Agenda

This meeting of City Council will be conducted with Members participating in person and remotely and the proceedings of City Council will be conducted publicly.

Notice to people writing to Council: 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. 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.

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

June 21, 2024

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.

- O Canada

- Moment of Silence

City Council will confirm the Minutes from the regular meeting held on May 22 and 23, 2024.

Report of the Executive Committee from Meeting 15 on June 18, 2024

Submitted by Mayor Olivia Chow, Chair

Report of the Board of Health from Meeting 13 on May 27, 2024

Submitted by Councillor Chris Moise, Chair

Report of the Economic and Community Development Committee from Meeting 13 on May 29, 2024

Submitted by Councillor Alejandra Bravo, Chair

Report of the General Government Committee from Meeting 13 on May 30, 2024

Submitted by Councillor Paul Ainslie, Chair

Report of the Infrastructure and Environment Committee from Meeting 14 on May 28, 2024

Submitted by Councillor Jennifer McKelvie, Chair

Report of the Planning and Housing Committee from Meeting 13 on June 13, 2024

Submitted by Councillor Gord Perks, Chair

Report of the Etobicoke York Community Council from Meeting 14 on June 3, 2024

Submitted by Councillor Stephen Holyday, Chair

Report of the North York Community Council from Meeting 14 on June 4, 2024 

Submitted by Councillor James Pasternak, Chair

Report of the Scarborough Community Council from Meeting 14 on June 12, 2024 

Submitted by Councillor Paul Ainslie, Chair  

Report of the Toronto and East York Community Council from Meeting 14 on June 11, 2024 

Submitted by Councillor Chris Moise, Chair

New Business submitted by the Mayor and City Officials

Members of Council will declare interests under the Municipal Conflict of Interest Act.

Members of Council may file petitions.

Various presentations and announcements will be made at the City Council meeting.

City Council will review the Order Paper.

Councillor Chris Moise, Ward 13, Toronto Centre, has submitted the following Administrative Inquiry:

I am submitting this Administrative Inquiry under Municipal Code S27-7.11 for the June 26, 2024 meeting of City Council to seek information on the missing video archive of the Toronto Transit Commission Board Meeting held on Thursday, February 22, 2024.

As a Commissioner, I submitted an Administrative Inquiry to the Toronto Transit Commission Board and received a response at our meeting on April 11, 2024.

In the response from Toronto Transit Commission Staff, they explained:

On the morning of Friday, February 23, Toronto Transit Commission staff became aware that the archived video feed from the February 22, 2024, Toronto Transit Commission Board meeting was unavailable on YouTube. Upon learning that the video was unavailable, our investigation determined that the video stream had not been stopped. Typically, staff ends the stream in the back end of YouTube when the meeting adjourns; in this situation, the feed continued running live for a total run time of 22:18:46 before ending.

Toronto Transit Commission staff contacted YouTube and discovered that there appears to be no archived video.

Typically, the Toronto Transit Commission can secure a backup copy of the video feed from the City’s Broadcast Team; however, they are also unable to restore the video.

I also asked what the role of the City of Toronto’s Broadcast Team in board meetings and why they weren’t able to provide a backup copy. Their response was:

The City of Toronto’s Broadcast Team provides the live webcast of Toronto Transit Commission Board Meetings. This means that they are responsible for sending video from the meeting room to the Toronto Transit Commission's YouTube channel. In addition, the Broadcast Team provides audio-visual support during the meeting through managing microphones and switching video feeds, for example.

The Toronto Transit Commission has received video recordings from the Broadcast Team previously, however, our understanding is that they do not have a video record of the February 22 meeting. We are unclear of the reason why.

I am requesting answers to the following questions:

1. What are the City’s Broadcast Team’s current procedures regarding the recording and archiving of recordings for boards and committees which they provide live webcasting services for?

2. Why does the City’s Broadcast Team not have a video record of the Toronto Transit Commission Board meeting that took place on February 22, 2024?

3. What steps, if any, were taken to recover the recording?

4. What steps are being taken to prevent a future recurrence of this issue?
 

Furthermore, the Ontario Municipal Act, 2001, states:

“record” means information however recorded or stored, whether in printed form, on film, by electronic means or otherwise, and includes documents, financial statements, minutes, accounts, correspondence, memoranda, plans, maps, drawings, photographs and films;

Section 254 (1) states:

A municipality shall retain and preserve the records of the municipality and its local boards in a secure and accessible manner and, if a local board is a local board of more than one municipality, the affected municipalities are jointly responsible for complying with this subsection.  2001, c. 25, s. 254 (1).

Municipal Code Chapter 219, Records, Corporate (Local Boards), Schedule D, Toronto Transit Commission, Records Retention Schedule states:

GV-005 - Council and Committee Proceedings

Records relating to the meetings, duties, and functions of the City Council, including its standing committee, subcommittees, and taskforces; community councils and their committees

Therefore I am also seeking clarity as to our legal obligations under the Act:

5. Does not having this video record contravene the Municipal Act, 2001, and/or Municipal Code Chapter 219?

Councillor Jennifer McKelvie, Ward 25, Scarborough-Rouge Park, has submitted the following Administrative Inquiry:

I am submitting this Administrative Inquiry under Municipal Code S27-7.11 for the June 26, 2024 meeting of City Council.

The Communications Services Unit of the Toronto Police Service operates the call centre where operators answer all emergency 9-1-1 calls, including those for fire and paramedic services, and dispatch police services when needed.

In recent months, some residents have contacted my office to express concern over the wait times they have experienced when calling 9-1-1.

When someone calls 9-1-1 it’s an emergency. The timeliness of the call being answered is critical so that the appropriate emergency response can be dispatched quickly.

I am requesting answers to the following questions:

1. What is the service level standard for answering 9-1-1 calls?

2. Since June 1, 2023

a. What was the monthly average wait time for 9-1-1 calls before being answered?

b. What percentage of 9-1-1 calls answered each month met the service standard?

c. What percentage of days per month was the standard met?

d. What was the longest wait time each month?

3. What factors impact the call centre’s ability to meet the service level standard?

4. What impacts do the answers provided to question 2 have on the ability of emergency services to provide a timely response?

5. Do wait times vary throughout the day? If so, please provide a brief overview of how the wait times generally fluctuate over a 24-hour period.

6. Were new resources allocated to the call centre in the 2024 City of Toronto budget?

7. Are there any planned improvements for the call centre that are anticipated to have a positive impact on wait times, for example, additional resources or new technology?

Councillor Stephen Holyday, Ward 2, Etobicoke Centre, has submitted the following Administrative Inquiry:

I am submitting this Administrative Inquiry under Municipal Code S27-7.11 for the June 26, 2024 meeting of City Council. On May 26, 2024, and June 2, 2024, journalist Justin Holmes published two Toronto Sun stories outlining a series of activities that happened within the Toronto Public Service that ultimately led to the removal of historical Coats of Arms from public display.

These articles may be found online here:

https://torontosun.com/news/local-news/coat-of-secrecy-city-bureaucrats-wanted-public-in-dark-about-symbols-removal

https://torontosun.com/news/local-news/disarming-t-o-how-one-man-waged-a-silent-war-against-a-city-symbol

The articles prompt a number of questions which I would like answered:

What City symbols, including Coats of Arms, flags, monuments and art have been removed?

Who made the decision to remove them?

Why were they removed?

Were they the subject of a complaint, and if so, what was the complaint, when was the
complaint, and where did it come from?

Are there any more symbols, including Coats of Arms, flags, monuments and art expected to be removed? If so, what is under consideration and why?

The Economic and Community Development Committee recommends that:

1. City Council request that the Executive Director, Social Development, Finance and Administration and the General Manager, Economic Development and Culture work with City Planning, Parks, Forestry and Recreation, Toronto Children’s Services, Transportation Services, Toronto Employment and Social Services, Environment and Climate, Housing Secretariat and other relevant City divisions to form an interdivisional team to ensure ongoing collaboration, for the implementation of the Jane Finch Community Development Plan, listed as Appendix A - Jane Finch Community Development Plan Vision & Actions, to the report (February 5, 2024) from the Executive Director, Social Development, Finance and Administration and the General Manager, Economic Development and Culture.

2. City Council request that the Executive Director, Social Development, Finance and Administration and the General Manager, Economic Development and Culture and other relevant City divisions, in partnership with community groups, organizations, local businesses, institutions, foundations and other private sector partners, implement and monitor the Jane Finch Community Development Plan, beginning with the following key implementation actions for year one of a 10-year plan:  

a. Form a Community Partnership Circle, including a Resident Leadership Circle, that includes residents, businesses, and other community partners to ensure continual engagement, skill development and collaboration for the implementation of the Community Development Plan.

b. Design and implement an Engagement and Communication Strategy working with the members of the Resident Leadership Circle to ensure ongoing resident participation and engagement throughout the implementation of the Community Development Plan.

c. Develop a Community Impact Table in collaboration with foundations, funders, City divisions, business partners and other institutional partners to support the resourcing of actions identified in the Community Development Plan.

3.  City Council request the Executive Director, Social Development, Finance and Administration, and the General Manager, Economic Development and Culture to work with Jane Finch community partners and groups to design and implement a Monitoring and Evaluation Framework for the ongoing monitoring of the Community Development Plan actions and to provide regular reports to the Jane Finch Community.

4.  City Council request the Executive Director, Social Development, Finance and Administration and the General Manager, Economic Development and Culture to report through the 2025 Budget Process on the resources, staff and program operations required to ensure ongoing engagement and capacity-building of residents, with a priority focus on Indigenous, Black and equity-deserving groups and inclusive of grassroots groups, youth groups, community organizations and local businesses in Jane Finch throughout the lifetime of the Jane Finch Community Development Plan.

The opening of the Finch West Light Rail Transit line stands to bring intensive and long-term change to the Jane Finch Area. Jane Finch is an area shaped by a history of underinvestment but also a history of community organizing and action responding to community needs. Growing evidence suggests that without focused investments in Reconciliation, equity and systems-wide strategies and supports, neighbourhoods with a history of underinvestment can experience increased levels of disruption and harm as a result of increased development pressure. For new investments to positively impact existing and new Jane Finch residents, holistic supports and policy frameworks must be put in place that reflect the diverse visions of Jane Finch residents, grassroots groups, local organizations, artists, and local businesses. New policies, programs and partnerships must focus where the need is greatest and address the inequities that shape the lives of residents, with priority given to Indigenous, Black, and equity-deserving groups in Jane Finch.

The purpose of this report is to present a proposed Jane Finch Community Development Plan, and to outline the interdivisional and community-led Jane Finch Initiative process that led to the proposed plan. The report also lays out immediate and longer-term next steps to implement the plan.

The Jane Finch Community Development Plan 2024-2034 is a resident-informed plan for the future of the Jane Finch Area led by Social Development, Finance and Administration and Economic Development and Culture. The Community Development Plan is a 25-year plan and commitment to Jane Finch that will be renewed every 10 years with the first 10 years beginning in 2024 and ending in 2034.  The Jane Finch Community Development Plan accompanies the Jane Finch Secondary Plan – both aim to ensure that residents, local groups, organizations and businesses are supported as the area changes over time, including with the opening of the Finch West Light Rail Transit. To this end, the Jane Finch Community Development Plan sets out a 10-year community support and resourcing framework.

While the Secondary Plan will provide consistent land use and urban design guidelines for new development, the Community Development Plan is focused on social, economic, and cultural themes. Actions to support Jane Finch communities under these themes will continue to evolve through ongoing partnerships and discussions between multiple parties including the City of Toronto, residents, community organizations and local institutions.

The focus and content of the Community Development Plan are the result of a 2-year partner-led engagement process and intensive collaboration between participating City divisions and the Jane/Finch Centre. Through the engagement process, the Jane Finch Community Development Plan has identified the following eight action areas:

• Access to Space and Mobility
• Food Justice and Sovereignty
• Community Safety and Wellbeing
• Climate Action
• Arts, Culture and Heritage
• Inclusive Employment Opportunities
• Inclusive Entrepreneurship Opportunities
• Anti-Displacement Strategy

The Community Development Plan will advance actions across the eight action areas. The actions will be guided by principles that reflect the City of Toronto's commitments to Indigenous, Black and equity-deserving groups and vulnerable populations through the City's Reconciliation Action Plan, Action Plan to Confront Anti-Black Racism and broader equity-driven strategies, initiatives and programs.

In the process of developing the Jane Finch Community Development Plan, the City has established a strong interdivisional collaboration and community partnership approach to advance both the Jane Finch Community Development Plan and Secondary Plan. The lessons learned through the engagement and development process and through interdivisional collaboration will continue to inform ongoing monitoring and implementation.

The Infrastructure and Environment Committee recommends that:

1. City Council approve the amendments to City of Toronto Municipal Code Chapter 925 Permit Parking, and City of Toronto Municipal Code Chapter 950, Traffic and Parking, to allow for an expanded free-floating car-share program outside of permit parking areas / streets, generally as outlined in Attachment 1 to the report (April 18, 2024) from the General Manager, Transportation Services.

2. City Council authorize the City Solicitor to introduce the necessary bills to give effect to City Council's decision and City Council authorize the City Solicitor to make any necessary clarifications, refinements, minor modifications, technical amendments, or by-law amendments as may be identified by the City Solicitor, in consultation with the General Manager, Transportation Services in order to give effect to Recommendation 1 above.

The purpose of this report is to seek City Council's approval to allow for the expansion of the Free-Floating Car Share Program through several Municipal Code amendments. These changes include exemptions from, the city-wide 3-hour unsigned parking rule, restricted parking prohibitions on highways with maximum permitted limits of one (1) hour or more, and from parking prohibitions, in the former North York, from 2:00 a.m. to 6:00 a.m., from December 1 of one year to March 31 of the next following year on highways set out in Schedule IV to City of Toronto Municipal code Chapter 950. In addition, the report also seeks to remove the limits for the number of permits issued to one company (currently set at 1,000 permits on a first-come-first-serve basis) and the total number of permits that can be issued city-wide (currently limited to 2,000).

Given that the primary focus of the existing program is to allow parking in permit parking areas, should City Council approve Municipal Code amendments associated with these exemptions, the Free-Floating Car-Share program will become more accessible to those residents living in neighbourhoods located in the former Scarborough, North York and Etobicoke-York areas of the city, which are outside permit parking areas.

The Planning and Housing Committee forwards the item to City Council without recommendations.

The Planning and Housing Committee held a statutory public meeting that began on October 26, 2023 and continued on November 30, 2023, and notice was given in accordance to the Planning Act.

City Council, at its meeting on November 8 and 9, 2023, referred the draft Zoning By-law Amendments in Attachment 1 to the report (September 13, 2023) from Chief Planner and Executive Director, City Planning and the Executive Director, Transit Expansion Office, as they relate to the following properties, to the Planning and Housing Committee for further consideration at its meeting of November 30, 2023:

891, 885 and 897 Pape Avenue;

1012-1052 Pape Avenue;

240 and 242 First Avenue;

495 and 497 Pape Avenue;

716 Pape Avenue;

676-692 Danforth Avenue;

5-11 Gertrude Place;

1, 3, 5, 7, 11, and 13 Lipton Avenue;

855 Gerrard Street East;

15 and 17 Minton Place and 156 and 158 Hopedale Avenue; and

449 Carlaw Avenue.

North York Community Council recommends that: 

1. City Council designate a Community Safety Zone in effect at all times, on both sides of Don Mills Road between The Donway West / The Donway East (south intersection) and The Donway West / The Donway East (north intersection).

Don Mills Road is a divided arterial road with three lanes of traffic each way from Steeles Avenue in the north to the Don Valley Parkway in the south. I have heard from many concerned residents about speeding on Don Mills Road around the intersection of Lawrence Avenue East. Specifically from the Donway in the north to The Donway in the south. (The Donway is a ring road that circles Don Mills Road). There is a desire to reduce vehicle operating speeds and improve pedestrian safety.

Reasons for implementing a community safety zone in this area include:

- Its proximity to several schools including Norman Ingram and Greenland Public schools, the Overland Learning Centre, Don Mills Middle School and Don Mills Collegiate

- Its close proximity to several seniors' residences including the Revera located on Don Mills Road in the proposed zone, Greenview Living and Thompson House. Many of the condominiums located along Don Mills Road are also inhabited by seniors who need extra time to cross the street;

- The presence of the Shops at Don Mills which is a major retail location that produces increased traffic and pedestrian activity;

- The intersection of several Toronto Transit Commission bus lines at Lawrence Avenue East and Don Mills Road that will be expanded with the arrival of the Crosstown further south;

- The inability of Toronto Police to provide sufficient traffic enforcement as there is not the public space available to safely set up equipment or stop people.

The Toronto and East York Community Council recommends that:

1. City Council amend the Official Plan, for the lands at 191-199 College Street and 74-76 Henry Street substantially in accordance with the draft Official Plan Amendment included as Attachment 5 to the report (April 19, 2024) from the Director, Community Planning, Toronto and East York District.

2. City Council amend Zoning By-law 569-2013 for the lands at 191-199 College Street and 74-76 Henry Street substantially in accordance with the draft Zoning By-law Amendment included as Attachment 6 to the report (April 19, 2024) from the Director, Community Planning, Toronto and East York District.

