Agenda

This meeting of the Planning and Housing Committee will be conducted with members participating in person and remotely.

Members of Council, City Officials, and members of the public who register to speak will be provided with the video conference details closer to the meeting date.

To provide comments or make a presentation to the Planning and Housing Committee:

The public may submit written comments or register to speak to the Committee on any item on the agenda. The public may speak to the Committee in person or by video conference.

Written comments may be submitted by writing to phc@toronto.ca.

To speak to the Committee, please register by email to phc@toronto.ca or by phone at 416-397-4579. Members of the public who register to speak will be provided with instructions on how to participate in the meeting.

Special Assistance for Members of the Public: City staff can arrange for special assistance with some advance notice. If you need special assistance, please call 416-397-4579, TTY 416-338-0889 or e-mail phc@toronto.ca.

Closed Meeting Requirements: If the Planning and Housing Committee wants to meet in closed session (privately), a member of the Committee must make a motion to do so and give the reason why the Committee has to meet privately (City of Toronto Act, 2006).

Notice to People Writing or Making Presentations to the Planning and Housing Committee: The City of Toronto Act, 2006 and the City of Toronto Municipal Code authorize the City of Toronto to collect any personal information in your communication or presentation to City Council or its Committees and Boards. The City collects this information to enable it to make informed decisions on the relevant issue(s). If you are submitting letters, faxes, e-mails, presentations or other communications to the City, you should be aware that your name and the fact that you communicated with the City will become part of the public record and will appear on the City’s website. The City will also make your communication and any personal information in it - such as your postal address, telephone number or e-mail address - available to the public, unless you expressly request the City to remove it.

Many Committee, Board, and Advisory Body meetings are broadcast live over the internet for the public to view. If you speak at the meeting you will appear in the video broadcast. Video broadcasts are archived and continue to be publicly available.

If you want to learn more about why and how the City collects your information, write to the City Clerk's Office, City Hall, 100 Queen Street West, Toronto ON M5H 2N2 or call 416-397-4579.

 
toronto.ca/council

This agenda and any supplementary materials submitted to the City Clerk can be found online at www.toronto.ca/council. Visit the website for access to all agendas, reports, decisions and minutes of City Council and its Committees and Boards.

Declarations of Interest under the Municipal Conflict of Interest Act

Confirmation of Minutes - July 5, 2023

Speakers/Presentations: The speakers list will be posted online at 8:30 a.m. on September 28, 2023

Communications/Reports

The Executive Director, Housing Secretariat recommends that:  

Improving Access to Rent-Geared-to-Income and Affordable Rental Homes

1. City Council direct the Executive Director, Housing Secretariat to establish eligibility rules for a household to occupy an Affordable Rental Housing unit, including that the income of the household, determined in the manner specified in the rules, meet a specified income threshold and not exceed a specified maximum income, which may vary by unit types and sizes; and to review and adjust such rules annually as needed.

2. City Council direct the Executive Director, Housing Secretariat to establish eligibility rules requiring that, in order for a household to be eligible to occupy an Affordable Rental Housing unit or to acquire an interest in housing under the Affordable Home Ownership program, the value of the assets of the household, subject to specified asset exemptions, may not exceed a specified maximum value, and which may provide for different maximum values based on unit and household types and sizes.

3. City Council direct the Executive Director, Housing Secretariat to align the choice-based system configurations and Rent-Geared-to-Income program rules with the affordable rental housing program as it relates to application dates and a single offer rule, where applicable, to deliver a streamlined access system.

Memorandum of Understanding with Co-operative Housing Federation of Toronto Inc. and Pre-Development Funding for CHFT Development Society Inc.

4. City Council authorize the Executive Director, Housing Secretariat to negotiate and enter into, on behalf of the City of Toronto, a non-binding Memorandum of Understanding with the Co-operative Housing Federation of Toronto Inc. (CHFT) and CHFT Development Society Inc. (CDSI), on the terms and conditions outlined in Attachment 3 to this report and on such other or amended terms and conditions acceptable to the Executive Director, Housing Secretariat, and in a form satisfactory to the City Solicitor.

5. City Council authorize the Executive Director, Housing Secretariat to negotiate and enter into, on behalf of the City of Toronto, any funding agreements with Co-operative Housing Federation of Toronto Inc. (CHFT) to provide one-time funding from the Development Charges Reserve Fund for Subsidized Housing (XR2116), in the amount of up to $100,000, included in the Housing Secretariat’s approved 2023 Operating Budget, to support capacity building for existing non-profit housing co-operatives, on terms and conditions satisfactory to the Executive Director, Housing Secretariat, in a form approved by the City Solicitor.

6. City Council authorize the Executive Director, Housing Secretariat to negotiate and enter into, on behalf of the City of Toronto, any funding agreements with CHFT Development Society Inc. (CDSI) to provide one-time funding from the Development Charges Reserve Fund for Subsidized Housing (XR2116) in the amount of up to $400,000, included in the Housing Secretariat’s approved 2023 Operating Budget, to support the identification of and pre-development work related to the new affordable non-profit housing co-operative units identified through the Memorandum of Understanding with Co-operative Housing Federation of Toronto Inc. (CHFT) and CDSI (the New Co-operative Units), on terms and conditions satisfactory to the Executive Director, Housing Secretariat, in a form approved by the City Solicitor.

