary Plan Area will accommodate up to 110,000 new residents (60,000 units) and 47,000 workers, representing one of the largest city-building efforts in the history of Toronto. This is a transformative opportunity to stitch existing and new communities together, enabling the development of more resilient, equitable and connected communities. The Plan is centred on two goals – climate resilience and environmental sustainability, and achieving equitable outcomes for Indigenous, Black and other equity-deserving communities.

The Study involves three integrated streams of work:

• an update to the land use planning framework that includes a revised Secondary Plan, Urban Design Guidelines, and a Master Environmental Servicing Plan;
• the establishment of a Community Development Plan, including a local economic opportunities plan; and
• comprehensive engagement.

This report concludes the second phase of the Study. The recommendations advance the Study to its third phase, including further stakeholder and public consultation, and final planning recommendations in early 2024.

There are no financial implications resulting from the recommendations included in this report in the current budget year. It is anticipated that the Study will have future financial impacts, which will be outlined in a subsequent report.

The Chief Financial Officer and Treasurer has reviewed this report and agrees with the financial implications.

City Council authorized the commencement of the city's Municipal Comprehensive Review (MCR), known as "Our Plan Toronto", on August 4, 2020. As part of the MCR, the City Planning Division received approximately 150 requests to convert lands designated Core Employment Areas or General Employment Areas in the Official Plan for non-employment uses, some of which were City-initiated. City Planning and Economic Development and Culture staff continue to review these requests to convert Employment Areas.

The first group of 30+ conversion requests recommendations were adopted by City Council in July 2022, and is currently with the Minister of Municipal Affairs and Housing for approval, as the approval authority for conversion requests. On September 12, 2022, the City received confirmation from the Minister of Municipal Affairs and Housing that he suspended the 120-day time period to make a decision on the Council-adopted 30+ conversion requests. To date, the City has not received a Ministerial decision.

This report provides an update on the approximately 117 remaining conversion requests, which are mapped and listed in Attachment 1 to this report. It also provides an update on staff's review of Site and Area-Specific Policies on Employment Areas that currently permit residential uses. The report includes information on recent engagement and consultation, next steps and timing for the final report including an Official Plan Amendment.

There are no financial implications resulting from the recommendations included in the report in the current budget year or in future years.

The Chief Planner and Executive Director, City Planning recommends that:

1. City Council direct that development will be in accordance with the performance standards of the Toronto Green Standard applicable at the time of a complete site plan application.

2. City Council adopt the revised performance measures as shown in Attachment 1 for Toronto Green Standard Version 4 (2022) Low-Rise Residential; Mid- to High-Rise Residential and All Non-Residential and City Agency, Corporation and Division-Owned Facilities to be applied to new development applications deemed complete as of the date of this City Council decision.

3. City Council direct the Chief Planner and Executive Director, City Planning in consultation with the Executive Director, Environment and Climate, the Chief Building Official and Executive Director, Toronto Building, and the City Solicitor, to report to the Planning and Housing Committee in Q2 2024 on the feasibility of requiring mandatory embodied emissions caps for new development as part of the update of the Toronto Green Standard to Version 5.

4. City Council direct the Chief Planner and Executive Director, City Planning, in consultation with the Executive Director, Environment and Climate, Executive Director, Corporate Real Estate Management, Chief Building Official and Executive Director, Toronto Building, and other relevant Divisions, to report to the Planning and Housing Committee in Q2 2024 on the results of further analysis on embodied emissions including approaches to effectively manage embodied carbon in City-owned infrastructure, impacts of demolition, and ways to incentivize adaptive reuse of building structures.

This report presents a revision to the Toronto Green Standard Version 4 (TGS v4) 2022 embodied emissions performance measures and information on the Toronto Green Standard Communication Strategy. The proposed revision is in response to a July 2021 Council request to provide an update on the outcome of the 2022 study work on embodied emissions and opportunities to improve the uptake of higher levels of performance through the Toronto Green Standard. The revision to the Toronto Green Standard would further advance net zero emissions in new development through the incorporation of embodied emissions caps and is a critical component of the City's efforts to achieve zero emissions buildings by 2030 as set out in TransformTO.