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

4. City Council direct that the owner shall provide and maintain 12 replacement rental dwelling rooms on the site for a period of at least 20 years beginning from the date that each replacement rental dwelling room is first occupied and, during which time, no application may be submitted to the City for condominium registration, or for any other conversion to a non-rental housing purpose, or for demolition without providing for replacement; the replacement rental dwelling rooms shall collectively have a total gross floor area of at least 400 square metres as generally illustrated in the plans submitted to the City Planning Division dated January 10, 2024; and any revision to these plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning.

5. City Council direct that the owner shall, as part of the 12 replacement rental dwelling rooms required in Recommendation 4 above, provide at least four (4) dwelling rooms at affordable tier-one dwelling room rents, three (3) dwelling rooms at mid-affordable tier-two dwelling room rents, and five (5) dwelling rooms at mid-range tier-one dwelling room rents, as currently defined in the City's Official Plan, all for a period of at least 15 years beginning from the date of first occupancy of each unit.

6. City Council direct that the owner shall provide an acceptable Tenant Relocation and Assistance Plan for all Eligible Tenants of the 13 existing rental dwelling rooms proposed to be demolished at 76 Henry Street, addressing the right to return to occupy one of the replacement rental dwelling rooms or rental studio unit at similar rents, the provision of rent gap assistance, and other assistance to lessen hardship; the Tenant Relocation and Assistance Plan shall be developed in consultation with, and to the satisfaction of, the Chief Planner and Executive Director, City Planning.

7. City Council direct that the owner shall provide an acceptable Tenant Relocation and Assistance Plan for tenants of the existing one (1) rental dwelling unit at 193 College Street, addressing financial compensation and other assistance to lessen hardship; the Tenant Relocation and Assistance Plan shall be to the satisfaction of the Chief Planner and Executive Director, City Planning.

8. City Council direct that the owner shall provide a minimum residential gross floor area of 10,500 square metres towards affordable dwelling units at 100 percent average market rent for the same unit type in the City of Toronto as reported by Canada Mortgage and Housing Corporation in its most recent annual Rental Market Report, for a minimum of 40 years, currently proposed as 408 affordable dwelling units.

9. City Council authorize the affordable rental units as described in the Table below, to be eligible for waivers of fees for planning application, building permit, parkland dedication and development charges exemptions, unless already paid or exempted by provincial legislation:

10. City Council authorize an exemption from taxation for municipal and school purposes under the terms of the Open Door Affordable Rental Housing Program for the affordable rental units and for the periods of time described in the Table in Recommendation 9 above.

11. City Council authorize the Controller to cancel or refund any taxes paid after the effective date of the exemption from taxation for municipal and school purposes as set out in the applicable Municipal Housing Facility Agreement (the City's Contribution Agreement).

12. City Council authorize the Executive Director, Housing Secretariat, to negotiate and execute, on behalf of the City, a Municipal Housing Facility Agreement (the City's Contribution Agreement), or amendments to existing Contribution Agreements, where applicable, with the appropriate legal entities for the development listed in the Table in Recommendation 9 above, or related entities, to secure the financial assistance and to set out the terms of the development and operation of the new affordable rental housing, on terms and conditions satisfactory to the Executive Director, Housing Secretariat, in consultation with the Chief Financial Officer and Treasurer, and in a form approved by the City Solicitor.

13. City Council authorize the Executive Director, Housing Secretariat, on behalf of the City, to execute any security or financing documents, or any other documents required to facilitate the development, including any documents required by the developers of the development described in the Table in Recommendation 9 above, or their related corporations, to complete pre-development activities, construction and secure conventional financing, where required, including any postponement, confirmation of status, discharge or consent documents where and when required during the term of the Municipal Housing Facility Agreement, as required by normal business practices, and provided that such documents do not give rise to financial obligations on the part of the City that have not been previously approved by City Council.

14. City Council direct the City Solicitor to withhold the necessary Bills for enactment, until the owner has, at its sole cost and expense:

a. entered into a Dwelling Room Replacement and Tenant Relocation Agreement with the owner, pursuant to Policies 3.2.1.11 and 3.2.1.12 of the City’s Official Plan, to secure the owner’s obligation to replace the existing dwelling room gross floor area and provide tenant relocation and assistance to lessen hardship for existing tenants of the 13 existing rental dwelling rooms described in Recommendation 6 above, and of the one (1) existing rental dwelling unit described in Recommendation 7 above, to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor;

b. registered on title to the site, a Section 118 Restriction under the Land Titles Act, to the satisfaction of the City Solicitor, agreeing not to transfer or charge those parts of the lands, comprising the 12 replacement rental dwelling rooms, without the written consent of the Chief Planner and Executive Director, City Planning or designate, to assist with securing the Dwelling Room Replacement and Tenant Relocation Agreement against future owners and encumbrances of the lands until such time as the City Solicitor determines that its registration on title is no longer required to secure the provisions of the Dwelling Room Replacement and Tenant Relocation Agreement;

c. entered into one or more agreement(s) with the City, to secure the Affordable Rental Housing Units on the terms set out in Attachment 7 to the report (April 19, 2024) from the Director, Community Planning, Toronto and East York District, to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor and registered on title to the site, a Section 118 Restriction under the Land Titles Act, to the satisfaction of the City Solicitor, agreeing not to transfer or charge those parts of the lands, comprising the minimum residential gross floor area of 10,500 square metres towards the affordable dwelling units, without the written consent of the Chief Planner and Executive Director, City Planning or designate, to assist with securing the Affordable Rental Housing Units against future owners and encumbrances of the lands until such time as the City Solicitor determines that its registration on title is no longer required;

d. entered into a Municipal Housing Project Facilities Agreement (the "Contribution Agreement") with Housing Secretariat to ensure the financial assistance being provided and set out the terms of the operation of the Affordable Housing Units, on terms and conditions acceptable to the Executive Director, Housing Secretariat, in a form satisfactory to the City Solicitor;

e. prepared and submitted a revised Functional Servicing and Stormwater Management Report for review and acceptance to demonstrate that the storm sewer system and any required improvements to it, has adequate capacity to accommodate the development of the lands to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services;

f. where improvements to the storm sewer system are recommended in the Functional Servicing and Stormwater Management Report as accepted by the Chief Engineer and Executive Director, Engineering and Construction Services, the owner has entered into a financially secured agreement with the City to secure the construction of the required improvements;

g. entered into a Heritage Easement Agreement with the City for the properties at 191-199 College Street and 74-76 Henry Street, substantially in accordance with the plans and drawings dated August 11, 2023, prepared by Icon and ERA Architects, and the Heritage Impact Assessment, dated August 15, 2023, prepared by ERA Architects Inc., all on file with the Senior Manager, Heritage Planning, subject to and in accordance with the Conservation Plan, to the satisfaction of the Senior Manager, Heritage Planning including execution of such agreement to the satisfaction of the City Solicitor; and

h. provided a detailed Conservation Plan, prepared by a qualified heritage consultant that is substantially in accordance with the conservation strategy set out in the Heritage Impact Assessment dated August 15, 2023, prepared by ERA Architects Inc. for the properties at 191-199 College Street and 74-76 Henry Street, subject to modifications to the design proposed in the Heritage Impact Assessment of the barrier-free entrances for the properties at 191-199 College Street to enhance the conservation response to the heritage attributes, to the satisfaction of the Senior Manager, Heritage Planning.

15. City Council request the Chief Planner and Executive Director, City Planning to secure the following as part of the site plan agreement, as per the applicant’s written commitment in their letter of May 7, 2024:

a.  a low-carbon energy strategy that includes at least the following sustainability measures:
 

i.  a highly energy-efficient building envelope;

ii.  no on-site combustion of fossil fuels in appliances;

iii.  an air and/or ground source heat pump system as the exclusive or, if necessary, primary (> 85 percent) source of heating and cooling for the building;

iv.  at least 100 points for energy efficiency in Canada Mortgage and Housing Corporation’s MLI Select Program;

v.  ample electrical outlets for bicycle charging in the interior bicycle parking area;

vi.  accommodation for future solar photovoltaic system; and

vii.  if the applicant is willing, cross-laminated timber construction;

b.  delivery access to the building only from the rear laneway, not from Henry Street or College Street;

c.  retail spaces suitable for the return of the existing commercial tenants;

d  an outdoor, publicly accessible source of drinking water;

e.  outdoor public seating, to be located within or adjacent to the public right-of-way for public use, in consultation with Transportation Services; and

f.  retaining the existing by-law-protected street trees on College Street and Henry Street, if recommended by Urban Forestry.

16. City Council request the General Manager, Transportation Services to review and report back on the feasibility of amending Schedule B of the City of Toronto Municipal Code Chapter 925, Permit Parking, to exclude the development located at 191-199 College Street from Permit Parking.

The Toronto and East York Community Council held a statutory public meeting on May 7, 2024 and notice was given in accordance with the Planning Act.

This report reviews and recommends approval of the application to amend the Official Plan and Zoning By-law to permit a new 31-storey (96-metre including mechanical penthouse) mixed-use building at 191-199 College Street and partially retain the 3-storey semi-detached dwellings at 74 and 76 Henry Street which will contain 12 replacement dwelling rooms. The proposal currently consists of 490 dwelling units and 1,356 square metres of non-residential gross floor area.

This application is part of the Open Door Affordable Rental Housing Program and currently proposes to provide 408 affordable dwelling units (all studio units) or the equivalent of that floor area which amounts to 10,500 square metres.

The properties at 191-199 College Street and 74-76 Henry Street are designated under Part IV, Section 29 of the Ontario Heritage Act. The principal elevations of 191-199 College Street, and 74-76 Henry Street will be retained and integrated within the new development.

The Official Plan Amendment redesignates the southern portion of the site from Neighbourhoods to Mixed Use Areas, revises the boundary of Site and Area Policy (SASP) 533 to include 74 and 76 Henry Street, permits the proposed height within Character Area F in SASP 533, provides a minimum residential gross floor area of 10,500 square metres for affordable rental dwelling units for a period of 40 years, and establishes site specific policies for rental dwelling room replacement for a period of 20 years.

The Toronto and East York Community Council recommends that:

1. City Council approve the alterations to the heritage properties at 191-199 College Street and 74-76 Henry Street, in accordance with Part IV, Section 33 of the Ontario Heritage Act, to allow for the construction of a new 31-storey tower on the lands known municipally as 191-199 College Street and 74-76 Henry Street, with such alterations substantially in accordance with plans and drawings dated August 11, 2023, prepared by Icon Architects, and on file with the Senior Manager, Heritage Planning; and the Heritage Impact Assessment, dated August 15, 2023, prepared by ERA Architects Inc., all on file with the Senior Manager, Heritage Planning, and all subject to and in accordance with a Conservation Plan satisfactory to the Senior Manager, Heritage Planning and subject to the following additional conditions:

a. the related Zoning By-law Amendment permitting the proposed alterations has been enacted by City Council and has come into full force and effect in a form and with content acceptable to City Council, as determined by the Chief Planner and Executive Director, City Planning, in consultation with the Senior Manager, Heritage Planning;

b. prior to the introduction of the Bills for such Zoning By-law Amendment by City Council, the owner shall:

1. enter into a Heritage Easement Agreement with the City for the properties at 191-199 College Street and 74-76 Henry Street, substantially in accordance with the plans and drawings dated August 11, 2023, prepared by Icon and ERA Architects, and on file with the Senior Manager, Heritage Planning; and the Heritage Impact Assessment, dated August 15, 2023, prepared by ERA Architects Inc., all on file with the Senior Manager, Heritage Planning, subject to and in accordance with the Conservation Plan required in Recommendation 1.b.2. below, to the satisfaction of the Senior Manager, Heritage Planning including execution of such agreement to the satisfaction of the City Solicitor; and

2. provide a detailed Conservation Plan, prepared by a qualified heritage consultant that is substantially in accordance with the conservation strategy set out in the Heritage Impact Assessment dated August 15, 2023, prepared by ERA Architects Inc for the properties at 191-199 College Street and 74-76 Henry Street, subject to modifications to the design proposed in the Heritage Impact Assessment of the barrier-free entrances for the properties at 191-199 College Street to enhance the conservation response to the heritage attributes, to the satisfaction of the Senior Manager, Heritage Planning;

c.  prior to Site Plan approval for the proposed Zoning By-law Amendment for the properties at located at 191-199 College Street and 74-76 Henry Street, the subject owner shall:

1. provide final Site Plan drawings substantially in accordance with the approved Conservation Plans required in Recommendation 1.b.2. above, to the satisfaction of the Senior Manager, Heritage Planning;

2. have obtained final approval for the necessary Zoning By-law Amendment required for the subject property, such Amendment to have come into full force and effect;

3. provide a Heritage Lighting Plan that describe how the exterior of the heritage properties will be sensitively illuminated to enhance their heritage character to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such a plan to the satisfaction of the Senior Manager, Heritage Planning;

4. provide an Interpretation Plan for the subject properties, to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such plan to the satisfaction of the Senior Manager, Heritage Planning;

5. submit a Signage Plan to the satisfaction of the Senior Manager, Heritage Planning; and

6. provide a detailed Landscape Plan for the subject properties, satisfactory to the Senior Manager, Heritage Planning;

d. prior to the issuance of any permit for all or any part of the properties at 191-199 College Street and 74-76 Henry Street, including a heritage permit or a building permit, but excluding permits for repairs and maintenance and usual and minor works for the existing heritage building, as are acceptable to the Senior Manager, Heritage Planning, the owner shall:

1. have obtained final approval for the necessary Zoning By-law Amendment required for the subject properties, such Amendment to have come into full force and effect;

2. have entered into a Heritage Easement Agreement with the City of Toronto required in Recommendation 1.b.1. above, for properties at 191-199 College Street and 74-76 Henry Street, including registration on title of such Agreement, to the satisfaction of the City Solicitor;

3. provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Conservation Plans required in Recommendation 1.b.2. above, including a description of materials and finishes, to be prepared by the project architect and a qualified heritage consultant to the satisfaction of the Senior Manager, Heritage Planning; and

4. provide a Letter of Credit, including provision for upwards indexing, in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Planning, to secure all work included in the approved Conservation, Lighting and Interpretation plans; and

e. prior to the release of the Letter of Credit required in Recommendation 1.d.4. above, the owner shall:

1. provide a letter of substantial completion prepared and signed by a qualified heritage consultant confirming that the required conservation work and the required interpretive work has been completed in accordance with the Conservation and Interpretation Plans and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Planning; and

2. provide replacement Heritage Easement Agreement photographs to the satisfaction of the Senior Manager, Heritage Planning.

2. City Council authorize the entering into of a Heritage Easement Agreement under Section 37 of the Ontario Heritage Act with the owner of 191-199 College Street and 74-76 Henry Street in a form and content satisfactory to the City Solicitor and the Chief Planner and Executive Director, City Planning.

3. City Council authorize the City Solicitor to introduce the necessary Bill in City Council authorizing the entering into of a Heritage Easement Agreement for the properties at 191-199 College Street and 74-76 Henry Street.

This report recommends that City Council approve the alterations proposed for the heritage properties at 191-199 College Street and 74-76 Henry Street which are designated under Part IV of the Ontario Heritage Act.

The subject properties are located on the southwest corner of College and Henry streets and comprise part of a collection of surviving representative examples of late 19th-century semi-detached house form buildings with detailing from the Victorian period. They support and maintain the historical character of College Street and the residential neighbourhood that developed on the south side of the street across from the University of Toronto campus, as well as the transition that occurred as College Street evolved into the present-day commercial thoroughfare.

In May and August 2022, the City received Official Plan Amendment, Site Plan Control and Zoning By-law Amendment applications related to the proposed redevelopment of the subject properties to permit a 31-storey mixed-use building atop a seven-storey podium, containing 492 new rental dwelling units (including 408 new affordable units) and 1,356 square metres of non-residential gross floor area. The proposal includes partial retention and restoration of the subject properties in-situ.

The proposed development is consistent with the existing policy framework and proposes an overall conservation strategy that conserves the heritage resources at the subject development site.

The owner has submitted an application to alter the designated heritage properties under Section 33 of the Ontario Heritage Act and this report recommends the application be approved subject to refinements to the alterations of the lower floors.

The City Solicitor recommends that:

1. City Council adopt the recommendations contained in the Confidential Attachment 1 to this report from the City Solicitor.
 

2. City Council authorize the public release of the confidential recommendations contained in the Confidential Attachment 1 and Confidential Appendix A to this report from the City Solicitor, if adopted by City Council.

3. City Council direct that all other information contained in Confidential Attachment 1 to this report from the City Solicitor is to remain confidential at the discretion of the City Solicitor, as it contains advice which is subject to solicitor-client privilege.

On December 14, 2020, the City received Zoning By-law and Official Plan Amendment applications for 5051-5061 Yonge Street (the "Site") to permit the construction of a 42 storey (135 metres excluding mechanical penthouse) mixed-use building with non-residential uses on the first 6 storeys, and residential uses above, with a total of 350 units. On October 26, 2022 a revised application was submitted proposing a 39 storey (126 metres excluding mechanical penthouse) mixed use building with non-residential uses on the first two storeys, and residential uses above with a total of 365 units.

The applicant appealed City Council's neglect or failure to make a decision on its application for the Official Plan and Zoning By-law Amendments (the "Appeal"), to the Ontario Land Tribunal on January 18, 2023. A ten-day Ontario Land Tribunal hearing was scheduled to commence on May 15, 2024, but was adjourned by the applicant so that further direction could be sought from City Council. This matter is urgent and should not be deferred.