Intergovernmental Requests

7. City Council re-iterate its requests to the Government of Ontario to support delivery of the HousingTO 2020-2030 Action Plan and provide $7.6 billion in outstanding capital and operating funding by 2030.

8. City Council re-iterate its requests to the Government of Canada to support delivery of the HousingTO 2020-2030 Action Plan and provide $7.7 billion in outstanding capital and operating funding by 2030.

Over the course of 2022 and to-date in 2023, Toronto saw strong signs of social, economic and cultural recovery. During this same time, however, the scale and complexity of our housing crisis has continued to grow, resulting in unique local challenges. The emergency shelter system, the largest system in Canada, is operating beyond capacity. The city’s rental vacancy rate of 1.7% is extremely low and 40% of renter households in Toronto are spending more than 30% of their income on rent. The City itself is struggling with severe financial pressures because of pandemic impacts and an outdated funding model, which is inadequate to meet the demands of delivering the infrastructure required to support growth, and the ongoing funding of services.

Despite these challenges, the City, in collaboration with the federal and provincial governments, as well as partners from across sectors, made strong progress over the past 18 months to advance the HousingTO 2020-2030 Action Plan (HousingTO Plan) and improve housing outcomes for residents. This includes:

• completion of 1,082 net new affordable and supportive homes for people experiencing or at risk of homelessness (2022-June 2023);
• approval of 3,340 net new affordable rental homes (2022-June 2023);
• allocation of over 3,300 housing benefits through the Canada-Ontario Housing Benefit program to help people maintain their homes;
• allocation of $46 million in funding through the Multi-Unit Residential Acquisition (MURA) program in 2022 and 2023 for non-profit organizations to acquire and permanently secure approximately 260 affordable rental homes; and,
• launching a series of new digital dashboards to increase transparency and accountability, and publicly track the City's progress towards advancing the HousingTO Plan.

The City also made strong progress in advancing its commitment to take a rights-based approach to housing and strengthening the housing system. Toronto became the first municipality in Canada to establish a Deputy Ombudsman, Housing Unit, and a Housing Rights Council Advisory Body – both of which will be fully implemented in 2023. A new regulatory framework for Multi-Tenant Houses was adopted which, will introduce consistent standards, regulatory oversight, and enforcement to help protect the safety of lower-income renters and preserve this much-needed housing option.

Further, as part of the Expanding Housing Options in Neighbourhoods initiative, multiplexes were approved city-wide as a tool to scale up new housing supply more rapidly, increase housing choice and access, and create a more equitable and sustainable city. More recently, in recognition of the growing housing affordability challenges facing residents, in September 2023, City Council voted to increase the new affordable homes target in the HousingTO Plan to include a minimum of 7,500 affordable homes, of which a minimum 2,500 are new rent-geared-to-income homes; and to add a new target for 17,500 rent-controlled homes. Future HousingTO Plan annual updates to Council will reflect this increased target and the cost to deliver the additional homes.

While the City continues to make strong progress on some key targets, others require immediate attention. For instance, since 2020, a robust pipeline of purpose-built rental homes has been approved, including almost 15,000 affordable and deeply affordable homes. However, many of these projects are ‘stuck’ and unable to move into the construction and occupancy phases primarily due to lack of available federal and provincial grant funding and low-cost financing. Specific and targeted investments are also needed to increase housing opportunities for Indigenous and Black residents, people with disabilities, seniors, women and gender diverse households.

For the City to continue to advance the HousingTO Plan and achieve shared municipal-provincial-federal housing and growth targets, accelerated and enhanced investments in housing and new policy tools are urgently needed. These include: access to federal and provincial funding and financing to create new purpose-built rental supply, including new rent-geared-to-income (RGI) homes; increased funding for support services to create new supportive housing opportunities; additional allocations of the Canada-Ontario Housing Benefit, to help people maintain their current homes, or to move out of the shelter system; and a revised provincial funding model to create new long-term care beds to support the city’s aging population. It is critical that the City also be given the ability to implement new revenue tools that are reflective of its responsibilities and contributions to the economy.

Concurrently, targeted upstream interventions across systems and across governments are needed to address the root causes of poverty and housing precarity, including modernized social assistance rates that reflect the current cost of living, improved access to mental and physical health care, and increased access to education and employment opportunities, especially for vulnerable and marginalized communities.

In the absence of coordinated and sustained action across all orders of government, new and enhanced investments in housing, and new municipal funding tools, 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, advance their equity and climate goals, and support the economic growth of the region, province and country. 