Since 2010, the Tier 1 of the Toronto Green Standard has been required for development applications. The objective is to influence and support change to achieve more sustainable development in the City. Based on tiers of increasingly sustainable performance, the Toronto Green Standard provides a clear pathway to achieve the City's climate change objectives and expectations for future updates. Builders who are market leaders in sustainability are eligible for an incentive under the City's Toronto Green Standard Development Charge Refund Program if constructing at higher tiers.

Embodied carbon has become an area of focus in mitigating climate change. Studies indicate that embodied emissions in construction materials can account for up to 80% of a large buildings' total emissions from extraction to decommissioning. Toronto's Green Standard Version 4 included requirements for the Tier 2 and Tier 3 levels to track and report upfront embodied carbon in construction, but did not set performance targets or 'caps' pending the results of two Toronto area studies. This report describes the study findings and recommendations for changes to the Toronto Green Standard to address this important issue and future work being undertaken. In addition, this report clarifies that the performance standards of the Toronto Green Standard applicable at the time of a complete site plan application will apply. Where a development proposal consists of more than one building this will provide clarity that the applicable standard will apply upon receipt of each complete site plan application.

The Toronto Green Standard performs an important role as a market transformation tool to progressively push development beyond the minimum standards of the Ontario Building Code towards Toronto's zero-emissions targets. Despite its success and recognition as a leader in its applicability, the TGS is not well known by the public and investment in the higher, voluntary performance measures are not perceived as a marketable premium by developers. In 2022, City Planning hired a consultant to develop a Toronto Green Standard Communications Strategy to improve the uptake and desirability of achieving adoption of Tier 2 and Tier 3 standards in new developments. The work included consultation with designers, developers and industry associations on their understanding and experience with the Standard. The TGS Communications Strategy sets out a plan for new graphics, focused content messaging, redesigned case studies and social media marketing to be advanced this spring.

The City Planning Division confirms that there are no financial implications resulting from the recommendations included in the report in the current budget year or in future years.

Councillor Jamaal Myers recommends:

1. The Planning and Housing Committee request the Chief Planner and Executive Director, City Planning in consultation with the Chief People Officer, People and Equity and representatives from Local 79, to examine the feasibility of creating secondment opportunities within City Planning for planning professionals from the private and not-for-profit sectors to further career development, capacity building and expertise in the public sector and to help advance the realization of city priorities, including affordable housing, and report back to Planning and Housing Committee by October 26, 2023.

The City of Toronto and the City Planning Division are committed to building a city where residents can thrive in safe, affordable and dynamic neighbourhoods. Achieving Toronto’s city building initiatives such as our ambitious HousingTO 2020-2030 Action Plan requires strong communication, co-operation and understanding between private, not-for-profit and public sector planning professionals and experts.

Creating secondment opportunities for professionals from the private and not-for-profit sectors to the public service:

• Provides seconded employees with career development, education and knowledge building opportunities;
• Provides public sector employees with pathways to gain greater understanding of sectoral best practices; and
• Enhances mutual understanding of the drivers of the public and planning policy processes.

Consistent with PH35.23 Agenda Item History - 2022.PH35.23 (toronto.ca), secondment opportunities from the private and not-for-profit sectors, support the City Planning Division’s efforts to build a positive workplace culture of engagement, team purpose and professional development.

Councillor Brad Bradford recommends that the Planning and Housing Committee:

1. Forward the item to City Council without recommendation; and

2. Request the Chief Planner and Executive Director, City Planning, in consultation with the City Solicitor, to report directly to the May 10, 11, 12, 2023 City Council meeting on a response to the Ontario Regulatory Registry posting on Future Regulations to Create A Balanced Framework Around Municipal Rental Replacement By-Laws.