The Executive Committee recommends that:

1. City Council authorize the City Manager, in consultation with the Chief Planner and Executive Director, City Planning, the Executive Director, Transit Expansion, the General Manager, Transportation Services and the City Solicitor, to conclude negotiations and enter into and execute a site-specific Transit Oriented Communities Agreement with the Province of Ontario as represented by the Minister of Infrastructure and the Ontario Infrastructure and Lands Corporation, including provisions relating to the transfer of funding provided by Cadillac Fairview and the Province for the construction of new City infrastructure and coordination of infrastructure projects in the area, based on the terms outlined in Attachment 2 to the report (June 4, 2024) from the Deputy City Manager, Infrastructure Services and such other terms and conditions satisfactory to the City Manager, on condition that the Contribution Agreement between the Province and Cadillac Fairview (the "Owner) is amended as necessary to ensure consistency with the terms of site-specific Transit Oriented Communities Agreement and that the Transit Services/Operating Agreement has been entered into between Metrolinx and Cadillac Fairview, and to enter into any such ancillary or related agreements, amendments, extensions and renewals as may be necessary, on such terms and conditions as are satisfactory to the City Manager, in consultation with the above named City officials, all in a form satisfactory to the City Solicitor.

2. City Council authorize the City Manager, in consultation with the Deputy City Manager, Infrastructure Services and the City Solicitor, to conclude negotiations and execute Project Delivery Agreements with Waterfront Toronto, on terms and conditions satisfactory to the Deputy City Manager, Infrastructure Services, and in a form satisfactory to the City Solicitor, for the full implementation of the Preferred Design of the Broadview Eastern Flood Protection project Environmental Assessment, including completion of design and construction, subject to City Council budget approvals.

3. City Council authorize the City Manager, in consultation with the Chief Planner and Executive Director, City Planning, the General Manager, Parks, Forestry and Recreation, the General Manager, Children's Services and the City Solicitor, to conclude negotiations, enter into and execute a Development Agreement with Cadillac Fairview and the Province of Ontario as represented by the Minister of Infrastructure and the Ontario Infrastructure and Lands Corporation to secure among other matters two childcare centres and a community recreation centre, based on the terms outlined in Attachment 3 to the report (June 4, 2024) from the Deputy City Manager, Infrastructure Services and such other terms and conditions satisfactory to the City Manager and in a form satisfactory to the City Solicitor.

4. City Council authorize the City Manager, in consultation with the Executive Director, Housing Secretariat, the Chief Planner and Executive Director, City Planning and the City Solicitor, to conclude negotiations, enter into and execute an Affordable Housing Agreement with Cadillac Fairview and its related nominees/corporations and the Province of Ontario as represented by the Minister of Infrastructure and the Ontario Infrastructure and Lands Corporation based on the terms outlined in Attachment 4 to the report (June 4, 2024) from the Deputy City Manager, Infrastructure Services and such other terms and conditions satisfactory to the City Manager and in a form satisfactory to the City Solicitor and to enter into and execute any ancillary and related site-specific affordable housing agreements in consultation with the Executive Director, Housing Secretariat, the Chief Planner and Executive Director, City Planning and the Chief Financial Officer and Treasurer all in a form satisfactory to the City Solicitor, but only provided that the aforementioned agreements are able to be registered on title and binding on successor owners, to the satisfaction of the City Solicitor.

5. City Council authorize the Executive Director, Housing Secretariat, in consultation with the Chief Financial Officer and Treasurer and the City Solicitor, to execute any security or financing documents as they relate to the Affordable Housing Agreement with Cadillac Fairview and its related nominees/corporations and the Province of Ontario as represented by the Minister of Infrastructure and the Ontario Infrastructure and Lands Corporation and any site-specific affordable housing agreement, or any other documents required to facilitate the affordable housing development and related activities, construction and secure conventional financing, where required, including any postponement, confirmation of status, discharge or consent documents where and when required during the term of the applicable affordable housing 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, all in a form satisfactory to the City Solicitor, but only provided that the aforementioned agreements are able to be registered on title and binding on successor owners, to the satisfaction of the City Solicitor.

6. In accordance with the delegated approval under By-law 229-2000, as amended, City Council be advised that the Chief Planner and Executive Director, City Planning or delegate intends to approve the Draft Plan of Subdivision as generally illustrated in Attachment 6d to the report (June 4, 2024) from the Deputy City Manager, Infrastructure Services subject to:

a. the conditions as generally listed in Attachment 6e to the report (June 4, 2024) from the Deputy City Manager, Infrastructure Services which, except as otherwise noted, must be fulfilled prior to final approval and the release of the Plan of Subdivision for registration; and

b. any such revisions to the proposed subdivision plan or any such additional modified conditions as the Chief Planner and Executive Director, City Planning may deem to be appropriate to address matters arising from the on-going technical review of this development.

7. Notwithstanding Chapter 415-28 of the Municipal Code, City Council authorize the conveyance of Phase 2 parkland, being Block 11 on the Draft Plan of Subdivision shown on Attachment 6d to the report (June 4, 2024) from the Deputy City Manager, Infrastructure Services to occur prior to issuance of the final building permit for any building within Phase 2 of the Plan of Subdivision.

8. Notwithstanding Section 415-26B of the Municipal Code, City Council authorize the conveyance of Block 26 on the Draft Plan of Subdivision containing infrastructure to service Block 11 on the Draft Plan of Subdivision, as shown on Attachment 6d to the report (June 4, 2024) from the Deputy City Manager, Infrastructure Services, to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor.

9. City Council authorize the appropriate City officials to enter into a limiting distance agreement, if necessary, with the Owner of the lands to address the relationship between the future development on Block 4 and Block 26 of the Draft Plan of Subdivision as shown on Attachment 6d to the report (June 4, 2024) from the Deputy City Manager, Infrastructure Services and determine that the facilitation of appropriate municipal servicing and associated land ownership be due consideration, all to the satisfaction of the General Manager, Parks, Forestry and Recreation, in consultation with the City Solicitor.

10. City Council authorize the General Manager, Parks, Forestry and Recreation, the General Manager, Transportation Services and the Executive Director, Corporate Real Estate Management to accept the conveyance of the East Harbour Flood Protection Landform and Buffer Zone, including the portion of Street East that traverses the East Harbour Flood Protection Landform, on terms acceptable to the General Manager, Transportation Services, the General Manager, Parks, Forestry and Recreation and the Executive Director, Corporate Real Estate Management, in consultation with the City Solicitor, which may include a restrictive covenant in favour of the Toronto Region Conservation Authority or other form of encumbrance with the purpose of protecting the structural integrity of the flood protection landform.   

11. City Council approve development charge credits or exemptions for the proposed development at East Harbour as follows:

a. a development charge credit against the Parks and Recreation component of the Development Charges for the design and construction by the Owner of the Above Base Park Improvements to the satisfaction of the General Manager, Parks, Forestry and Recreation; the development charge credit shall be in an amount that is the lesser of the cost to the Owner for the design and construction of the Above Base Park Improvements as approved by the General Manager, Parks, Forestry and Recreation and the Parks and the Recreation component of development charges for Phases 2 and 3 respectively, payable for the development in accordance with the City's Development Charges By-law, as may be amended from time to time;

b. a Development Charge credit against the Storm Water Management component of the Development Charges applicable to the development, for the design and construction by the Owner of the eligible upsizing of stormwater infrastructure to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services; the development charge credit shall be in an amount that is the lesser of the eligible cost to the Owner of the eligible upsizing the stormwater infrastructure and the Storm Water Management component of the development charges payable for the development as approved by the General Manager, Toronto Water, in consultation with the Chief Planner and Executive Director, City Planning, in accordance with the City’s Development Charges By-law, as may be amended from time to time, to a maximum of $3.3 million;

c. a Development Charge credit against the Sanitary Sewer component of the Development Charges applicable to the development, for the design and construction by the Owner of the eligible upsizing of sanitary infrastructure to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services; the development charge credit shall be in an amount that is the lesser of the eligible cost to the Owner of the eligible upsizing the sanitary infrastructure and the Sanitary Sewer component of the development charges payable for the development as approved by the General Manager, Toronto Water in accordance with the City’s Development Charges By-law, as may be amended from time to time, to a maximum of $1.4 million;

d. a Development Charge credit against the Transit Component of the development charge for the design and construction by the Owner of the eligible Toronto Transit Commission base infrastructure within the Broadview Avenue Extension right of way to the satisfaction of the Toronto Transit Commission but only as necessary to address costs incurred by the Owner in excess of $5 million in relation to this work; the development charge credit shall be in an amount that is the lesser of the eligible cost to the Owner of constructing the transit base infrastructure within the Broadview Avenue Extension right of way that is above $5 million, as approved by the Toronto Transit Commission and the Transit component of the development charges payable for the development in accordance with the City’s Development Charges By-law, as may be amended from time to time; and

e. a Development Charge exemption for the Community Recreation Centre and the portions of any building containing a Child Care Facility or alternate community use.

12. City Council authorize the City Manager, in consultation with the Chief Financial Officer and Treasurer, the Chief Engineer and Executive Director, Engineering and Construction Services, the General Manager, Parks, Forestry and Recreation and the City Solicitor, to enter into and execute appropriate agreements to secure the development charge credits or exemptions as identified in Recommendations 11.a. to e. above, in appropriate agreements.

13. City Council authorize the Deputy City Manager, Infrastructure Services to negotiate and enter into an agreement between the City and the Owner to reimburse the Owner for the eligible design and construction costs to a value of $10 million for the East Harbour Flood Protection Landform, as approved by the Toronto and Region Conservation Authority and the Director, Waterfront Secretariat, and upon acceptance by the City, the reimbursement will be funded through a development charge credit against the East Harbour Port Lands Flood Protection and/or a development charge credit against the Storm Water Management component of the Development Charge payable for the development in accordance with the City's Development Charges By-law, as may be amended from time to time and/or through the approved budget for Broadview Eastern Flood Protection.

14. City Council accept deviations from the City’s Policy for Accepting Potentially Contaminated Lands to be Conveyed to the City under the Planning Act (2015) for the East Harbour lands being 21 Don Valley Parkway, 30 Booth Avenue and 375 and 385 Eastern Avenue, as set out below:

a. exempt the conveyance of lands comprising the future widening of the Don Roadway, being Block 13 on the Draft Plan of Subdivision shown on Attachment 6d to the report (June 4, 2024) from the Deputy City Manager, Infrastructure Services, from the Policy for Accepting Potentially Contaminated Lands to be Conveyed to the City under the Planning Act (2015), or as may be amended, and authorize City staff accept the conveyance of such lands in its current physical condition; 

b. exempt the conveyance of lands for future parks (Blocks 10, 11 and 26) and the East Harbour Flood Protection Landform (Blocks 15 and 25) as shown on the Draft Plan of Subdivision in Attachment 6d to the report (June 4, 2024) from the Deputy City Manager, Infrastructure Services from the application of Sections 5.1.2, 5.4.3, and 5.4.5 of the Policy for Accepting Potentially Contaminated Lands to be Conveyed to the City under the Planning Act (2015), or as may be amended, and any other sections that may be required to implement the conditions of draft plan approval, and authorize City staff to accept the conveyance of such lands that may be subject to Risk Management Measures that require ongoing monitoring of groundwater by the City and/or vapour mitigation during construction, following conveyance for such lands; and

c. exempt the conveyance of lands for future public roads as shown on the Draft Plan of Subdivision in Attachment 6d to the report (June 4, 2024) from the Deputy City Manager, Infrastructure Services from the application of Sections 5.1.2, 5.4.3, and 5.4.5 of the Policy for Accepting Potentially Contaminated Lands to be Conveyed to the City under the Planning Act (2015), or as may be amended, and any other sections that may be required to implement the conditions of draft plan approval, and authorize City staff to accept the conveyance of such lands that may be subject to Risk Management Measures that require ongoing monitoring of groundwater by the City and/or vapour mitigation during construction, following conveyance for such lands.

15. City Council authorize the City Manager, in consultation with the Chief Planner and Executive Director, City Planning, the General Manager, Transportation Services and the City Solicitor, to conclude negotiations, enter and execute a Toronto Transit Commission Infrastructure Agreement with the Owner and the Toronto Transit Commission to secure the construction by the Owner of base transit right of way improvements within Broadview Avenue between the rail corridor and Lake Shore Boulevard East on such terms and conditions satisfactory to the City Manager and in a form satisfactory to the City Solicitor.

16. If the Committee of Adjustment approves minor variances as described in the Implementing Agreements Section of the report (June 4, 2024) from the Deputy City Manager, Infrastructure Services, City Council require the Owner to enter into an Amended and Restated Section 37 Agreement, pursuant to Section 37 of the Planning Act (as it read the day before the date Section 1 of Schedule 17 of the COVID-19 Economic Recovery Act, 2020, came into force), to amend the existing Section 37 Agreement registered on title to the lands to implement the Committee’s decision, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning.

17. City Council request the Toronto Port Lands Company Board of Directors to authorize any agency approvals necessary to enable the delivery and, once completed, the conveyance to the City of Broadview Avenue from the East Harbour lands to Lakeshore Boulevard East on Toronto Port Lands Company lands.

18. City Council direct staff to request that CreateTO, acting on behalf of Toronto Port Lands Company, negotiate and enter into a licence agreement for construction access and laydown with Cadillac Fairview Corporation Limited over portions of Toronto Port Lands Company lands, being described in PIN 21077-0147, located south of the Transit Oriented Community lands, which are necessary to enable delivery of the Transit Oriented Community development and improvements described in the report (June 4, 2024) from the Deputy City Manager, Infrastructure Services.

19. City Council delegate to the Executive Director, Corporate Real Estate Management the authority to approve, in consultation with the General Manager, Transportation Services, all necessary transactions required to effect the acquisition, and lease or licence if required, by the City of Toronto from the Toronto Port Lands Company of lands required to effect the extension of Broadview Avenue and such other road allowance extensions, as may be required, from the Transit Oriented Community lands to Lake Shore Boulevard East, at nominal consideration, upon the satisfaction of all requirements imposed upon the Owner in respect of same, and that such authority include the negotiation and execution of all agreements and documents as may be reasonably required to give effect thereto the terms of which shall be consistent with the intent set out herein and the financial parameters determined and approved by City Council.  

20. City Council authorize the appropriate City officials to enter into a limiting distance agreement, if necessary, with the Owner of the lands, to address the relationship between the 4C Building and the new City-owned Community Recreation Centre only and determine that a commensurate portion of the value of the Community Recreation Centre being constructed by the Owner to be due consideration.

21. City Council authorize the Deputy City Manager, Development and Growth Services and the Deputy City Manager, Infrastructure Services to engage in discussions with the Province and Cadillac Fairview related to Cadillac Fairview's request for further changes to land use permissions at East Harbour, based on the following initial conditions:

a. the provision of 20 percent of all new housing units as affordable housing for a term of 99 years and depending on the density increase in the area and on the same terms as the affordable housing provided for the first part of the East Harbour Transit Oriented Community;

b. the provision of additional community benefits at a rate of up to 10 percent on the value of new development;

c. a firm commitment to the protection of employment development at East Harbour, the phasing of employment development to coincide with residential development, and a specific approach to develop the film sector at East Harbour; and

d. a commitment to fully integrate the Toronto Port Lands Company owned Keating Lands into the revised East Harbour master plan and to acquire the lands to support important benefits, including an increase in affordable housing and expanding the Community Recreation Centre.

22. City Council request the Deputy City Manager, Development and Growth Services and the Chief Planner and Executive Director, City Planning to report back to City Council on the results of the discussions with the Province and Cadillac Fairview and to seek appropriate negotiating authorities as required.

23. City Council authorize the appropriate City officials to take such actions as are necessary to implement City Council's decision.

The Executive Committee held a statutory public meeting on June 18, 2024 and notice was given in accordance with the Planning Act.

This report presents the outcome of negotiations with the Province and Cadillac Fairview related to the East Harbour Transit Oriented Community (TOC) development.  In addition, the report seeks City Council approval to conclude a series of agreements based on the negotiated terms and advises Council of the Chief Planner's intention to issue Draft Plan of Subdivision approval subject to conditions (Draft Plan Conditions). The report also seeks City Council authority to continue discussions with the Province and Cadillac Fairview on an emerging proposal to adjust the current ratio of employment and residential permissions by increasing the amount of mixed use and residential development at East Harbour.

An essential element for the East Harbour TOC development is the East Harbour Transit Hub (the Transit Hub). The Transit Hub is a priority project for the City and the Province. Along with other major infrastructure investments in the area, the Transit Hub will be an economic catalyst creating opportunities for new employment and housing development in the broader area, as well as being essential for the East Harbour TOC development. City Council provided direction in April 2022 confirming City priorities for the East Harbour TOC, including the negotiated community benefits and affordable housing. Based on this direction, City staff have negotiated an overarching approach with the Province and Cadillac Fairview that effectively addresses City interests and requirements at East Harbour.

The East Harbour TOC development is based on terms outlined in a Contribution Agreement between the Province and Cadillac Fairview. The City is not a party to the Contribution Agreement and is restricted in its ability to negotiate given the key terms pre-determined by the Contribution Agreement. The Contribution Agreement establishes several Conditions Precedent (CPs) to be satisfied in order for Cadillac Fairview to release $300 million in cash and in-kind contributions to the City. The majority of the CPs relate to actions to be taken by the City, while certain other CPs relate to actions to be taken by the Provincial government and Metrolinx. Cash contributions will flow through the Province to the City according to the terms of the Contribution Agreement.