This report was prepared by the Housing Secretariat with input from various City divisions and agencies including: Strategic Communications, Concept 2 Keys, City Planning, the City Manager's Office, Corporate Finance, Customer Experience, Corporate Real Estate Management, CreateTO, Environment and Energy, Financial Planning, the Indigenous Affairs Office, the Office of Strategic Partnerships, Legal Services, Municipal Licensing and Standards, Revenue Services, Seniors Services and Long-Term Care, Shelter, Support and Housing Administration, Social Development and Finance Administration, Toronto Building, and Toronto Community Housing Corporation.

Cost to deliver the HousingTO Plan 

As of the beginning of 2023, successful implementation of the HousingTO Plan was expected to cost all three orders of government approximately $33.2 billion.

The breakdown of required investments and commitments to-date are as follows:

•  City investments of approximately $14.6 billion (approximately $8 billion committed to-date and $6.6 billion outstanding);
• Federal investments of approximately $10 billion (approximately $2.3 billion committed to-date, and $7.7 billion outstanding); and,
• Provincial investments of approximately $8.6 billion (approximately $1 billion committed to-date, and $7.6 billion outstanding). 

As a result of the recent Council decision to increase the new housing supply targets (outlined in Item - 2023.EX7.2), further costing updates to the HousingTO Plan will be required.

Financial Impacts of Provincial Policies and Legislation

The City’s ability to continue to deliver the HousingTO Plan 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 Ontario's Housing Supply Action Plan Bill 108, (More Homes, More Choice Act,2019) and Bill 109 (More Homes for Everyone Act,2022). 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, 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.

Capacity-Building Funding for Co-operative Housing Federation of Toronto Inc. (CHFT) and Pre-Development Funding for CHFT Development Society Inc. (CDSI)

• CDSI - CDSI’s primary mandate is to help increase the stock of new co-op housing in Toronto.  CDSI will work with CHFT to explore opportunities to grow Toronto's co-op communities through redevelopment and intensification; and to advance affordable co-op housing development projects currently underway. This report recommends an allocation of $400,000 in one-time funding to CDSI to enable them to identify suitable sites for development, support co-op member organizations to undertake pre-development work, and help advance sites through the planning and development process.

• CHFT - Co-op boards manage millions of dollars in assets that have been built with public funding over the past decades. CHFT plays a critical role in supporting these member organizations through capacity building and developing resources aimed at enhancing members' asset management and governance capabilities. One-time City funding up to $100,000 is proposed to support CHFT to strengthen its own capacity to be able to work with its members on an ongoing basis to ensure that the existing co-op housing stock across Toronto is well-managed and governed.

The Housing Secretariat's approved 2023 Operating Budget (FH5417) includes these one-time amounts totalling $500,000, fully funded from the Development Charges Reserve Fund for Subsidized Housing (XR2116), and there is no net new financial impact to the City.

The Chief Financial Officer and Treasurer has reviewed this report and agrees with the information as presented in the Financial Impact Section.

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

1. City Council adopt the Official Plan Amendment 688 substantially in accordance with Attachment 1 to this report.

2. City Council amend the City of Toronto Municipal Code, Chapter 415, Development of Land, Article V, Site Plan Control, and Section 415-20, Municipal Infrastructure Agreements, substantially in accordance with Attachment 2 to this report.

3. City Council amend the City of Toronto Municipal Code, Chapter 415, Development of Land, Section 415-19.2, Mandatory Pre-Application Consultation, substantially in accordance with Attachment 4 to this report.

4. City Council direct the Chief Planner and Executive Director, City Planning to undertake stakeholder and public consultation regarding pre-application consultation with local communities and Councillors and report back to Planning and Housing Committee by Q2 2024.

5. City Council authorize the City Solicitor to make such stylistic and technical changes to the Official Plan Amendment and the amendments to the City of Toronto Municipal Code as may be required.

The recommended Official Plan Amendment (OPA 688) and amendments to Municipal Code Chapter 415 in this report establish new policy tools that enable the City to better address changes to development application decision-making and approval timelines in the Planning Act and City of Toronto Act, 2006, under Bill 109, the More Homes for Everyone Act, 2022, and ensure conformity with Bill 23, the More Homes Built Faster Act, 2022.

OPA 688 adds a new requirement for in-effect zoning compliance as part of a complete Site Plan Control application to Schedule 3 of the Official Plan. This requirement enforces sequential consideration, decision-making and approval of development applications to support scoped review of Zoning By-law Amendment and Site Plan Control application types and better timeline management under Bill 109. This represents a significant change in practice as approximately 84% of Site Plan Control applications submitted to the City between January 1, 2019 and July 31, 2023 were concurrent with a rezoning process. 

This report also recommends Municipal Code Amendments related to Site Plan Control, including repeal and replacement of Municipal Code Chapter 415, Development of Land, Article V, Site Plan Control and amendments to Municipal Code Chapter 415, Development of Land, Section 415-19.2, Mandatory Pre-Application Consultation.

As addressed in a previous related report (EX1.4), Bill 109 presents significant risk to the City's cost recovery model of development review services, including:

• the City's ability to retain revenue generated through the processing of development applications; and
• the cost of right-sizing the development review service's staff complement to better meet new legislated requirements.