The Province released Ontario Regulatory Registry proposal 23-MMAH005: Seeking Feedback Future Regulations to Create A Balanced Framework Around Municipal Rental Replacement By-Laws on April 6. The proposal includes potential directions for draft regulation(s) on municipal rental replacement by-laws. Under the City of Toronto Act, 2006 and the Municipal Act, municipalities may enact by-laws to prohibit and regulate the demolition or conversion of multi-unit residential rental properties of six or more units. The Regulations could have the impact of limiting City Council’s ability to secure replacement rental housing and assistance for impacted tenants. The Ontario Regulation Registry requires that any comments be submitted by May 21. In order to ensure that City Council has the opportunity to review and provide recommendations to the Province, this matter must be considered at the next Council meeting.

Councillor Fletcher recommends that:

1. The Planning and Housing Committee request the Chief Planner and Executive Director, City Planning and the Executive Director, Housing Secretariat, in consultation with Houselink/ Mainstay Community Housing and the local Councillor, to review and report on all options to realize the redevelopment of 1117 Danforth as affordable supportive housing, including opportunities as part of the ongoing redevelopment of 1095-1111 Danforth Avenue.

I am writing today to request support to explore a potential redevelopment of 1117 Danforth as part of a proposed redevelopment of 1095-1111 Danforth. 1117 is owned and operated by Houselink/Mainstay (HLMS) and 1095-1111 Danforth is a development proposal by CORE Developments.

HLMS currently operates 27 units of supportive housing in a four storey apartment building at 1117 Danforth. The building is aging and there are no accessible units or an elevator.  A few years ago there was a request by HLMS to rebuild a 6 story building.

CORE developments has a number of other development applications on the go in Ward 14 and has indicated that their contribution towards affordable housing from all sites would be directed towards units at their Danforth location. 

This opportunity could create efficiencies and materially reduce costs and add new housing in a long awaited refurbished HLMS building. Working with HLMS and City Planning and Housing Secretariat it may be possible to realize the long held dream of refurbished supportive housing on the Danforth.

Councillor Paula Fletcher recommends:

1.  The Planning and Housing Committee request the Chief Planner to report to the June 1st meeting of Planning and Housing with details on the percentage of affordable housing currently proposed at each Transit Oriented Community, and the number of affordable units that would be created if each proposal had 20% affordable units or the Housing Now standard of 30% affordable units.

Transit Oriented Communities (TOCs) are being mandated by the province and their private partners at a number of stations on the new transit lines. As well and as part of the Growth Plan conformity exercise required by the province the city has identified Major Transit Station Areas (MTSAs) around existing transit stops. 

Because TOCs are located at high level transit stops (subways) higher density is being considered resulting in development applications being submitted for a lot of extra density. An example, is the Infrastructure Ontario/Choice Properties request for 30 and 40 story buildings at the Gerrard and Carlaw TOC on the Ontario Line. Sadly, there is no affordable housing being proposed at this site despite the significant density bonus being requested.

Similarly, at the transit rich East Harbour site only an insignificant 5% of units are being proposed to be affordable despite a Provincial MZO awarded to Cadillac Fairview who have proposed a total of 4300 units of residential.

It would be helpful for the Planning and Housing Committee to be informed of how many affordable units are being proposed in the development applications which have been submitted in all TOC and MTSA areas.

Councillor Malik recommends that:

1. City Council reaffirm the City's interest in the protection and preservation of the OntarioScience Centre at 770 Don Mills Road, Toronto.

2. City Council direct the Senior Manager, Heritage Planning to report on the evaluation ofthe Ontario Science Centre at 770 Don Mills Road under Ontario Regulation 9/06, thecriteria prescribed for municipal designation under Part IV, Section 29 of the OntarioHeritage Act, to the September 12, 2023 meeting of the Toronto Preservation Board andthe October 11 and 12, 2023 meeting of City Council.

The Ontario Science Centre is an important architectural gem in the City of Toronto. It was built in the Brutalist style by award-winning Toronto architect Raymond Moriyama intentionally mirroring hills, dales and tiers of the Don Valley.

It appears that the future of this important building is in question. There are good reasons that it should be maintained and preserved as a celebrated part of Toronto’s architectural heritage.