In April 2022, following City Council's approval of negotiating direction, the Province issued a Ministerial Zoning Order (MZO) to give effect to the TOC, granting Cadillac Fairview residential development permissions of 302,000 square metres (3.25 million square feet) at East Harbour. With the introduction of residential development at East Harbour, City staff have been guided by an overarching objective to create a liveable, functional mixed-use community, with appropriate supportive community services and facilities, parks and open space, affordable housing, and transportation and servicing infrastructure. Key objectives for City staff have been to ensure City interests are properly reflected in the terms of agreements with the Province and Cadillac Fairview, and to effectively manage financial and other risks to the City.  This includes a focus on limiting the impact of the TOC development on the remaining employment lands on the site and in the vicinity as directed by City Council.

As noted above, this report outlines the terms of several key agreements required by the CPs and seeks City Council authority to conclude and execute the agreements:

-A Site-Specific TOC Agreement between the City and the Province to set out the CPs and the manner in which the CF funds will flow to the city, details respecting Provincial and City funding commitments for infrastructure works and governance terms for the delivery of the Broadview Eastern Flood Protection project and the Broadview Avenue extension;

-A Development Agreement between the City, Cadillac Fairview and the Province related to requirements for the delivery of in-kind contributions including a community centre and two childcare centres and other aspects of the TOC development;

-An Affordable Housing Agreement between the City and Cadillac Fairview establishing the key terms for the delivery of 215 affordable housing units for 99 years at East Harbour; and

-Amendments to the existing Section 37 Agreement to reflect changes in the location and timing of the delivery of certain benefits.

The report also outlines conditions related to the Draft Plan of Subdivision and a Pre-Servicing Agreement with Cadillac Fairview. These also relate to CPs identified in the Contribution Agreement.

The New Deal between the City and Province includes terms regarding two key infrastructure projects in East Harbour – the Broadview Avenue Extension north of the rail corridor to Eastern Avenue, and the Broadview Eastern Flood Protection project.  The New Deal outlines commitments to funding for the delivery of these City infrastructure projects and provides direction relating to the design approach as well as roles and responsibilities of the City and the Province. This report provides more detail on an updated approach to implementing the Broadview Eastern Flood Protection project.

The outcomes of negotiations described in this report are based on Cadillac Fairview's existing East Harbour master plan. The master plan reflects 926,000 square metres (10 million square feet) of employment development approved by City Council in 2018 and the addition of 302,000 square metres (3.25 million square feet) of residential development approved through the Provincial MZO in 2022.

Cadillac Fairview's previous employment conversion request as part of the recent Municipal Comprehensive Review is being considered by Planning and Housing Committee in June 2024 to coincide with this broader East Harbour TOC report.  That report recommends the maintenance of the employment lands at East Harbour, except for the particular sites where the MZO provides for residential development.

While Cadillac Fairview has confirmed their commitment to concluding these negotiations, in late May 2024, Cadillac Fairview informed the Province and the City that with market conditions related to the office development and the costs of financing the East Harbour development, it intends to pursue with the Province further changes to the employment lands to allow more mixed use and residential development. 

The City has been clear throughout these TOC negotiations that any future change in the balance of residential and employment permissions on the East Harbour site will require additional affordable housing and other community benefits.  This report seeks guidance for City staff discussions with the Province and Cadillac Fairview.  City staff will report back to City Council with further information on the Cadillac Fairview proposal as it becomes available and will seek any required City Council direction.

Several initial City conditions are fundamental to this discussion and should be articulated to the Province and Cadillac Fairview as discussions begin. City staff recommend that City Council endorse several key conditions related to any changes to allow more residential development:

-Depending on the proposed density increase, City Council has set a target of 20% of all new housing units as affordable housing on the same 99 year affordability period as the affordable housing provided for the first part of the East Harbour TOC;

-The provision of additional community benefits at a rate of up to 10% on the new development, depending on what the market can bear

-A firm commitment to the protection of employment development, the phasing of employment development to coincide with residential development, and a specific approach to develop the film sector at East Harbour

-A commitment to fully integrate the Keating Lands into the revised East Harbour master plan and to acquire the lands to support important benefits, including an increase in affordable housing and expanding the Community Recreation Centre.

The Executive Committee recommends that:

1.  City Council direct the Deputy City Manager, Infrastructure Services and the Deputy City Manager, Development and Growth Services to strengthen internal coordination amongst City Divisions in order to maximize achievement of the priorities outlined in Attachment 2 to the report (June 4, 2024) from the Deputy City Manager, Infrastructure Services and the Deputy City Manager, Development and Growth Services in interactions with the Provincial government and its agencies in the delivery of all current and future transit expansion and transit-oriented community projects.

2.  City Council request the Province to give the City authority to require community benefits up to a minimum value of 10 percent as part of all Transit Oriented Communities proposals in Toronto, distinct and separate from any affordable housing allocation, and that City staff prioritize essential social infrastructure for complete communities including, but not limited to, childcare facilities, community agency space, libraries and community recreation centres in all negotiations with the Province and its agencies.

3.  City Council request that all the new housing in Transit Oriented Communities in Toronto align with Inclusionary Zoning targets with a goal of reaching twenty percent of all units as affordable and City Council request the Chief Planner and Executive Director, City Planning, in consultation with the Executive Director, Housing Secretariat and the Executive Director, Transit Expansion, to make affordable housing a key priority in all negotiations with the Province and its agencies.

4.  City Council inform Metrolinx that the City will not execute any further transactions for City lands until such time that Metrolinx informs the City as to how they will mitigate construction impact to residential tenants and businesses.

5.  City Council request Metrolinx to make available to City staff all property needed to support transit expansion projects, including City-owned properties and private properties so that the City can monitor the performance of Metrolinx plans to mitigate the impact of transit construction to residential tenants and businesses.
 

6.  City Council request the Executive Director, Transit Expansion to establish a dedicated position to monitor the outcomes of Metrolinx’s approaches to address the impact for residential tenants and businesses during the construction of transit projects.

7.  City Council forward the Item to the Toronto Transit Commission, Waterfront Toronto, the Ontario Ministry of Transportation, Ontario Ministry of Infrastructure, Metrolinx and Infrastructure Ontario.

An unprecedented level of transit expansion, housing development and other major infrastructure projects is currently underway in Toronto. Delivery of higher-order transit lines, as well as development, brings numerous benefits, to increase housing supply, reduce congestion, support the City’s environmental goals, and promote a well-connected and accessible city. The advancement of the Province’s transit expansion projects along with its Transit Oriented Communities (TOC) Program, present significant opportunities to advance City priorities and maximize benefits to communities. At the same time, these large-scale and long-term construction projects present challenges that must be carefully managed to mitigate negative impacts on residents and businesses.

The purpose of this report is to:

1. Identify the City priorities that guide and inform negotiations with the Provincial government and its agencies, as well as the relevant policies and levers for implementation;

2. Provide a guide to external partners that outlines the City expectations with the Province, Metrolinx and the public more broadly; and,

3. Assist City staff in reviewing permit, licences and agreements under negotiation to determine if City priorities are being sufficiently addressed, while strengthening internal coordination to maximize City benefits.

The report identifies City priorities in the following areas, as detailed further in Attachment 2:

- Delivering mobility;

- Transit and housing as city building;

- Public realm improvements;

- Roadways, traffic and construction management;

- Parkland, forestry, and recreational facilities;

- Real estate;

- Protecting City infrastructure and assets;

- Community benefits;

- Business and cultural supports; and

- Community engagement.

City Divisions continue to review the Province’s technical designs, plans and requests for permits licences and approvals, in coordination with the local Councillor, as necessary, to identify all opportunities to advance the City’s priorities and to ensure a wholistic and coordinated City-wide approach that maximizes the benefits for the City. To further strengthen coordination processes as well as the engagement with the local Councillor, staff will:

- Ensure all City staff participating in transit expansion and TOC work understand the City priorities identified in Attachment 2, which will help guide and inform all negotiations with the Province and its agencies.

- Establish a monthly Transit and TOC Leaders Roundtable consisting of senior City staff across City Divisions. The purpose of this Roundtable is to review and provide strategic direction on critical, complex or non-routine permits, licenses and other agreements prior to issuance, where permitted under applicable law.

- Enhance their engagement with the local Councillor as part of ongoing work to assess opportunities to deliver on City priorities and identify potential improvements for advancement that reflect local ward priorities.

The Executive Committee recommends that:

1. City Council amend the 2024 Capital Budget and 2025 - 2033 Capital Plan for Toronto Shelter and Support Services to create a new capital project called “Homelessness Services Capital Infrastructure Strategy” with a project cost of $89.5 million, with cash flows commitments of $57.3 million in 2024 and a future commitment of $32.2 million in 2025, fully funded by the City Building Fund, in order to proceed with the due diligence and acquisition of properties.

2. City Council request the Government of Canada to provide $674.5 million in funding over 10 years to support the capital funding needs of Toronto’s Homelessness Services Capital Infrastructure Strategy.

3. City Council direct the Executive Director, Corporate Real Estate Management, in consultation with the General Manager, Toronto Shelter and Support Services, and the Chief Procurement Officer, to extend the use of Request for Supplier Qualifications solicitations Doc3982873048 and Doc3829596667 for Rapid Build Construction and Traditional Build Construction, established for the Rapid Housing Initiative to the Homelessness Services Capital Infrastructure Strategy until such time as updated Request for Supplier Qualifications are issued in 2025, including any amendments to the documents necessary to reflect such changes in a form satisfactory to the City Solicitor, but excluding the approvals and delegated authorities set out in Part 13 of Item 2021.PH26.4.

The Executive Committee directed the General Manager, Toronto Shelter and Support Services to report directly to the June 26, 27 and 28, 2024 meeting of City Council elaborating on the design and program model of the new shelters developed under the Homelessness Services Capital Infrastructure Strategy. 

This report provides an update on Toronto Shelter and Support Services’ (TSSS) long-term, proactive approach to capital planning through the new Homelessness Services Capital Infrastructure Strategy (HSCIS). This report also seeks funding to increase the total number of new long-term and permanent spaces in the base shelter system by 1,600 spaces between 2024 and 2033. The majority of these new spaces will replace the temporary spaces secured during the COVID-19 pandemic, including hotel sites, and will support recovery and stability of the shelter system. The requested funding will advance securing up to five new shelter sites in 2024 through acquisitions, and additional sites through development on existing City-owned land for the first phase of the HSCIS. The City is in active negotiations with the federal government to secure  capital funding for the HSCIS Strategy.

This report also provides an update on other TSSS shelter development projects as part of the 2025 Shelter Infrastructure Plan as required by the Emergency Shelter Development Process (ESDP), approved by City Council in 2017. The Infrastructure Plan provides updates on the Housing and Shelter Infrastructure Development project (HSID, formerly 1,000 beds), the George Street Revitalization (GSR) project, in addition to the new projects as part of the HSCIS that will begin in 2024.

Finally, this report provides an update on the Council-approved COVID-19 Shelter Transition and Relocation Plan, including de-commissioning plans for temporary shelter hotel locations with the largest (more than 200) single adult and chronically homeless populations.

The Executive Committee recommends that:

1.  City Council direct the Sankofa Square Board of Management to develop a multi-year strategic and business plan, in consultation with the General Manager, Economic Development and Culture and the City Manager, that includes:

a. strategies to enhance the activation of Sankofa Square for economic development, tourism and community and commercial programming;

b. enhanced revenue streams to deliver on the mandate and programming of Sankofa Square and the community;

c. a review of permitting, production support policies, and fee structures, including considerations for increasing accessibility by community and not-for-profit organizations;

d. considerations for setting up a foundation to fund the resourcing of the Square's revitalization and enhance access for community and not-for-profit organizations;

e. strategies to enhance the safety and perception of safety of Sankofa Square;

f. rebranding of Yonge-Dundas Square to Sankofa Square;

g. outcomes of community engagement on the revitalization of Sankofa Square;

h. opportunities for partnerships on programming with key stakeholders;

i. a business case and detailed financial implications of implementation of the multi-year strategic plan and business plan; and

j. performance metrics to measure progress on the plans.

2.  City Council direct the Sankofa Square Board of Management to report back to City Council through the Executive Committee by the third quarter of 2025 on the results and implementation status of the Board’s multi-year strategic plan and business plan adopted by the Board as set out in Recommendation 1 above, and an update on the partnership/sponsorship opportunities undertaken by the Board.

3. City Council advise the Sankofa Square Board of Management that the City Manager’s governance review requested in Item 2023.MM7.5 is concluded and that it is authorized to pursue appropriate partnership and sponsorship opportunities, subject to the Board-approved partnership policy, multi-year strategic plan and business plan, and consistent with the City’s partnership policies.

4. City Council amend Toronto Municipal Code Chapter 636, Public Squares, to:

a. replace all references to Yonge-Dundas Square with Sankofa Square;

b. replace all references to Yonge-Dundas Square Board of Management with the Sankofa Square Board of Management; and

c. replace all references to Ryerson University with Toronto Metropolitan University.

5.  City Council authorize the City Solicitor to submit Bills directly to City Council for enactment to amend any City of Toronto by-law or Municipal Code Chapter to replace all references to Yonge-Dundas Square with Sankofa Square and to replace all references to the Yonge-Dundas Square Board of Management with the Sankofa Square Board of Management.

6.  City Council authorize the City Manager, in consultation with the City Solicitor, to amend the City’s Relationship Framework with the Yonge-Dundas Square Board of Management and any other substantive or technical changes as may be required to give effect to City Council's decision to reflect the change of the name of Yonge-Dundas Square and the Yonge-Dundas Square Board of Management as set out in Recommendation 4 above, and as may be required by any other City Council decisions in the report (June 4, 2024) from the City Manager and as amended as follows:

a. amend section 1.1, Background, to reflect City Council’s decisions on the renaming of Yonge Dundas Square to Sankofa Square, including the objectives and process that led to the decision;

b. amend section 2.1, Mandate of the Yonge-Dundas Square Board, by deleting paragraph c) “to develop a sponsorship program” and substituting “to develop a 5-year strategic plan”;

c. amend Item 3.1, Matters Requiring Council Approval, by adding “any naming, renaming, or corporate naming” of the Square;

d. amend Article 3.2 – Matters Delegated to the Board as set out below:

i. delete paragraph b) and replace it with “developing a long-term needs assessment with regard to capital maintenance and repairs of the Square”;

ii. amend paragraph d) to add the words “giving consideration to matters of community access, inclusion and affordability” after the words “fees and charges”;

iii. amend paragraph e) to add the words “and developing a strategic plan and updating that plan every 5 years” after the words “every year”; and

iv. add the following new paragraph:

h. establishing performance objectives and conducting an annual performance evaluation of the General Manager.

e. amend Article 5, City Board, to reflect the current composition and membership of the Board and the City’s public appointments policy; and

f. amend Article 8.1.4 to add the words “and provides training to the Board on City of Toronto priorities and policies as required by the City or requested by the Board” after the words “including the Board”.

7.  City Council authorize the Sankofa Square Board of Management to amend their rules of procedure to reflect the change of the name to Sankofa Square and Sankofa Square Board of Management as set out in Recommendation 4 above.

8.  City Council authorize the City Manager and the Sankofa Square Board of Management or their delegates to take any necessary action to give effect to Recommendations 1 to 7 above.

This report responds to City Council's request to conduct a governance and operational review of Sankofa Square[1], including but not limited to considerations such as publicly operating Sankofa Square in the same manner as Nathan Phillips Square (NPS).

The review included a jurisdictional scan and engagement with Board members. Key findings of the review include:

-Sankofa Square has a broader mandate than the City's civic squares which includes economic development and community and commercial objectives.

-Sankofa Square's governance and operations model is similar to other North American squares that have broad mandates.

-Sankofa Square is mandated to be financially self-sufficient while the civic squares are not and therefore Sankofa Square can generate revenues from advertisements, sponsorships and commercial events.

Based on the key findings of the review, it is recommended that Sankofa Square continue its current board of management governance structure. Departing from this structure and operating Sankofa Square in the same manner as NPS could constrain programming, limit its ability to conduct fundraising, generate revenues, and potentially increase the City of Toronto’s net expenditures.

A multi-year strategic plan and business plan is recommended to refresh the Square's objectives. This strategic planning process will help to align the Square's objectives with the post pandemic events market and evolving neighbourhood context and to address the opportunities and challenges identified in this report.

This report also transmits, as directed by City Council, the Sankofa Square Board of Management (Board) report on Yonge-Dundas Square's adoption of the new name of Sankofa Square, as previously adopted by City Council, and includes the Board's implementation and transition plan for the new name (Attachment 1).

City Council on May 22 and 23, 2024, referred Administrative Inquiry IA18.1 from Councillor Stephen Holyday, Ward 2, Etobicoke Centre, regarding Yonge-Dundas Square Renaming Initiative and Answer IA18.1a from the City Manager to the Executive Committee for consideration.