The recommended Official Plan and Municipal Code amendments included in this report assist in mitigating the City's risk related to timeline management and cost recovery. Specifically, OPA 688 addresses the potential financial impact of processing Site Plan Control (SPC) applications concurrently with combined Official Plan Amendment/Zoning By-law Amendment (OPA/ZBA) or standalone Zoning By-law Amendment (ZBA) applications in the absence of a prescribed timeline for concurrent applications of that nature under Bill 109 (see Background, below, for more detail).

Between January 1, 2019 and July 31, 2023, approximately 84% of SPC applications submitted in support of OPA/ZBA or ZBA applications were submitted prior to a planning decision on the OPA/ZBA or ZBA application. Those SPC applications represent revenue of approximately $30.7 million from application fees. The average review timeline for concurrent SPC applications during the same period was approximately three years - well beyond the legislated SPC approval timeline of 60 days and related, in part, to the iterative nature of concurrent OPA/ZBA and ZBA application review. Concurrent review of SPC applications presents a significant financial impact to cost recovery for that application type.

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. City Council adopt Official Plan Amendment 683 substantially in accordance with Attachment 1 to this report.

2. City Council authorize the Chief Planner and Executive Director, City Planning to seek approval of the Minister of Municipal Affairs and Housing of Official Plan Amendment 683 under Section 26 of the Planning Act.

3. City Council authorize the City Solicitor to make such stylistic and technical changes to the recommended Official Plan Amendment 683 as may be required.

4. City Council declare by resolution to the Minister of Municipal Affairs and Housing that Official Plan Amendment 683 conforms with Provincial Plans or does not conflict with them; has regard to the matters of Provincial Interest in Section 2 of the Planning Act; and is consistent with policy statements issued under subsection 3(1) of the Planning Act.

5. City Council request that the Minister of Municipal Affairs and Housing review OPA 683 under the current in-effect Provincial Policy Statement 2020 and Growth Plan for the Greater Golden Horseshoe 2020.

This report is the fourth in a series of Final Reports that provide staff recommendations on Employment Area conversion requests as part of the Municipal Comprehensive Review (MCR) of the Official Plan.

Council authorized the commencement of the Municipal Comprehensive Review (MCR) and Growth Plan conformity exercise known as "Our Plan Toronto" on August 4, 2020. As part of the MCR, City Planning received approximately 150 requests to convert lands designated Core Employment Areas or General Employment Areas in the Official Plan for non-employment uses, including some of which were City-initiated. 

The MCR and any recommended Official Plan amendments are considered under Section 26 of the Planning Act, where the Minister of Municipal Affairs and Housing is the approval authority. The Minister’s decisions are not subject to appeal to the Ontario Land Tribunal unless the Minister refers all or part of the amendments to the Tribunal.

This report is to be considered at a Special Public Meeting under Section 26 of the Planning Act regarding the City's phased Official Plan and Municipal Comprehensive Reviews.

This fourth report provides an overview of staff’s review and recommendations on the Employment Area conversion request made for the East Harbour lands (21 Don Valley Parkway, 30 Booth Avenue, and 375-385 Eastern Avenue). The report also describes the recommended Official Plan Amendment (OPA) 683 and the city-building objectives, such as affordable housing, that are included to support the introduction of residential use permissions.

In April 2021, the Province announced a Transit Oriented Communities (“TOC”) commercial partnership with Cadillac Fairview for the East Harbour lands that proposes a mixed-use community on the lands, which includes the 926,000 square metres of employment development previously approved in the Unilever Precinct Secondary Plan and relevant Zoning By-laws, but would also introduce residential uses not previously contemplated for the lands. The residential uses envisioned for the TOC are not permitted on the lands which are designated Core and General Employment Areas in the Official Plan. In August 2021, Cadillac Fairview submitted an employment area conversion request for the lands to be considered as part of the City’s MCR.

On April 8, 2022, the Minister of Municipal Affairs and Housing made a Minister’s Zoning Order per Ontario Regulation 329/22 (‘MZO’) for the East Harbour lands. The MZO permits residential uses on specific portions of the East Harbour lands up to a maximum of 302,000 square metres, in addition to the existing employment development permissions.

The MZO allows for residential uses in the zoning permissions on lands designated Core Employment Areas and General Employment Areas. While the Growth Plan 2020 prohibits, and the City’s official plan policies do not permit, residential uses on lands designated Employment Areas, the Province’s MZO does not need to conform to these policies. The zoning permissions granted through the MZO for the East Harbour lands enable development contemplated in the Province’s TOC arrangement between the Province and Cadillac Fairview.

Staff’s recommendations on the East Harbour conversion request are to implement the MZO made for the lands by the Minister and the recommended Official Plan amendment detailed in this report aligns with the permissions granted by Province through the MZO.

There are no financial implications resulting from the recommendations included in this report.

The Chief Financial Officer and Treasurer has reviewed this report and agrees with the information as presented in the Financial Impact Section.