The Executive Committee recommends that:

1. City Council direct the General Manager, Parks, Forestry and Recreation, in collaboration with the City Manager, to develop a transition plan to change the governance and operations of Moss Park Arena from a Board of Management to a City operated arena to come into effect by the end of 2025, and report back to City Council by the fourth quarter of 2024 with the transition plan, including:

a. the financial impacts and resourcing requirements for the transition to the City’s administration;

b. all rights, claims, undertakings, obligations, assets and liabilities of the Board of Management;

c. workforce and employment impacts;

d. any other impacts on the City’s Parks, Forestry and Recreation Division arising from assuming the operations of the Arena; and

e. the implementation timeline.

2. City Council authorize the City Solicitor to introduce the necessary Bills in City Council for dissolution of the Moss Park Arena Board in accordance with the City of Toronto Act, 2006, and O. Regulation 589/06, Dissolution of and Assumption of Powers of Local Boards, to bring into effect the transition, subject to City Council’s decision in consideration of Recommendation 1 above.

3. City Council direct that, effectively immediately, the Moss Park Arena Board of Management work with the General Manager, Parks, Forestry and Recreation to review opportunities for the Moss Park Arena to enhance equitable community access to the Arena’s programs.

This report responds to City Council's direction to the City Manager, in consultation with the General Manager, Parks, Forestry and Recreation, to assess the impacts of transitioning the governance and operations of Moss Park Arena from a Board of Management to a City-operated arena. This report provides governance considerations as well as financial, operational, staffing and program impacts of such a transition.

Moss Park Arena provides indoor ice sport facilities along with programming including hockey leagues, hockey camps, and instructional programs. It is operated by a Board of Directors, appointed by City Council through the Civic appointments process and follows City policy in terms of how ice is allocated to community user groups.

If directed by City Council to transition Moss Park Arena from a Board of Management to a City-operated arena, a transition plan would need to be developed and implemented. This plan would include, but not be limited to, transitioning current programming to third party user groups, renegotiating ice contracts, a workforce management assessment and Council approval of additional operating funding required, through the budget process.  

The Executive Committee recommends that:

1. City Council adopt the confidential instructions to staff in Confidential Attachment 1 to the report (June 4, 2024) from the City Manager and the Chief Financial Officer and Treasurer.

2. City Council authorize the public release of Confidential Attachment 1 and Confidential Appendix A to the report (June 4, 2024) from the City Manager and the Chief Financial Officer and Treasurer, if City Council adopts the confidential instructions to staff in Confidential Attachment 1 to the report (June 4, 2024) from the City Manager and the Chief Financial Officer and Treasurer and if Confidential Appendix A to the report (June 4, 2024) from the City Manager and the Chief Financial Officer and Treasurer is adopted by City Council and executed by the City Manager.

3. City Council direct that Confidential Appendix B to the report (June 4, 2024) from the City Manager and the Chief Financial Officer and Treasurer remains confidential as disclosure of this information could reasonably be expected to prejudice Toronto Hydro's competitive position or interfere significantly with the contractual or other negotiations of Toronto Hydro and result in undue loss to Toronto Hydro; in addition, any disclosure could give rise to a breach of law, including applicable securities law.

The purpose of this report is to seek Council's instructions to enable Toronto Hydro's sustainable growth.

The Executive Committee recommends that:

1. City Council receive the report (May 31, 2024) from the Chief Financial Officer and Treasurer for information.

The purpose of this report is to provide the following information:

1.  Performance of the Funds for the year 2023

2.  General Market Update and Benchmark Performance

3.  City of Toronto Investment Policy and Procedures

The City's General Group of Funds (General Fund) hold the working capital and amounts designated for the City's reserves and reserve funds.  The General Fund is comprised of two pools of investments: (a) the Short Term Fund (liquidity funds managed internally), and (b) the Long Term Fund (funds not immediately required managed by the Toronto Investment Board).  The General Fund had a book return of 4.0 per cent and generated $444 million for the full year 2023. 

As a result of the pandemic, the General Fund has held a larger position in the Short Term Fund (STF) to enhance the liquidity and to generally lower the overall risk (risk management).  On average, the Short Term Fund, including the short-term investments of the Long Term Fund (LTF), was about 67 per cent of the overall General Fund in 2023 compared to 48 per cent from the pre-pandemic level in 2019.  This higher weighting in the Short Term Fund provided significant protection, as well as increased returns as short-term rates moved higher in recent years.

Staff re-assessed the City's liquidity position in late 2023 and advised the Chief Financial Officer and Treasurer (CFO&T) that excess funds within the Short Term Fund were available for longer term investment.  At that time, a plan was set for $2 billion to be transferred from STF to the LTF in four quarterly installments during 2024.  The CFO&T maintains the right to halt these transfers if circumstances change and there are higher needs for liquidity.

The City's Sinking Fund portfolio, which holds the investment funds for future debt repayments, had an earned income basis return of 1.2 per cent and generated $29.0 million for the twelve months ending December 31, 2023. 

Since January 1, 2018, the City's long-term investments (Long Term Fund and Sinking Fund) have been managed by the Toronto Investment Board (Board) under a Council adopted Investment Policy which is based on the prudent investor standard. Investment portfolios of different asset classes have been progressively phased in to make use of the broader range of investments that have become available. Although, the potential for volatility in total returns over the short-term investment horizon still exist, the overall portfolio risk has been reduced through asset mix diversification. The overall risk-adjusted total returns over the long-term investment horizon are expected to be higher.

The Board currently provides oversight of four external fixed income managers and four external global equity managers that invest the long-term investments. Both fixed income and equity investment classes are fully funded in accordance with the target asset mix in the Investment Policy with 70 per cent allocated to fixed income and 20 per cent to global equities. 

As at December 31, 2023, approximately 90 per cent of both the Sinking Fund and the Long Term Fund were managed by external investment managers.  The remaining 10 per cent of each fund will be allocated to real assets, which is currently in the contract negotiation phase with the Board's selected investment managers.  Adding real assets to the current investment portfolios, which already compose of fixed income and global equity, will enhance the overall portfolios' risk-adjusted investment return and align with the Council-approved policy target asset mix. The Board continues to evaluate opportunities in the real asset category to fulfill the target asset mix.

It is a legislative requirement that the Investment Policy be reviewed annually. Staff have reviewed the Investment Policy and no changes are recommended at this time given that policies have only been in place since 2018 and in that time we have experienced several years of volatility triggered by COVID-19 impacts.  The City of Toronto Investment Policy can be reviewed in Attachment 1 of this report.

Although the prudent investor standard has only been in place for five years, and was carefully phased in, the change has been monitored for effectiveness versus the previous prescribed list (prior to 2018).  This report also provides a comparison of returns between the previously used prescribed list versus the currently used prudent investor standard. The review shows the current regulation has been beneficial to the Long Term Fund by approximately $260 million over the five years it has been in place.

For the year 2023, all funds managed are compliant with the Investment Policy. KPMG LLP, the City's auditor, will conduct the Investment Policy audit during the second half of 2024.

The Toronto Investment Board has contracted a third-party data provider in order to monitor and report on the high-level Environmental, Social, and Governance (ESG) attributes of the City's long-term investment portfolio. This investment fund-level ESG reporting process will complement the existing corporate-level ESG performance report. At the end of 2023, the City's long-term investment portfolio's score is in the "Leader" category and is aligned with the selected market benchmark as depicted in the investment policy.

Subsequent to 2022, with a moderation of inflation and other related economic data, it would seem many central banks, such as the Bank of Canada, have now paused any further short-term interest rate increases. Since it would appear the actions of central banks are near a terminal point, with the prospect of lower interest rates in the future, long-term assets have rebounded to provide significantly higher returns in 2023.

The Executive Committee recommends that:

1. City Council approve the terms of the Net Income Share Agreement between the City and the Toronto Parking Authority for a three (3) year period, effective January 1, 2024, as outlined in Attachment 2 to the report (May 15, 2024) from the President, Toronto Parking Authority and the Chief Financial Officer and Treasurer.

2. City Council authorize appropriate City staff to prepare a Net Income Sharing Agreement between the Toronto Parking Authority and the City of Toronto, in accordance with the terms set out in Attachment 2 to the report (May 15, 2024) from the President, Toronto Parking Authority and the Chief Financial Officer and Treasurer, in a form satisfactory to the City Solicitor, and subject to the approval of the Board of Directors of the Toronto Parking Authority.

At its meeting on May 28, 2024, the Board of the Directors of the Toronto Parking Authority considered Item PA9.11 and made recommendations to City Council.

Summary from the report (May 15, 2024) from the President, Toronto Parking Authority and the Chief Financial Officer and Treasurer, City of Toronto

The purpose of this report is to present the Board of Directors of the Toronto Parking Authority (TPA) with the proposed terms of a new Net Income Share Agreement with the City of Toronto (the "City"). Toronto Parking Authority and the City's Financial Planning Division have collaborated to develop the principles of a new net income sharing agreement that will ensure that Toronto Parking Authority has access to sufficient resources to both fund its Capital Program, and continue to make annual contributions to the City of Toronto that build upon the $1.4 billion, including dividends, property taxes, and rents, that Toronto Parking Authority has contributed to the City since 2002, as outlined in Attachment 1 - Annual Contributions Made by the Toronto Parking Authority to the City of Toronto.

The review of Toronto Parking Authority's financial framework with the City is being carried out in two (2) phases with the first phase intended to arrive at an agreement with the City that will provide Toronto Parking Authority with the needed financial stability in the short-term to execute its 2024 Operating Budget and the 2024 - 2026 segment of the 10-Year Capital Budget and Plan, including the continued capital expansion of Toronto Parking Authority's Bike Share Toronto and Electric Vehicle (EV) Charging programs. The second phase of work, intended to address the long-term sustainability of Toronto Parking Authority will continue, with recommendations expected to be presented to the Board of Directors of the Toronto Parking Authority in Q4 2024.

Under the new framework, the net income sharing formula will be changed to increase the percentage of net income that Toronto Parking Authority retains from its operations from 15 percent to 25 percent which results in the City dividend dropping from 85 percent to 75 percent from the current Agreement. This enhanced income share ratio will provide Toronto Parking Authority with incremental net income over the next three (3) years to address the extensive backlog in state of good repair (SOGR) in Toronto Parking Authority's parking garages. In addition, the City will directly fund the continued capital expansion of Toronto Parking Authority's Bike Share Toronto and Electric Vehicle Charging programs over the term of the Agreement. Table 1 summarizes the proposed terms that are recommended for the new Net Income Share Agreement.

Table 1: Proposed Changes to the City of Toronto - TPA Net Income Share Agreement

The change to the income sharing formula reflects the conditions that were in place prior to the 2017 agreement where a 75/25 income sharing formula was used to support Toronto Parking Authority's capital requirements at a time that pre-dated the extension of Toronto Parking Authority's mandate to include Bike Share Toronto and Electric Vehicle Charging. A reversion to this model is required given the Toronto Parking Authority's relative cash reserve position after the pandemic and current capital program requirements of approximately $186.7 million over three (3) years (2024 - 2026) of Toronto Parking Authority's 10-Year Capital Budget and Plan. 

The new Agreement will continue to support annual net income contributions by Toronto Parking Authority to the City, estimated to be at least $91.0 million over the three (3) year term. Contributions will be paid on a quarterly basis, subject to unforeseen circumstances which may result from the interruption of service, any other unplanned occurrence or Council decision, which may have an adverse and material effect on the net income and/or the Toronto Parking Authority's cash reserves.

Subject to the Board's endorsement and approval by City Council, the Net Income Share Agreement will retroactively take effect January 1, 2024, for a three (3) year period ending December 31, 2026.

The Executive Committee recommends that:

1. City Council approve the draft By-law as set out in Revised Attachment 2 to the report (May 17, 2024) from the Director, Finance, Technology and Innovation.

At its meeting on May 31, 2024, the Board of Management of the Toronto Zoo considered item ZB10.3 and made a recommendation to City Council.

Summary from the Board of Management of the Toronto Zoo:

This report requests approval from the Board of Management of the Toronto Zoo for a revised records retention schedule for records in the custody and control of the Board, requests that the Board forward the schedule to City Council for enactment of the necessary by-law, and requests approval to integrate the Board's records retention schedule in the Toronto Municipal Code Chapter 219, Records, Corporate (Local Boards).

The Board of Health recommends that:

1. City Council authorize the Medical Officer of Health to award, execute and amend, on an ongoing basis, purchase of service agreements for food security initiatives with Working Women Community Centre, within the approved Toronto Public Health budget, in accordance with applicable program and funding guidelines, on such terms and conditions as are satisfactory to the Medical Officer of Health and in a form approved by the City Solicitor.

The purpose of this report is to provide information on the purchase of service contracts awarded and executed by the Medical Officer of Health for 2024, according to the delegation of authority by City Council.

This report also requests approval for the Medical Officer of Health to award, execute and amend, on an ongoing basis, purchase of services contracts with Working Women Community Centre to deliver food handler training and certification, food literacy, and employment skills development to low-income community participants, including newcomers and refugees.

The Board of Health recommends that:

1. City Council authorize the Medical Officer of Health to enter into agreements and other suitable arrangements, on behalf of the City of Toronto, for the transfer of funds to the Angel Foundation for Learning ($4,919.3 thousand) and the Toronto Foundation for Student Success ($14,214.9 thousand) for the purpose of administering the 2024 approved municipal funding (totalling $19,134.2 thousand) to eligible student nutrition programs across the City of Toronto on terms satisfactory to the Medical Officer of Health and in a form satisfactory to the City Solicitor.

The Board of Health:

 
1. Requested the Government of Canada to expand the National School Food Program to provide funding for a universal program which would provide nutritious meals for every school-aged child.

2. Requested the provincial Minister of Children, Community and Social Services to encourage the Government of Ontario to reach an agreement with the federal government as soon as possible so that the National School Food Program can be rolled out in the 2024-2025 school year.

3. Forwarded this report to the federal Minister of Agriculture and Agri-Food, the federal Minister of Families, Children and Social Development, the federal Minister of Health, the federal Minister of Employment and Social Development Canada, the provincial Minister of Children, Community and Social Services, the provincial Minister of Health, the provincial Minister of Education, the Toronto District School Board, the Toronto Catholic District School Board, le Conseil scolaire Viamonde, le Conseil scolaire catholique MonAvenir, the Toronto Foundation for Student Success, the Angel Foundation for Learning, the Daily Bread Food Bank, and United Way Greater Toronto.

4. Requested the Province of Ontario and Ministry of Children, Community and Social Services to consult with public health units and municipalities on the design, delivery, and local governance of the National School Food Program in Ontario.

Student nutrition programs are meal and snack programs offered primarily in school settings. These programs help to ensure that children and youth, especially those at risk for poor nutritional intake, have access to safe and culturally appropriate nutritious food. Research continues to demonstrate that healthy school meals support student mental and physical health, and positively impact food choices. Participating students focus better, achieve academic success, develop greater nutrition knowledge and healthier eating habits. These positive impacts are shown to continue into adulthood resulting in long term positive health behaviours, such as reduced diet-related chronic disease.^1,2

Toronto's Student Nutrition Program has two streams: the Public Schools Stream, which includes public schools and some grandfathered independent schools and community sites, and the Independent Schools Stream. Student nutrition programs depend on funding from the City of Toronto (the City), the Government of Ontario, student and parent contributions, community and school board fundraising, and corporate donations. Additional funding and support from the federal and provincial governments is needed to meet student needs and ensure sustainable programs.

This report makes recommendations for the 2024 Student Nutrition Program service subsidy allocations, which includes an 8.5 per cent cost of food inflationary increase of $1,495.9 thousand from the approved 2023 budget. The proposed combined allocations to the Angel Foundation for Learning and the Toronto Foundation for Student Success are for the purpose of administering the 2024 approved municipal funding to eligible student nutrition programs across the City of Toronto and total $19,134.2 thousand which includes $280.1 thousand held in reserve for appeals and Fall applications. 

The Economic and Community Development Committee recommends that:

1. City Council adopt the approach to community consultation outlined in the report (May 10, 2024) from the General Manager, Seniors Services and Long-Term Care and direct the General Manager, Seniors Services and Long-Term Care to implement the planned consultation approach.

2. City Council request the General Manager, Seniors Services and Long-Term Care to develop the third Toronto Seniors Strategy.

This report provides a response to City Council's request for a plan to develop the third Toronto Seniors Strategy.

Toronto’s senior population is growing, with increasing diversity and evolving priorities for aging in place. Building on the first (2013-18) and second (2018-22) Toronto Seniors Strategies, the third Toronto Seniors Strategy will continue to develop and adapt City programs, policies, and strategic initiatives to better support aging in place, particularly for seniors who are Indigenous, Black, and those who belong to equity-deserving groups.

SSLTC has developed a community consultation process to identify the priorities of seniors in Toronto. The multi-modal community consultation plan was developed based on City engagement practices, best practices for engaging with seniors, and principles of equity and accessibility. The consultation methods are informed by leading practices for the engagement of seniors, as identified in the literature. This community consultation process will enhance the City's understanding of the concerns and experiences of seniors in Toronto, with a focus on equity-informed priorities for aging in place. The consultation results will be combined with sociodemographic data and input from key stakeholders to develop the third Toronto Seniors Strategy.

The Economic and Community Development Committee recommends that:

1. City Council approve the updated structure for Toronto's International Alliance Program (IAP) detailed in Attachment 1 to the report (May 14, 2024) from the General Manager, Economic Development and Culture, and the City Clerk, including definitions for the two main relationship agreement categories of Partnership City and International Project.