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

1. Planning and Housing Committee direct the Chief Planner and Executive Director, City Planning Division, to continue consultation on the draft Official Plan Amendment and proposed zoning by-law framework, with outreach to residents' associations, industry, city divisions, and other stakeholders, and report back with recommended Official Plan and Zoning By-law amendments in the first quarter of 2024.

The purpose of this report is to present a proposal to permit townhouses and small-scale apartment buildings (up to 6 storeys and 30 units) on properties that are located along major streets and designated Neighbourhoods in the Official Plan. The report seeks endorsement of Planning and Housing Committee to undertake consultation on the proposed Official Plan amendments and zoning approach.

Major streets are an opportunity for gentle intensification in Toronto’s Neighbourhoods. These streets are identified on Official Plan Map 3. The major streets are important thoroughfares that cross long distances within Toronto. Some of the major streets are identified as Avenues in the Official Plan, and benefit from a policy framework that encourages intensification of both non-residential and residential uses in mid-rise built form. However, the majority are major street segments located within Neighbourhoods, are not identified as Avenues. These non-Avenues portions of the major streets provide the opportunity to increase residential densities and height through the introduction of townhouses and small scale apartments that contextually transition to the Neighbourhoods by permitting a generally a low-rise scale and building type

Expanding Housing Options in Neighbourhoods (EHON) is a set of planning initiatives and strategies to introduce land use permissions and low rise “missing middle” buildings within designated Neighbourhoods that increase housing options in areas where land use permissions have limited intensification.

The EHON Major Streets study is examining opportunities to add permissions such as townhouses and small scale apartment buildings along the City’s major streets, as identified on Map 3 of the Official Plan. This study responds to a number of City and Provincial policy objectives to provide a full range of housing options to Torontonians, in a form that makes efficient use of land, infrastructure, and existing services, continuing to contribute to increasing variety of housing permissions in Neighborhoods city-wide.

Toronto is predicted to continue to grow rapidly, with the anticipated addition of a minimum of 700,000 people by 2051. Nonetheless, many neighbourhoods across Toronto have experienced population decline. The majority of population growth has been directed to the Downtown, Centres, and Avenues, creating areas of high residential density and infrastructure challenges, while Neighbourhoods exhibit increasingly low density by comparison. Expanding permissions for a wider variety of residential buildings to be constructed in Toronto’s Neighbourhoods is intended to diminish the difference between these two extremes of residential growth across the city. This expansion will add more people into neighbourhoods where existing infrastructure and services can be used more efficiently, and to give more Torontonians access to live in low-rise neighbourhoods.

Allowing a broader variety of built form such as townhouses and small-scale apartment buildings, along major streets is generally consistent with the Official Plan, which recognizes that while physical change within Neighbourhoods will be sensitive, gradual, and fit the existing context, major streets provide opportunities for additional density along the boundaries of these neighbourhoods. Providing land use permissions for these building types will provide a degree of height and density transition from growth areas to the interior of the Neighbourhoods, while maintaining a generally low rise scale and aligning the additional density with transportation corridors and transit routes.

This report presents a draft Official Plan Amendment to permit townhouses and small scale apartment buildings in residential zones, along the Map 3 major streets, and designated Neighbourhoods across the city. The report also presents a draft amendment to Zoning By-law 569-2013 to implement the proposed policy changes. The zoning by-law amendment maintains existing permissions for building types as currently permitted in the Residential Zones, while adding permissions, for parcels along major streets, for townhouses and small scale apartment buildings. Consultation is proposed for October 2023, after which both the Official Plan and Zoning By-Law Amendments will be brought together to Planning and Housing Committee for consideration early in 2024.

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 Chief Planner and Executive Director, City Planning recommends that:

1. City Council support the Province’s proposal to return 53 hectares (133 acres) in the Town of Ajax back into the Greenbelt Plan Area.

2. City Council request that the Province scope their planned review of the Greenbelt to evaluate the 14 other sites removed though Amendment 3 to the Greenbelt Plan by reconsidering the outcomes of Amendment 3 to the Greenbelt Plan Area and return the remaining 14 sites to the Greenbelt Plan Area.

3. City Council encourage the Province to commit to align any future legislated reviews of the Greenbelt with the Greenbelt Plan’s existing vision and goals, and not examine the potential to replace protected farmland and natural spaces with urban development.

4. City Council request that the City Clerk forward this report to the Ministry of Municipal Affairs and Housing as the City of Toronto’s submission to the Province on their Proposal to return land to the Greenbelt and the ERO postings (019-7561 & 019-7562).

The Province is consulting on a proposal to return 53 hectares (133 acres) of land back into the Greenbelt Plan Area that was recently removed through Amendment 3 to the Greenbelt Plan. The Minister of Municipal Affairs and Housing has also informed municipalities of the Ministry’s intention to undertake a future review of all Greenbelt lands, though details of that review have not been released at this time.

While the lands considered in this proposal are not within the City of Toronto or its watersheds, changes to the regional planning framework impact municipalities throughout the greater bioregion. A permanent Greenbelt supports the foundation for the long-term ecological integrity of the region's natural systems. A robust regional natural system supports Toronto's biodiversity and increases our resilience to the impacts of climate change. Consistent Greenbelt policies enable the agri-food sector to make long term agricultural investments and reduce speculation across a land base that includes the most productive agricultural land in the country.