2. City Council approve the eligibility criteria and policies for establishing new International Alliance Program Partnership City and International Project agreements detailed, respectively, in Attachment 2 and Attachment 3 to the report (May 14, 2024) from the General Manager, Economic Development and Culture, and the City Clerk.

3. City Council, authorize the Mayor or their designate, or the City Manager, to execute International Alliance Program Partnership City agreements on behalf of the City, provided that the applicable criteria and policy for establishing a new Partnership Agreement has been followed and the agreement is in a form satisfactory to the City Solicitor, as detailed in Attachments 1 and 2 to the report (May 14, 2024) from the General Manager, Economic Development and Culture, and the City Clerk.

4. City Council, authorize the City Manager, Deputy City Managers and Division Heads to execute, on behalf of the City, International Alliance Program International Project agreements with an anticipated project cost not exceeding their respective financial signing authority, provided that the applicable criteria and policy for establishing a new International Project has been followed and the agreement is in a form satisfactory to the City Solicitor, as detailed in Attachments 1 and 3 to the report (May 14, 2024) from the General Manager, Economic Development and Culture, and the City Clerk.

5. City Council, authorize the Mayor or their designate to represent the City at ceremonial functions held in conjunction with an International Alliance Program Partnership City or International Project agreement.

6. City Council assign existing Partnership City, Friendship City and Memorandum of Understanding (MOUs) to the updated International Alliance Program relationship agreement categories, as indicated in Table 1, and authorize the City Clerk to advise these cities of their status and, where feasible, amend these agreements to align with updated International Alliance Program requirements or terminate and enter into new agreements with these cities.

7. City Council approve an in-year 2024 Operating Budget transfer of $150,000 gross and net from the Economic Development and Culture division to the City Clerk’s Office, reflecting the expanded corporate role of the City Clerks Office - Strategic Protocol and External Relations unit for the International Alliance Program and related activities.

8. City Council authorize the City Clerk and General Manager, Economic Development and Culture to periodically review and, as needed, report to City Council on any recommended updates to the goals, structure, or associated policies of the International Alliance Program.

The General Manager, Economic Development and Culture and the Chief of Protocol gave a presentation on the International Alliance Program Review.

Toronto’s international activities are guided by an International Policy Framework (IPF) adopted by City Council in 2002. The purpose of the IPF is to position Toronto as a diverse, economically dynamic, creative and caring global urban centre which respects human rights and champions local democratic government.

Toronto has maintained formal bi-lateral relationships with other cities around the world for decades, under the auspices of its International Alliance Program (IAP). Through its city-to-city IAP relationships, Toronto advances several goals of the IPF, including facilitating international business development and investment; exchanging information and best practices; and supporting cultural development, expression and engagement.

The IAP’s goals, structure, resourcing and relationships were last reviewed and updated by City Council in 2005.

This report presents the findings of a review of the IAP, as directed by City Council. Among other elements, this review included a jurisdictional scan of effective practices used by cities engaged in international business development and para-diplomacy, an assessment of how Toronto’s relationships within and alongside the IAP have evolved over time, a survey of organizations which are part of Toronto’s international business development eco-system, and related research.

Drawing on this information and analysis, this report recommends: 

• changes to provide a more accountable, flexible and effective structure for the IAP, including the use of two main relationship categories – (i) long-term Partnership City agreements and (ii) short-term International Project agreements; and 
• updated eligibility criteria, assessment processes, approval and signing authorities for the establishment of any new IAP relationship agreements, including identification of the financial resources needed to deliver activities associated with the agreement and, as appropriate, consultation with other levels of government as key components of the assessment process. 

Finally, as requested by Council, this report advises whether Toronto’s ten existing IAP relationships (including four Partnership City and six Friendship City agreements) and nineteen Memorandum of Understanding (MOU) should be continued, modified or concluded in view of the City’s international engagement objectives and the IAP’s structure and requirements, as proposed to be updated.

The Economic and Community Development Committee recommends that:

1. City Council designate the areas described in Attachment 1 to the report (May 27, 2024) from the General Manager, Economic Development and Culture, as the amended Dupont by the Castle, Historic Queen East, Old Town Toronto, St. Clair Gardens, Trinity Bellwoods, Uptown Yonge, Wilson Village, and Yonge and St. Clair Business Improvement Areas under Chapter 19 of the City of Toronto Municipal Code.

2. City Council direct the City Solicitor to submit a by-law to designate the areas described in Attachment 1 to the report (May 27, 2024) from the General Manager, Economic Development and Culture, as amended Business Improvement Areas in accordance with Chapter 19 of the City of Toronto Municipal Code.

3. City Council amend Schedule A of the Toronto Municipal Code, Chapter 19, Business Improvement Areas, to reflect the amended boundaries of the Dupont by the Castle, Historic Queen East, Old Town Toronto, St. Clair Gardens, Trinity Bellwoods, Uptown Yonge, Wilson Village, and Yonge and St. Clair Business Improvement Areas.

The purpose of this report is to recommend technical amendments to the boundaries of eight (8) Business Improvement Areas (BIAs) to address properties for which a portion of the lands are included in the Business Improvement Area and a portion excluded, as the result of merging formerly separate properties or subdivision of single properties.

The Economic and Community Development Committee recommends that: 

1. City Council adopt the updated City of Toronto Interdivisional Protocol for Encampments in Toronto (IDP) in Attachment 3 to the report (May 14, 2024) from the General Manager, Toronto Shelter and Support Services, and direct City staff to implement the IDP immediately.

2. City Council authorize the General Manager, Toronto Shelter and Support Services to make any necessary clarifications, refinements, minor modifications, technical amendments to the City of Toronto Interdivisional Protocol for Encampments in Toronto (IDP) in Attachment 3 to the report (May 10, 2024) from the General Manager, Seniors Services and Long-Term Care.

3. City Council direct the General Manager Toronto Shelter and Support Services to report back on the development of a coordinated, multi-sectoral approach to supporting individuals experiencing homelessness with complex needs, in collaboration with other relevant City Divisions, health care partners and community partners. 

4. City Council reiterate its requests to the Government of Canada and Government of Ontario to establish and implement an intergovernmental and cross-departmental strategy for large scale asylum seeker arrivals and the immediate opening of a regional reception centre and interim housing strategy.

5. City Council request the Government of Ontario to fulfill the cost-matching requirement to secure 2024 federal budget funding to address the urgent issue of encampments and unsheltered homelessness.

6. City Council request the Government of Canada and Government of Ontario to provide the City of Toronto with a Canada-Ontario Housing Benefit allocation in 2024/25 of $54 million to enable 300 households to move out of homelessness each month into permanent housing and relieve pressure on the City's emergency shelter system.

7. City Council request the Government of Canada to create a dedicated Housing Benefit for refugees and asylum claimants, funded by immigration ministries allowing for quick access to housing and preventing homelessness for asylum seekers.

8. City Council request the Government of Ontario to develop a regional approach to homelessness in the Greater Toronto Area including ensuring that local governments can provide adequate and accessible shelter space for their residents.

9. City Council request the Government of Ontario to improve the adequacy of social assistance by increasing social assistance rates so that recipients are better able to meet their basic needs, including the cost of living (and housing) in Toronto.

10. City Council reiterate the Board of Health’s request to the Government of Ontario to fund low-barrier crisis stabilization spaces for people with mental health and/or substance use related issues that operate 24 hours per day, seven days per week across the city as part of a full continuum of evidence-based services, treatment and wrap around supports.

11. City Council request the Government of Ontario to provide ongoing and sustainable funding for shelter services to support individuals experiencing homelessness.

12. City Council reiterate its request to the Government of Ontario to expand on its recent commitment to partner with the City of Toronto and create new supportive homes for people experiencing or at risk of homelessness, to meet the City’s HousingTO Action Plan target of creating 18,000 new supportive homes by 2030.

13. City Council urge the Government of Canada to establish a National Encampment Response Plan as recommended in the Federal Housing Advocate's February 2024 final report.

14. City Council direct the General Manager, Toronto Shelter and Support Services to report back through the 2025 Budget process on the costs for:

a. Up to three concurrent 24/7 Community Safety Teams for large encampments; and

b.  Increasing shelter and respite capacity across the City, including temporary modular and micro-shelter options, required to fully accommodate everyone living in an encampment.

15. City Council direct the General Manager, Toronto Shelter and Support Services, to develop and implement key actions to increase access to safe, secure housing and shelter for people who are living outdoors, and respond to the unique housing needs of shelter-seekers, including:

a. Convening a roundtable meeting with refugee-serving organizations and agencies to develop a work plan to build out shelter and housing options for refugee claimants arriving in Toronto that meets their unique shelter and support needs; and,

b. Providing recommendations for a pilot program of enhanced, multi-sectoral case management support for people living outdoors with complex mental and physical health needs, including working in partnership with the Medical Officer of Health, Gerstein Crisis Centre, Family Service Toronto, and other health organizations, hospitals, and community agencies; and reporting back to the Economic and Community Development Committee in the third quarter of 2024.

16. City Council request the Government of Ontario to immediately allocate $54 million to the City of Toronto for the Year 5 administration of the Canada-Ontario Housing Benefit program, to meet demand and continue to support transitions for people living outdoors and in our shelter system to permanent housing.

The General Manager, Toronto Shelter and Support Services gave a presentation on the City's Encampment Approach and Strategy.

Toronto is experiencing a housing and homelessness crisis. Communities across Canada continue to see increases in unsheltered homelessness and encampments since the beginning of the COVID-19 pandemic. Encampments are a symptom of the housing crisis, shelter demand that exceeds availability, increasing costs of living, inadequate income supports, and other social crises such as the drug toxicity and mental health crisis.

The City believes that permanent, adequate, affordable, and supportive housing is the solution to homelessness and is committed to advancing the progressive realization of the right to adequate housing as set out in the Toronto Housing Charter. Encampments do not meet the human right to housing and are not a long-term solution to homelessness. While the City continues to work towards permanent housing solutions, it is critical that we continue to support people living in encampments, who are among the most vulnerable in our city.

The purpose of this report is to present the City’s strategic approach to encampments that is grounded in a human rights approach while supporting the safety and well-being of people living in encampments and surrounding communities. Key components of this approach include:

a. Expanding the enhanced housing-focused outreach and support mode

b. Exploring new service models for people in encampments

c. Enhancing safety in the shelter system for staff and clients

d. Increasing permanent housing opportunities and shelter system flow

This report also provides an update on the City’s implementation of recommendations in the Ombudsman Toronto’s interim and final reports on encampments and seeks City Council approval of the attached City of Toronto Interdivisional Protocol for Encampments in Toronto, updated based on extensive engagement with people with lived experience of homelessness in encampments, and City and community stakeholders and partners.

From a human rights-based approach, and consistent with what we heard from extensive stakeholder engagement, addressing the urgent issue of encampments requires a multi-divisional and sectoral approach and the commitment of all levels of government, community, and other stakeholders to invest in comprehensive public, social and health-related supports.

The General Government Committee recommends that:

1. City Council direct that the confidential information contained in Confidential Attachment 3 to the report (May 15, 2024) from the Interim Controller remain confidential in its entirety.

This report provides information on property tax accounts with outstanding receivables of $500,000 or more as of December 31, 2023, and reports on the total outstanding tax receivables as at December 31, 2023. The total number of properties with outstanding receivable balances of $500,000 or more is 29, including 26 owned by corporations and 3 owned by individuals as mentioned above. When compared to what was reported as of June 30, 2023, the total number of properties with receivables of $500,000 or more has increased. Further information on prior years can be found in Table 2 of the report.

The General Government Committee recommends that:

1. City Council deem the unpaid property taxes levied in all years (including interest and penalties that have accrued on those unpaid taxes up to the time of write-off) on the 182 receivables listed in Attachment 1 to the report (May 1, 2024) from the Interim Controller as uncollectible, and direct the Controller to remove these amounts from the tax assessment roll by writing them off.

2. City Council deem the Provincial Offences Act fines with a total value of $6,051,456 listed in Table 3 and Attachment 3 to the report (May 1, 2024) from the Interim Controller as uncollectible and direct the Controller to remove this amount from the respective account by writing it off.

This report provides information on accounts receivable amounts that were written off as uncollectible in 2023 under delegated authority provided to the Controller including property tax amounts owing, outstanding receivables for invoiced services, and Provincial Offences Act fines.

This report recommends that Council deem uncollectible and approve for write-off certain property tax amounts owing on 31 individual property tax accounts, comprising 182 receivable amounts which total $1,950,451 that relate to taxation years 1995 to 2023. Staff are recommending these property tax receivable amounts for write-off as they are no longer returned on the assessment roll, or for which further collection efforts and recovery of outstanding amounts are extremely unlikely to be successful.

Additionally, there are 3 cases of Provincial Offences Act receivables with a total dollar value of $6,051,456 which this report recommends be deemed uncollectible and approved for write-off, as the Controller does not have delegated authority to write off. These offences relate to pre-transfer cases that are associated with corporations that are no longer in operation and for which City Legal has confirmed that they have no recoverable assets.

In 2023, the Controller, in accordance with delegated authority as provided in the City’s Financial Control By-law, has approved the write-off of $1,024,197 in outstanding receivables for various services invoiced by City Divisions where collection is considered doubtful. The Controller has also approved the write-off of 11,296 Provincial Offences Act cases totalling $8,052,086. In all cases, no amounts were recovered since debtors could not be located or were deceased, the business was no longer in operation and / or had no assets, or exhaustive collection efforts proved futile.

The General Government Committee recommend that:

1. City Council authorizes the General Manager, Fleet Services Division to amend the Legal Agreement and Blanket Contract Number 47022513 with Strongco LP for the supply and delivery of labour, materials, and equipment necessary to provide overflow warranty and non-warranty Original Equipment Manufacturer authorized parts and services for Volvo, Case, Fassi, National Crane, and any other equipment Strongco LP is the authorized dealer, to extend the target date by one (1) year from November 1, 2024 to October 31, 2025, with the option to renew the contract for four (4) additional (1) one year periods, at the sole discretion of the City, and increase the total target value by $7,457,061 net of Harmonized Sales Tax and all applicable charges, ($7,588,306 net of Harmonized Sales Tax Recoveries), revising the current Blanket Contract value from $7,547,751 to $15,004,812 net of all taxes and charges, based on the following conditions:

a. The agreement will be based on the condition that Strongco LP continues to be the exclusive distributor for the proprietary Original Equipment Manufacturer parts and specialized services for Volvo, Case, Fassi, National Crane, and other equipment; and

b. On other terms and conditions satisfactory to the General Manager, Fleet Services, and in a form satisfactory to the City Solicitor.

The purpose of this report is to seek authority from City Council to amend non-competitive Blanket Contract 47022513 with Strongco Limited Partnership (Strongco LP) to extend the contract validity and date by an additional five (5) year term and increase the contract value by $7,457,061 net of Harmonized Sales Tax ($7,588,306 net of Harmonized Sales Tax Recoveries). The term extension will revise the maximum duration from five (5) years to ten (10) years, where all optional extension years are exhausted. This blanket contract value increase will revise the target value from $7,547,751 to $15,004,812 net of Harmonized Sales Tax ($16,955,438 including all taxes and charges, $15,268,897 net of Harmonized Sales Tax Recoveries).

The contract is for the supply and delivery of labour, materials, and equipment necessary to provide overflow warranty and non-warranty Original Equipment Manufacturer (OEM) authorized parts and services for Volvo, Case, Fassi, National Crane, and any other equipment for which Strongco LP is an authorized parts and service dealer. The parts and specialized services cannot be obtained through the competitive procurement process as Strongco LP is the only authorized dealer in the Greater Toronto Area.

This fleet equipment is required to ensure the continued delivery of critical services across the City of Toronto, specifically to:

- Support and maintain water infrastructure for Toronto Water operations

- Support haulage operations for Solid Waste Management

- Maintain and develop  parks, urban forests, and recreation facilities for Toronto Parks, Forestry and Recreation, and

- Build and maintain the transportation network for Transportation Services.

Access to Original Equipment Manufacturer parts and specialized services for warranty/non-warranty repair and maintenance is vital to ensuring that units are safe, reliable, and available when required.

Additionally, completing preventative maintenance services in line with Original Equipment Manufacturer recommended standards and specifications supports Fleet Services’ ongoing work to advance fleet safety and reliability by optimizing fleet performance and equipment health and safety. With properly maintained fleet equipment, a better return on investment can be expected, including longer in-service availability and higher returns yielded from market returns when this equipment is sent to auction at the end of it’s life cycle.

City Council approval is required in accordance with Municipal Code Chapter 195-Purchasing, where the current request exceeds the Chief Procurement Officer's authority of the cumulative five (5) year commitment for each vendor, under Article 7, Section 195-7.3 (D) of the Purchasing By-Law or exceeds the threshold of $500,000 net of Harmonized Sales Tax allowed under staff authority as per the Toronto Municipal Code, Chapter 71-Financial Control, Section 71-11.1.

The General Government Committee recommend that:

1. City Council authorize the General Manager, Toronto Water, to enter into a non-competitive contract with Directrik Inc. (Directrik), for the continued supply of proprietary parts required for the maintenance of equipment installed at various City water and wastewater treatment plants, on the following terms and conditions:

a. The initial term of the contract be from the date the contract is issued to December 31, 2024, in the amount of $2,200,000 net of all applicable taxes and charges ($2,238,720 net of Harmonized Sales Tax recoveries) and include the option to renew for six (6) additional separate one (1) year periods, at the sole discretion of the City and subject to budget approvals, for the total amount of $16,857,417 net of all applicable taxes and charges ($17,154,107 net of Harmonized Sales Tax recoveries);

b. Directrik continues to be the exclusive distributor of the parts; and,

c. conditional upon such other terms and conditions that are satisfactory to the General Manager, Toronto Water and in a form satisfactory to the City Solicitor.

2. City Council authorize the General Manager, Toronto Water, to enter into a non-competitive contract with HD Compression Inc. (HD Compression), for the supply and delivery of proprietary parts, maintenance services, and bumper-to-bumper warranty for the City's four Ingersoll Rand centrifugal TURBO-AIR at Ashbridges Bay Treatment Plant, on the following terms and conditions:

a. The initial term of the contract be from August 01, 2024 to December 31, 2024, in the amount of $44,724 net of all applicable taxes and charges ($45,511 net of Harmonized Sales Tax recoveries) and include the option to renew for six (6) additional separate one (1) year periods, at the sole discretion of the City and subject to budget approvals, for the total amount of $901,258 net of all applicable taxes and charges ($917,120 net of Harmonized Sales Tax recoveries);

b. HD Compression continues to be the exclusive distributor of parts, maintenance services, and bumper-to-bumper warranty; and,

c. Conditional upon such other terms and conditions that are satisfactory to the General Manager, Toronto Water and in a form satisfactory to the City Solicitor.

The purpose of this report is to request City Council authority to enter into two (2) separate non-competitive contracts with Directrik Inc., and HD Compression Inc., for the supply of proprietary parts, supplies and services. The initial term of Directrik Inc., contract will be from the date of award to December 31, 2024 and the initial term of HD Compression contract will be from August 01, 2024 to December 31, 2024. Both contracts will have the option to extend the agreement for up to six (6) separate one (1) year periods, at the sole discretion of the City and subject to budget approvals, in the total amount of $17,758,674, net of all taxes and charges ($18,071,227 net of Harmonized Sales Tax recoveries).

City Council approval is required in accordance with Toronto Municipal Code Chapter 195-Purchasing, where the current request exceeds the Chief Procurement Officer's authority of the cumulative five-year commitment for each supplier under Article 7, Non-competitive or Limited solicitations, Section 195-7.3(D) of the Purchasing By-law or exceeds the threshold of $500,000 net of Harmonized Sales Tax allowed under staff authority as per Toronto Municipal Code Chapter 71, Financial Control, Section 71-11A.

The General Government Committee recommends that:  

1. City Council adopt the confidential instructions set out in Confidential Attachment 1 to the report (May 15, 2024) from the City Solicitor and Executive Director, Corporate Real Estate Management.

2. City Council authorize the public release of the confidential recommendations contained in Confidential Attachment, at the discretion of the City Solicitor, but that the remainder of Confidential Attachment 1 to the report (May 15, 2024) from the City Solicitor and Executive Director, Corporate Real Estate Management, remain confidential as it contains advice which is subject to solicitor-client privilege.

The purpose of this report is to obtain instructions regarding a proposed settlement of the claim by M.J. Dixon Construction Ltd., against the City of Toronto, for compensation arising out of delay and delay-related cost escalation claims for work associated with the Mount Dennis Net Zero Early Learning and Child Care Centre at 1234 Weston Road.

The Mount Dennis Net Zero Early Learning and Child Care Centre is located in the York South-Weston neighbourhood and represents the City's first net zero energy child care facility, and largest City-owned child care centre in Toronto. Construction of the new facility will result in a 98 space child care center that will serve the ward and future population growth, and advances the City's target of serving 50 percent of children aged zero to six by 2026, as identified in Toronto's 2017 - 2026 Licensed Child Care Growth Strategy.

The General Government Committee recommends that:  

1. City Council authorize the exemption from General Conditions (G) and (H) of Appendix B of Toronto Municipal Code Chapter 213 (Real Property) for the 21 properties listed in Appendix A to the report (May 15, 2024) from the Executive Director, Corporate Real Estate Management, and approve additional compensation for each vendor's legal fees to a maximum of $5,000 inclusive of Harmonized Sales Tax.

2. City Council direct that the confidential information contained in Confidential Attachment 1 to the report (May 15, 2024) from the Executive Director, Corporate Real Estate Management, remain confidential in its entirety, as it contains information pertaining to a pending acquisition of land and scientific information supplied in confidence to the City.

The purpose of this report is in connection with the acquisition of 21 newly constructed sidewalk properties along Eglinton Avenue West to seek City Council authority to (i) exempt from the due diligence and remediation requirements of General Conditions (G) and (H) set out in Appendix B of Toronto Municipal Code Chapter 213, Real Property, and (ii) authorize the payment of the vendors' legal costs, to a limit of $5,000 (inclusive of Harmonized Sales Tax) per property. Staff have determined these properties present reduced environmental risk to the City and that the requested authorities will facilitate a timely acquisition process.

The newly constructed sidewalks were installed by Metrolinx as part of its Eglinton Crosstown Light Rail Transit Project. Transportation Services has directed Corporate Real Estate Management to acquire these properties for formal designation as public sidewalks.

Once the requested details are authorized, Corporate Real Estate Management will complete the acquisition of these 21 properties through existing delegated real estate authorities and pursuant to the requirements set out in Municipal Code Chapter 213.

The General Government Committee recommends that:

1. City Council authorizes the Executive Director, Corporate Real Estate Management, to continue negotiations to acquire the property interests set out in Appendix A (the "Property Requirements") to the report (May 15, 2024) from the Executive Director, Corporate Real Estate Management, and as illustrated in the draft reference plan set out in Appendix B to the report (May 15, 2024) from the Executive Director, Corporate Real Estate Management, and City Council authorize the initiation of expropriation proceedings for the Property Requirements, for the purposes of a permanent fire ventilation storage room and temporary access for construction staging, if the Executive Director, Corporate Real Estate Management, deems it necessary or appropriate to proceed in that manner.

2. City Council grants authority to serve and publish the Notices of Application for Approval to Expropriate Land for the Property Requirements, to forward to the Ontario Land Tribunal any requests for hearings that are received, to attend the hearing(s) to present the City's position, and to report the Ontario Land Tribunal's recommendations to City Council for its consideration.

This report seeks authority to initiate expropriation proceedings for a permanent and temporary easement interest in part of the property municipally known as 396 St. Clair Avenue West, for the purpose of the Toronto Transit Commission's (the "T.T.C.") St. Clair West Station Fire Ventilation Upgrade Project (the "Project").

This is Stage 1 of the expropriation process. Should City Council adopt the recommendations in this report, staff will serve and publish the Notice of Application for Approval to Expropriate Land on each registered owner. Owners, as defined in the Expropriations Act (the "Act"), will have 30 days to request a hearing into whether the City's proposed taking is fair, sound and reasonably necessary.

Staff will report back to City Council with a Stage 2 report, providing details on property values and other costs, and if a hearing is requested, the report of the Ontario Land Tribunal. The proposed expropriation would only be effected after adoption by City Council, as approving authority, of the Stage 2 report, by registration of an expropriation plan(s), which would then be followed by the service of notices as required by the Act.

Before the City could take possession of the expropriated property, offers of compensation based on appraisal reports must be served on each registered owner.

The General Government Committee recommends that:

1. City Council, as the approving authority under the Expropriations Act (the “Act’), approve the expropriation of the property interests as set out in Appendix A (and as identified on the draft reference plans attached as Appendix C (the “Property Interests”) to the report (May 15, 2024) from the Executive Director, Corporate Real Estate Management.

2. City Council authorize the City, as the expropriating authority under the Act, to take all necessary steps to comply with the Act, including but not limited to the preparation and registration of Expropriation Plans, and the service of Notices of Expropriation, Notices of Election and Notices of Possession, as may be required.

3. City Council authorize the Executive Director, Corporate Real Estate Management to prepare, execute and serve offers of compensation based on reports appraising the market value of the Property Interests in accordance with the requirements of the Act.

4. City Council authorize the public release of the confidential information contained in Confidential Attachment 1 once there has been a final determination of the compensation payable to the property owners by arbitration, appeal, or settlement to the satisfaction of the City Solicitor.

The General Government Committee recessed its public session to meet in closed session to consider this Item, as it deals with a proposed or pending acquisition or disposition of land by the City of Toronto (the "City").

On July 14, 2021 and April 14, 2018, City Council authorized the initiation of expropriation proceedings for properties required for constructing Transportation Services’ St. Clair Avenue West Transportation Master Plan, which aims to improve multi-modal transportation network in the area.

This report relates to the second stage of the expropriation process. During the first stage and in accordance with the Expropriations Act, Notices of Application for Approval to Expropriate were served on all applicable "registered owners". Registered owners then had 30 days to request an inquiry into whether the proposed taking is fair, sound, and reasonably necessary. Four property owners initially requested inquiries, however, those requests have since been withdrawn. Because of the withdrawal, City Council may now approve the expropriation by this Stage 2 report. If authorized, Expropriation Plans will be registered and associated notices served. Statutory Offers of Compensation must be served prior to the City taking possession of the expropriated properties.

The property requirements are set out in Appendix A and shown on the draft reference plans attached as Appendix C.

The General Government Committee recommends that:

1. City Council authorize the Executive Director, Corporate Real Estate Management, or their designate, to enter into two 21-year-less-a-day lease agreements with the City of Markham (the "Lease Agreements"), substantially on the terms and conditions outlined in Appendix A to the report (May 15, 2024) from the Executive Director, Corporate Real Estate Management, and such other and amended terms acceptable to the Executive Director, Corporate Real Estate Management, or their designate, from time to time, and in a form acceptable to the City Solicitor.

2. City Council authorize that the Director, Transaction Services, Corporate Real Estate Management, or their designate, shall administer and manage the agreements on behalf of the City of Toronto, including the execution and delivery of any consents, amendments, approvals, waivers, and notices, including notices of termination, provided that the Director, Transaction Services, Corporate Real Estate Management may, at any time, refer consideration of any such matters to City Council for its determination and direction.

The purpose of this report is to obtain City Council authority for the City of Toronto (the "Landlord" or the "City") to enter into two 21-year-less-a-day lease agreements with the City of Markham (the "Tenant" or "Markham") to permit the continued use of surface lands at 8127 Bayview Avenue, Markham, Ontario (the "Bayview Reservoir") and 4375 Fourteenth Avenue, Markham, Ontario (the "Milliken Mills Reservoir") as parkland, a parking lot and operating a metering chamber by the Tenant.

Bayview Reservoir and Milliken Mills Reservoir are owned by the City of Toronto and operated by Toronto Water as treated water reservoirs, serving the middle and eastern portions of Toronto and the York Region.

The General Government Committee recommend that:

1.  City Council receive the report (May 17, 2024) from the Deputy City Manager, Corporate Services for information.

In December 2023, City staff provided an update to the General Government Committee on the Phase 1 implementation of the MyToronto Pay platform, a City-branded and customized version of PayIt, which highlighted achievements and opportunities for improvement. Continued progress has been made in enhancing customer experiences and refining the City's digital payments vision since then.

This report provides an overview of the City’s approach for:

- Developing business requirements for digital payment functionalities, which will be informed by:

- Conducting City-wide future visioning activities with key business divisions.

- Gathering customer requirements through a public engagement. 

- Researching the approach to digital payments undertaken by other jurisdictions and organizations.

- Conducting a robust, open, and competitive procurement process for the selection of a suitable vendor.

- Extending the current PayIt contract as permitted by the original contract terms to maintain business continuity for the City and its residents using the MyToronto Pay platform.

The Infrastructure and Environment Committee recommend that:

1. City Council approve the Financial Plan - Attachment 1 to the report (May 8, 2024) from the General Manager, Toronto Water and the Chief Financial Officer and Treasurer, prepared for the City of Toronto's Municipal Drinking Water System, in accordance with Ontario Regulation 453/07, for submission to the Ontario Ministry of Municipal Affairs and Housing, in compliance with the requirements of the Municipal Drinking Water License renewal process.

The purpose of this report is to obtain City Council approval of a Financial Plan prepared as a condition of the Municipal Drinking Water Licence renewal process under the Safe Drinking Water Act, 2002. A Municipal Drinking Water Licence, issued by the Ontario Ministry of the Environment, Conservation and Parks, approves the operation of a municipal drinking water system. The City of Toronto's current Drinking Water Licence, which was previously approved by City Council in July 2019, expires on January 29, 2025.

The Financial Plan for the City of Toronto’s drinking water system has been prepared in accordance with Ontario Regulation 453/07 and must be approved by a resolution of Council for submission to the Ontario Ministry of Municipal Affairs and Housing by July 29, 2024.

The Infrastructure and Environment Committee recommends that:

1. City Council grant approval to negotiate, enter into and execute an agreement with The Corporation of the City of Pickering for the ongoing maintenance, repair and construction, and the cost-sharing of such maintenance, repair and construction, of the Pickering Town Line road on terms and conditions generally as set out in the report (May 13, 2024) from the General Manager, Transportation Services and on such other terms and conditions satisfactory to the General Manager of Transportation Services and in a form satisfactory to the City Solicitor.

This report requests authority to negotiate, enter into and execute an agreement with The Corporation of the City of Pickering for the ongoing maintenance, repair and construction of the Pickering Town Line road, a jointly shared 2.75 kilometres north-south local road extending between Finch Avenue East and Steeles Avenue East. The agreement identifies cost-sharing and the protocols of co-operation between The Corporation of the City of Pickering and the City of Toronto for the road, generally as further detailed in this report. This new agreement would replace the old agreement between both parties, which old agreement recently expired on January 1, 2023. The work-related terms will generally continue as they were, with the Corporation of the City of Pickering continuing to undertake all works on behalf of both parties. The new agreement is based on generally the same terms of the previous agreement, with the maintenance unit costs updated to reflect the increases due to inflation during the past ten (10) years and the term updated.  In addition, a definition of capital improvements is included, provisions surrounding capital improvements are included, and a new provision dealing with design and contract administration fees are included. It is anticipated that the annual cost for the ongoing maintenance of the Pickering Town Line road will be in the range of $3700 to $6200, which will be shared equally by both municipalities.

The Infrastructure and Environment Committee recommends that:

1. City Council endorse, in principle, the bikeway projects contained in the Near-Term Implementation Program (2025 - 2027) as outlined in Attachment 2 to the report (May 13, 2024) from the General Manager, Transportation Services, as the focus of Transportation Services' cycling budget and capital implementation program, including the initiation of feasibility analyses, public consultation, and detailed design.   

2. City Council authorize the General Manager, Transportation Services, to initiate the near-term studies of the Major City-Wide Cycling Routes as outlined in Attachment 3 to the report (May 13, 2024) from the General Manager, Transportation Services, and to bring forward the findings of these studies and recommendations regarding future implementation at the appropriate time.

3. City Council direct the General Manager, Transportation Services, as part of the design, installation, and monitoring of new bikeway projects, to continue to work in consultation with the local Councillors, community representatives, and residents to identify and implement changes to the bikeway projects contained in the Near-Term Implementation Program, before and after installation.

4. City Council direct the General Manager, Transportation Services, to request, as part of the annual budget process, the capital funding required to implement the Near-Term Cycling Implementation Program (2025 - 2027), as well as the operating budget required to fund the maintenance costs of newly constructed bikeways.

5. City Council direct the General Manager, Transportation Services to restore the right-turn on red movement on Bloor Street West between the Humber River and Aberfoyle Road until such time as the traffic signal timing is updated, and monitor for safety concerns and make adjustments, as needed.

6. City Council request the General Manager, Transportation Services, to report back to Infrastructure and Environment Committee in the first quarter of 2025, on the feasibility of scale-up the delivery of the Cycling Network Plan to 150 kilometres of new and major upgrade bikeway projects for the 2028 - 2030 Implementation Program, with the report to outline the staff resources and budget that would be needed to do so.

7. City Council request the General Manager, Transportation Services to finalize the Scarborough West Rail Trail study undertaken as part of the 2022 - 2024 Cycling Network Plan Update regarding the feasibility of a multi-use trail along the former GN-GECO rail spur line, update the local Councillor on the outcome of the feasibility study, and work with the local Councillor to update the community on the feasibility study including publishing a summary of the study for the public by the end of the third quarter of 2024.

8. City Council request the General Manager, Transportation Services work with the General Manager, Parks, Forestry, and Recreation to extend, if feasible, the Copperfield Road cycle path west of Manse Road, through Greyabbey Ravine and south of the rail corridor, to connect to Greyabbey Trail.

The Cycling Network Plan, most recently updated and endorsed by Toronto City Council in December 2021, seeks to build on the existing network of cycling routes to Connect gaps in the current network, Grow the network into new parts of the city, and Renew existing parts of the network to improve safety.

This report provides a status update for the 2022 - 2024 Near-Term Implementation Program and seeks City Council endorsement of the 2025 - 2027 Near-Term Implementation Program as a roadmap for the delivery of new and renewed cycling infrastructure in Toronto for the next three years.

The Cycling Network Plan consists of three components:

-  a Vision for the Long-Term Cycling Network;

- a Network of Major City-Wide Cycling Routes; and,

- a Three Year Near-Term Implementation Program.