On December 21, 2022, the Ministry of Municipal Affairs and Housing amended the Greenbelt Area boundary to remove or redesignate 15 parcels of land totaling 2,995 hectares (7,400 acres). City Planning prepared and submitted comments that opposed this decision following a City Council motion made on November 24, 2022 (Item CC1.2).

The City of Toronto has long supported the permanent protection of the Greenbelt, and regional planning policies that reduce the impacts of urban sprawl.

This report outlines staff comments and recommendations related to the Province’s consultation on their “Proposal to return lands to the Greenbelt”, as posted on the Environmental Registry of Ontario. The comment period for this consultation is open from September 5 to October 20, 2023.

There are no financial impacts arising from adoption of the recommendations in this report.

The City Solicitor and Interim Director, Court Services recommend that:

1. City Council assign the City Solicitor responsibility for the provision of legal services to the Toronto Local Appeal Body with respect to (1) providing advice on questions identified by Toronto Local Appeal Body Members, with respect to the administration of hearings, as part of their decision making duties, and (2) providing advice on the development, review or revision of operational policies, practice directions and rules.

Enacted on May 3rd, 2017, the Toronto Local Appeal Body (TLAB) is an independent, quasi-judicial tribunal established through City of Toronto Municipal Code Chapter 142, Local Appeal Body, the City of Toronto Act, and other provincial legislation. The TLAB has all the powers of the Ontario Land Tribunal related to the hearing of appeals to Committee of Adjustment decisions for minor variance and consent applications under subsections 45(12), 53(14), 53(19) and 53(27) of the Planning Act.

The TLAB is composed of fourteen members including the Chair, Vice-Chair, and twelve Panel Members who are nominated by an impartial citizen-member nominating panel with recommendations for appointments submitted to City Council. City Council appoints Members of the TLAB for a four-year term of office.

This report transmits the 2022 Annual Report from the TLAB Chair to City Council for information. It also recommends that the City Solicitor take over the provision of legal services to the TLAB with respect to providing advice on questions identified by TLAB Members, with respect to the administration of hearings, as part of their decision making duties, and providing advice on the development, review or revision of operational policies, practice directions and rules.

There are no financial implications to the City arising from the recommendation in this report in 2023. To give effect to Recommendation 1, a budget amendment requesting transfer of approved base funding from Court Services to Legal Services to support the creation of one new full-time permanent position in Legal Services resulting in a zero net impact to the City will be presented for Council consideration and approval in 2024.

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 state its intention to designate the property at 509 Parliament Street under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance; 509 Parliament Street (Reasons for Designation) attached as Attachment 3, to the report, September 8, 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 509 Parliament Street under Part IV, Section 29 of the Ontario Heritage Act for its cultural heritage value according to the Statement of Significance and description of Heritage Attributes found in Attachment 3.

The property at 509 Parliament Street, is located on the east side of Parliament Street and north of Carlton Street in Cabbagetown. The theatre has been an arts and entertainment venue in the heart of Cabbagetown for more than 90 years.  Originally known as the Carlton Theatre, the building was designed in a Classical Revival style in 1929 by Architect Herbert Duerr, known for his theatre designs from the late 1920s to  the late 1940s. The building was home to the Carlton Theatre from 1930-1954, followed by the Canadian Broadcasting Corporation (CBC) 1954-1995 where the popular comedy show, "Air Farce", later known as "Royal Canadian Air Farce", was produced in the building from 1978 through the 1990s where it featured a live studio audience, and since 1995 is owned and operated by the Canadian Children's Dance Theatre, now know as the Canadian Contemporary Dance Theatre.  

The property was listed on the City's Heritage Register on March 29, 2023.

Staff have undertaken research and evaluation and determined that the property at

509 Parliament Street meets Ontario Regulation 9/06, the criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act under the Design / Physical, Historical / Associative and Contextual criteria categories. 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.

In March 2023 the City received a rezoning application to permit the development on site for a 10-storey mixed use building containing 85 dwelling units and retail at grade. The development proposes the retention of the existing façade at 509 Parliament Street. The adjacent building to the south at 505-507 Parliament Street is to be demolished.

The City Clerk issued a complete application notice on May 5, 2023. Council must make its decision at its October 11-13, 2023, meeting to provide sufficient time for the City Clerk to issue a notice of intention to designate before the waiver provided by the owner expires on October 31, 2023.

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

The Toronto Preservation Board recommends that:

1.  City Council state its intention to designate the property at 509 Parliament Street under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance; 509 Parliament Street (Reasons for Designation) attached as Attachment 3 to the report (August 21, 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 September 12, 2023 the Toronto Preservation Board considered Item PB9.3 and made recommendations to City Council.

Summary from the report (August 21, 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 509 Parliament Street under Part IV, Section 29 of the Ontario Heritage Act for its cultural heritage value according to the Statement of Significance and description of Heritage Attributes found in Attachment 3.

The property at 509 Parliament Street, is located on the east side of Parliament Street and north of Carlton Street in Cabbagetown. The theatre has been an arts and entertainment venue in the heart of Cabbagetown for more than 90 years. Originally known as the Carlton Theatre, the building was designed in a Classical Revival style in 1929 by Architect Herbert Duerr, known for his theatre designs from the late 1920s to  the late 1940s. The building was home to the Carlton Theatre from 1930-1954, followed by the Canadian Broadcasting Corporation 1954-1995 where the popular comedy show, "Air Farce", later known as "Royal Canadian Air Farce", was produced in the building from 1978 through the 1990s where it featured a live studio audience, and since 1995 is owned and operated by the Canadian Children's Dance Theatre, now know as the Canadian Contemporary Dance Theatre.  

The property was listed on the City's Heritage Register on March 29, 2023.

Staff have undertaken research and evaluation and determined that the property at

509 Parliament Street meets Ontario Regulation 9/06, the criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act under the Design / Physical, Historical  / Associative and Contextual criteria categories. 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.

In March 2023 the City received a rezoning application to permit the development on site for a 10-storey mixed use building containing 85 dwelling units and retail at grade. The development proposes the retention of the existing façade at 509 Parliament Street. The adjacent building to the south at 505-507 Parliament Street is to be demolished.

The City Clerk issued a complete application notice on May 5, 2023. Council must make its decision at its October 11-13, 2023, meeting to provide sufficient time for the City Clerk to issue a notice of intention to designate before the waiver provided by the owner expires on October 31, 2023.

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

1.  City Council state its intention to designate the property at 60 Lowther Avenue under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance; 60 Lowther Avenue (Reasons for Designation) attached as Attachment 3, to the report, September 8, 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 60 Lowther Avenue under Part IV, Section 29 of the Ontario Heritage Act for its cultural heritage value, according to the Statement of Significance and description of Heritage Attributes found in Attachment 3.

Located in the Annex neighbourhood on the north side of Lowther Avenue, between Bedford Road and Admiral Road, the property at 60 Lowther Avenue contains a 2 1/2 storey house form building constructed in 1906 as the residence for Miller Lash, a prominent Toronto lawyer. The Miller Lash House was designed by the esteemed architectural firm Sproatt & Rolph (in association with S.G. Curry, consulting architect).

60 Lowther Avenue has been known as the "Friends House" since 1949, when the property was acquired by the Toronto Monthly Meeting of the Religious Society of Friends (otherwise known as Quakers) and the Georgian Revival style dwelling was adaptively reused as their Friends (Meeting) House. In 1969 a rear addition, designed by John Leaning, an Ottawa-based architect and member of the Quaker community, was added to accommodate an increase in membership. In addition to and supporting its Friends House function, the property has become an important meeting space for various community organizations. In this way, the property continues to contribute to the collective environment and dynamic character of the Annex neighbourhood.

Staff have completed the Research and Evaluation for the property at 60 Lowther Avenue 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. 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 at 60 Lowther Avenue was added to the City's Inventory of

Heritage Properties (now, Heritage Register) in 1976.

Designation enables City Council to review proposed alterations or demolitions to the property and enforce heritage property standards and maintenance. The Religious Society of Friends, owners of 60 Lowther Avenue, will be undertaking chimney restoration and soffit/dentil conservation work in accordance with a 2022 Toronto Heritage Grant award of 50% of costs up to a maximum of $45,500. Designation of the property is required to satisfy a condition in the Letter of Understanding between the City of Toronto and the Religious Society of Friends (dated August 5, 2022).

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

The Toronto Preservation Board recommends that:

1.  City Council state its intention to designate the property at 60 Lowther Avenue under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance; 60 Lowther Avenue (Reasons for Designation) attached as Attachment 3 to the report (August 21, 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 September 12, 2023 the Toronto Preservation Board considered Item PB9.2 and made recommendations to City Council.

Summary from the report (August 21, 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 60 Lowther Avenue under Part IV, Section 29 of the Ontario Heritage Act for its cultural heritage value, according to the Statement of Significance and description of Heritage Attributes found in Attachment 3.

Located in the Annex neighbourhood on the north side of Lowther Avenue, between Bedford Road and Admiral Road, the property at 60 Lowther Avenue contains a 2 1/2 storey house form building constructed in 1906 as the residence for Miller Lash, a prominent Toronto lawyer. The Miller Lash House was designed by the esteemed architectural firm Sproatt & Rolph (in association with S.G. Curry, consulting architect).

60 Lowther Avenue has been known as the "Friends House" since 1949, when the property was acquired by the Toronto Monthly Meeting of the Religious Society of Friends (otherwise known as Quakers) and the Georgian Revival style dwelling was adaptively reused as their Friends (Meeting) House. In 1969 a rear addition, designed by John Leaning, an Ottawa-based architect and member of the Quaker community, was added to accommodate an increase in membership. In addition to and supporting its Friends House function, the property has become an important meeting space for various community organizations. In this way, the property continues to contribute to the collective environment and dynamic character of the Annex neighbourhood.

Staff have completed the Research and Evaluation for the property at 60 Lowther Avenue 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. 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 at 60 Lowther Avenue was added to the City's Inventory of

Heritage Properties (now, Heritage Register) in 1976.

Designation enables City Council to review proposed alterations or demolitions to the property and enforce heritage property standards and maintenance. The Religious Society of Friends, owners of 60 Lowther Avenue, will be undertaking chimney restoration and soffit / dentil conservation work in accordance with a 2022 Toronto Heritage Grant award of 50 percent of costs up to a maximum of $45,500. Designation of the property is required to satisfy a condition in the Letter of Understanding between the City of Toronto and the Religious Society of Friends (dated August 5, 2022).

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

1.  City Council state its intention to designate the property at 822 Richmond Street West under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance; 822 Richmond Street West (including entrance address at 828 Richmond Street West) (Reasons for Designation) attached as Attachment 3, to the report, September 8, 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 822 Richmond Street West under Part IV, Section 29 of the Ontario Heritage Act for its cultural heritage value according to the Statement of Significance and description of Heritage Attributes found in Attachment 3.

Constructed in three phases between 1909 and 1914 for the Kindel Bed Company Limited, the subject property is located at 822 Richmond Street, east of Strachan Avenue on the northwest corner of Richmond Street West and Walnut Avenue. A square three-storey form above a raised basement with flat roof, the masonry clad building features symmetrical fenestration with segmental arches punctuated by a contemporary glass and steel at-grade entrance facing Richmond Street West.

After housing various manufacturing operations between 1910 and 1990, the property was converted into commercial offices in the 1990s, coinciding with the revitalization and emergence of the West Queen West area in proximity to Trinity Bellwoods Park.

Staff have determined that the property at 822 Richmond Street West meets Ontario Regulation 9/06, the criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act under the categories of design/physical and contextual values. 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 was listed on the City's Heritage Register on February 7, 2023.

In July 2022, the City received Official Plan Amendment and Zoning By-law Amendment applications related to the proposed redevelopment of the subject property that will retain the entire structure at 822 Richmond Street West in-situ.

City Clerk issued a complete application notice for the Official Plan and Zoning By-law Amendments on August 26, 2022. 

On August 17, 2022, a waiver was provided extending the time period in which City Council must make a decision under the Ontario Heritage Act until January 31, 2023. A second waiver, dated December 15, 2022, extended the time period to May 31, 2023. On January 24, 2023, a representative of the property owner submitted a waiver with no expiry date by which City Council must make a decision in respect to the above noted application under the Ontario Heritage Act.

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 under Section 29(1.2)1 of the Ontario Heritage Act. This requirement does not apply to a Prescribed Event that has occurred prior to January 1, 2023.

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

The Toronto Preservation Board recommends that:

1.  City Council state its intention to designate the property at 822 Richmond Street West under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance; 822 Richmond Street West (including entrance address at 828 Richmond Street West) (Reasons for Designation) attached as Attachment 3 to the report  (August 21, 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 September 12, 2023 the Toronto Preservation Board considered Item PB9.1 and made recommendations to City Council.

Summary from the report (August 21, 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 822 Richmond Street West under Part IV, Section 29 of the Ontario Heritage Act for its cultural heritage value according to the Statement of Significance and description of Heritage Attributes found in Attachment 3.

Constructed in three phases between 1909 and 1914 for the Kindel Bed Company Limited, the subject property is located at 822 Richmond Street, east of Strachan Avenue on the northwest corner of Richmond Street West and Walnut Avenue. A square three-storey form above a raised basement with flat roof, the masonry clad building features symmetrical fenestration with segmental arches punctuated by a contemporary glass and steel at-grade entrance facing Richmond Street West.

After housing various manufacturing operations between 1910 and 1990, the property was converted into commercial offices in the 1990s, coinciding with the revitalization and emergence of the West Queen West area in proximity to Trinity Bellwoods Park.

Staff have determined that the property at 822 Richmond Street West meets Ontario Regulation 9/06, the criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act under the categories of design / physical and contextual values. 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 was listed on the City's Heritage Register on February 7, 2023.

In July 2022, the City received Official Plan Amendment and Zoning By-law Amendment applications related to the proposed redevelopment of the subject property that will retain the entire structure at 822 Richmond Street West in-situ.

City Clerk issued a complete application notice for the Official Plan and Zoning By-law Amendments on August 26, 2022. 

On August 17, 2022, a waiver was provided extending the time period in which City Council must make a decision under the Ontario Heritage Act until January 31, 2023. A second waiver, dated December 15, 2022, extended the time period to May 31, 2023. On January 24, 2023, a representative of the property owner submitted a waiver with no expiry date by which City Council must make a decision in respect to the above noted application under the Ontario Heritage Act.

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 under Section 29(1.2)1 of the Ontario Heritage Act. This requirement does not apply to a Prescribed Event that has occurred prior to January 1, 2023.