The Plan components, objectives and indicators align with and support other City policies and initiatives including the Official Plan, TransformTO Net Zero Strategy, Vision Zero Road Safety Plan, RapidTO Surface Transit Network Plan, and the Congestion Management Plan.

A successful city requires a transportation system that is safe for people of all ages and abilities. Research and experience across North America have shown that when cities do not provide safe and comfortable alternatives to driving, the majority of residents travel by motor vehicle. In growing cities like Toronto, where hundreds of new developments are being constructed every year, if every new resident added another car on the street network, the traffic congestion across all parts of the city would be unmanageable. Travel mode choice is a crucial aspect of creating healthy, livable cities, and requires investing in new transit, bikeway and pedestrian projects.  

In 2021, City Council endorsed the 2022 - 2024 Near-Term Implementation Program which committed to 100 kilometres of new bikeways, and 40 kilometres of renewed bikeways which includes upgrades and enhancements to existing cycling routes.

Transportation Services is on track to deliver 75 kilometres of the 100 kilometres new bikeways committed by the end of 2024. While this value falls below the 2022 - 2024 target, it is expected to surpass the previous accomplishment of 65 kilometres over 2019 - 2021 without the unique parameters of the ActiveTO Cycling Network Expansion as a pandemic response program. There are also approximately 25 kilometres of additional projects that have been approved by City Council and are either underway and extending into 2025, or where construction has not yet started due to conflict coordination with other major road projects, or challenges experienced during detailed design. 

Approximately 25 kilometres of the projects completed in 2022 - 2023 and expected to be complete by 2024 are on the network of Major City-Wide Cycling Routes, such as Bloor Street West, Eglinton Avenue, and Sheppard Avenue East. These additions bring the total existing Major City-Wide Cycling Routes to over 230 kilometres, or 46 percent of the 500 kilometres network.

The increase in delivery and the quality of projects have been made possible by previous Council investments in complete streets, including increased funding, additional staff, and a new streamlined by-law reporting process approved as part of the 2021 Cycling Network Plan Update.

Transportation Services is expected to exceed its Council directed goal of 40 kilometres of renewed projects by 8 kilometres, with an anticipated delivery of 48 kilometres of upgrades and enhancements. Investing in improving the safety of existing older bikeways contributes to creating an all ages and abilities bikeway network. These upgrades are important improvements, and for many people who cycle, they feel like new infrastructure and unlock access to more destinations by bike and expand the accessibility of the cycling network.

The City of Toronto has made historic investments in the cycling network over the last three years. In 2023, $30 million was invested in new and renewed bikeways, representing the single largest financial contribution in one year for bikeways. Transportation Services has increased capacity to deliver transformative complete streets projects with enhanced safety and public realm features. Bikeway projects more regularly include permanent materials such as raised cycle tracks and green infrastructure. Additionally, the scope of cycling projects have grown to focus on all modes by implementing improvements for people driving (such as new turn lanes), for pedestrians and people with disabilities (such as new or wider sidewalks, curb extensions and raised crossings), and for transit (such as transit priority measures), thereby taking a complete streets approach with considerations for all road users.

Further, Transportation Services has focused on enhancing intersection design and is in the process of implementing over 20 protected intersections, as well as protected signal phasing and leading bicycle intervals to improve safety at intersections, where most serious and fatal collisions occur.

In November and December of 2023, Transportation Services undertook a public consultation process for the 2025 - 2027 Cycling Network Near-Term Implementation Program. Consultation activities included an online survey (over 9,000 completed responses), an interactive map (over 5,000 comments), three online workshops with interest groups and one public virtual meeting (over 300 participants), as well as four public drop-in or pop-up events (one in each Community Council district, attended by approximately 160 people in total).

Throughout the public consultation, there was a consistent message from people who cycle: progress is not only measured by the quantity of bikeways installed, but also the quality of design and the feeling of safety and comfort, especially at intersections.

“Safety” was the top recommended factor for deciding where to put new bikeways among respondents of all types. For people who cycle, “connectivity” was the next most important factor. From people who do not regularly cycle, their second top factor was “current cycling demand”, and they recommended prioritizing the avoidance of impacts to other modes of travel (vehicle lanes, parking, transit), when determining the location and type of bikeways to be implemented.

The routes recommended for the 2025 - 2027 Near-Term Implementation Program are based on public input, City policies and priorities, and technical requirements. The prioritization framework and data sets used to analyze potential routes were updated to reflect lessons learned through the consultation process, including greater emphasis on safety, connectivity, and equity.

Technical feasibility reviews were undertaken to assess, at a high-level, impacts and deliverability of candidate routes based on the design emphasis areas of all ages and abilities and complete streets, including an assessment of existing motor vehicle volumes. The coordination of capital works, especially sequencing or bundling with other planned major projects, is an important factor that greatly influences the implementation schedule. In addition to taking advantage of road work opportunities, other delivery emphasis areas of this near-term program include expanding and connecting to Major City-Wide Cycling Routes, as well as advancing recommendations from recent and underway Neighbourhood Streets Plans.   

Key projects to be delivered in the 2025 - 2027 Near-Term Implementation Program include:

- Etobicoke Greenway and North Etobicoke Hydro Corridor Trails

- Weston Cycling Connections Phases 2 and 3

- Keele Street from Steeles Avenue West to Finch Avenue West

- Lawrence Heights Cycling Connections and upgrade of Marlee Avenue

- Warden Hydro Corridor Trail

- Sandhurst Circle Cycling Connections

- Several sections of Eglinton Avenue, including the EglintonTOday phases, as well as McCowan Road to Kingston Road

- Dupont Street from Dundas Street West to Lansdowne Avenue (major upgrade) and new from Lansdowne Avenue to Davenport Road

- Parkside Drive from Bloor Street West to Lake Shore Boulevard

Transportation Services is proposing that the 2025 - 2027 Near-Term Implementation Program maintains the ambitious target of 100 kilometres of new and major upgrade bikeway projects. Over the past three years, investments have been made in staff resourcing and budget, better preparing the City of Toronto to achieve this commitment.

The Infrastructure and Environment Committee recommends that:  

1. City Council authorize the installation of the following bikeway projects on:

a. Avenue Road from Bloor Street West to Davenport Road, uni-directional cycle track;

b. Elm Ridge Drive from Newgate Road to the western limit of the Elm Ridge Drive Bridge, bi-directional cycle track;

c. Marlee Avenue from Castlefield Avenue to Roselawn Avenue, cycle track, and Roselawn Avenue to Eglinton Avenue West, bi-directional cycle track;

d. Mill Road from Rathburn Road to Burnhamthorpe Road, bi-directional cycle track;

e. Burnhamthorpe Road from Mill Road to the Toronto City Limit, multi-use trail;

f. O'Connor Drive from Hopedale Avenue to Broadview Avenue, uni-directional cycle track;

g. Broadview Avenue from O'Connor Drive to Cosburn Avenue, uni-directional cycle track;

h. Adelaide Street East from Parliament Street to Power Street, uni-directional cycle track;

i. Richmond Street East from Parliament Street to Power Street, uni-directional cycle track;

j. Power Street from Adelaide Street East to Richmond Street East, uni-directional cycle track;

k. Sudbury Street from Queen Street West to Abell Street, contra-flow bike lane;

l. Steeprock Drive from Chesswood Drive to Dufferin Street, uni-directional cycle track;

m. Whitehorse Road from Steeprock Drive to Rimrock Road, bike lane;

n. Rimrock Road from Whitehorse Road to W.R. Allen Road, bike lane;

o. Whitehorse Road from Steeprock Drive to Rimrock Road, bike lane;

p. Glendale Avenue from The Queensway to Parkdale Road, contra-flow bike lane and bike lane;

q. Parkdale Road from Glendale Avenue (south leg) to Sunnyside Avenue, contra-flow bike lane and bike lane;

r. Sunnyside Avenue from Galley Avenue to Pearson Avenue, contra-flow bike lane and bike lane;

s. Galley Avenue from Sunnyside Avenue to Macdonell Avenue, contra-flow bike lane;

t. Macdonell Avenue from Rideau Avenue to Seaforth Avenue, shared two-way cycling condition;

u. Seaforth Avenue from Macdonell Avenue to Brock Avenue, contra-flow bike lane and shared two-way cycling condition;

v. Harbour Street from Lower Simcoe Street to 130 metres east of Lower Simcoe Street, bi-directional cycle track;

w. Lake Shore Boulevard West from 15 metres west of Lower Simcoe Street to Lower Simcoe Street, bi-directional cycle track;

x. Davenport Road from Wychwood Park to Albany Avenue, uni-directional cycle track; and

y. Davenport Road from Marchmount Road to Winona Drive, uni-directional cycle track.

2. City Council delegate, despite any City of Toronto By-law to the contrary, to the General Manager, Transportation Services, until November 1, 2027, for the purposes of implementing and then addressing operational and safety issues that may arise in relation to the projects identified in Recommendation 1, the authority to implement changes and process and submit directly to Council any necessary bills for by-law amendments to the schedules to City of Toronto Code Chapters on the streets and within the parameters as identified in Attachment 2 to the report (May 13, 2024) from the General Manager, Transportation Services, and that such by-laws submitted be made permanent on November 1, 2027.

3. City Council authorize the installation of traffic control signal 50 metres west of the intersection of Jonesville Crescent and Eglinton Avenue East

4. City Council authorize the installation of traffic control signal at the intersection of Hopedale Avenue and O’Connor Drive.  

5. City Council authorize the installation of traffic control signal at the intersection of Roncesvalles Avenue and Galley Avenue.

6. Subject to approval of Recommendation 5 above, City Council authorize removal of the existing pedestrian crossover on Roncesvalles Avenue, immediately north of Galley Avenue in conjunction with the installation of traffic control signals at Roncesvalles Avenue and Galley Avenue.

7. City Council reduce the speed limit from 50 kilometres per hour to 40 kilometres per hour on Steeprock Drive, between Chesswood Drive and Dufferin Street.

8. City Council reduce the speed limit from 50 kilometres per hour to 40 kilometres per hour on Whitehorse Road, between Steeprock Drive and Rimrock Road.

9. City Council authorize an all-way compulsory stop control at the intersection of Sunnyside Drive and Pearson Avenue.

10. City Council authorize an all-way compulsory stop control at the intersection of Pearson Avenue and Fuller Avenue.

11. City Council authorize an all-way compulsory stop control at the intersection of Galley Avenue and Sorauren Avenue.

12. City Council authorize an all-way compulsory stop control at the intersection of Macdonell Avenue and Fern Avenue.

13. City Council amend cycling, traffic and parking regulations required in Chapter 886, Chapter 903, Chapter 910, and Chapter 950, as generally described in Attachment 3 - Technical Amendments to the report (May 13, 2024) from the General Manager, Transportation Services, for previously approved projects by City Council that have been enacted in phases aligned with the timing of implementation of the appropriate segments of the respective projects over 2024 to 2025 and by-law accuracy.

14. City Council direct the General Manager, Transportation Services to continue with the planned delivery of the sidewalk on Westgate Boulevard between Armour Boulevard and Earl Bales trail.

15. City Council amend City of Toronto Municipal Code Chapter 886, Footpaths, Pedestrian Ways, Bicycle Paths, Bicycle Lanes and Cycle Tracks, as follows:

a. insert a new Section 886-14.2 to read as follows:

"§ 886-14.2 Bicycle operation at a curb lane café where pedestrians access a curb lane café area.

Where a person in charge of a bicycle or a large cargo power-assisted bicycle on a cycle track approaches a curb lane café permit area, where part of the cycle track is marked for pedestrian use in crossing between the sidewalk and the curb lane café permit area and an authorized sign is posted, the person on a bicycle or a large cargo power-assisted bicycle (1) shall stop before the area marked for pedestrian use, (2) shall yield to pedestrians crossing in the area marked for pedestrian use and (3) shall not proceed until all pedestrians have crossed the cycle track."

 16. City Council authorize the City Solicitor to introduce the necessary Bills to give effect to City Council's decision and City Council authorize the City Solicitor to make any necessary clarifications, refinements, minor modifications, technical amendments, or By-law amendments as may be identified by the City Solicitor, in consultation with the General Manager, Transportation Services in order to give effect to Recommendation 15 above.

17. City Council request the General Manager, Transportation Services to ensure, where feasible, that all work-zone permits to encroach into the right-of-way on Avenue Road between Bloor Street West and Davenport Road preserve at least 0.6 metres of the curb lane to provide sufficient space for cycle track protection and winter maintenance.

18. City Council direct the General Manager, Transportation Services to maintain the right-turn on red movement at the intersection of Mill Road and Burnhamthorpe Road and monitor for safety concerns post installation and report any recommended adjustments, as needed.

19. City Council request that the General Manager, Transportation Services make minor design adjustments to Mill Road based on local Councillor and public consultation feedback to ensure safe operations and to monitor for safety concerns post installation and make adjustments, as needed.

20. City Council request that the General Manager, Transportation Services post on the project website a summary of consultation with Toronto Fire Services and Toronto Paramedic Service regarding emergency response times on Mill Road.

This report seeks City Council authority to install bikeway projects identified in the Cycling Network Plan Near-Term Implementation Program (2022-2024), as well as one missing sidewalk project and an adjustment to Chapter 886.

Cycling Network Plan Projects

The Cycling Network Plan and the associated Near Term Implementation Plan, adopted by City Council in December 2021, seeks to build on the existing network of cycling routes to Connect gaps in the current network, Grow the network into new parts of the city, and Renew existing parts of the network to improve safety. Through this report, Transportation Services is seeking authority for bikeway projects that are proposed to be installed in the near term (2022-2024) for which design and consultation have been completed.

This report seeks Council authority to install 7.23 centreline kilometres of new bikeways associated with eight projects on the following streets:

- Avenue Road: Bloor Street West to Davenport Road (cycle track, Ward 11)

- Beltline Gap Connections

- Roselawn Avenue / Elm Ridge Drive: Allen Greenway to Marlee Avenue (bi-directional cycle track and multi-use trail, Ward 8)

- Marlee Avenue: Castlefield Avenue to Roselawn Avenue (cycle track, Ward 8) and Roselawn Avenue to Eglinton Avenue West (bi-directional cycle track, Ward 8)

- Allen Greenway: Elm Ridge Drive to Wembley Road (multi-use trail, Ward 8)

- Centennial Park Cycling Connections

- Mill Road: Rathburn Road to Burnhamthorpe Road (bi-directional cycle track, Ward 2)

- Burnhamthorpe Road: Mill Road to Etobicoke Creek (multi-use trail, Ward 2)

- Leaside Bridge to Danforth Avenue Cycling Connections

- O'Connor Drive: Hopedale Avenue to Broadview Avenue (cycle track, Ward 14)

- Broadview Avenue: O'Connor Drive to Cosburn Road (cycle track, Ward 14)

- Power Street Project

- Adelaide Street East: Parliament Street to Power Street (cycle track, Ward 13)

- Richmond Street East: Parliament Street to Power Street (cycle track, Ward 13)

- Power Street: Adelaide Street East to Richmond Street East (cycle track, Ward 13)

- Sudbury Street: Queen Street West to Abell Street (contra-flow bike lane, Ward 9)

- Steeprock-Bathurst Manor Cycling Connections

- Steeprock Drive: Chesswood Drive to Dufferin Street (cycle track, Ward 6)

- Whitehorse Road: Steeprock Drive to Rimrock Road (bike lane, Ward 6)

- Rimrock Road: Whitehorse Road to W.R. Allen Road (bike lane, Ward 6)

- West Parkdale Cycling Connections

- Glendale Avenue: The Queensway to Parkdale Road (contra-flow bike lane and bike lane, Ward 4)

- Parkdale Road: Glendale Avenue (south leg) to Sunnyside Avenue (contra-flow bike lane, bike lane, and shared-condition bikeway Ward 4)

- Sunnyside Avenue: Galley Avenue to Pearson Avenue (contra-flow bike lane and bike lane, Ward 4)

- Galley Avenue: Sunnyside Avenue to Macdonell Avenue (contra-flow bike lane, Ward 4)

- Macdonell Avenue: Rideau Avenue to Seaforth Avenue (shared-condition two-way cycling, Ward 4)

- Seaforth Avenue: Macdonell Avenue to Brock Avenue (contra-flow bike lane and shared-condition two-way cycling, Ward 4)

This report seeks Council authority to make by-law amendments associated with improvements to 0.75 centreline kilometres of existing bikeways on the following streets:

- Harbour Street: Lower Simcoe Street and 130 metres east of Lower Simcoe Street (multi-use trail to cycle track and sidewalk, Ward 10)

- Lake Shore Boulevard West: 15 metres west of Lower Simcoe Street and Lower Simcoe Street (multi-use trail to cycle track and sidewalk, Ward 10) 

- Davenport Road: Wychwood Park and Albany Avenue (traffic and parking, Ward 12)

- Davenport Road: Marchmount Road and Winona Drive (traffic and parking, Ward 12)

Further, as part of this report, Transportation Services is seeking Council authority to install a new traffic control signal 50 metres west of the Jonesville Crescent and Eglinton Avenue East intersection to prepare for a new trail connection south of Eglinton Avenue East.

Transportation Services is continuing to utilize the streamlined reporting process for by-law amendment submissions associated with cycling infrastructure projects approved by Council for implementation. Once projects are approved by Council, the streamlined process involves delegation of authority to submit bills directly to Council for a discrete period of time after project implementation, which enables Transportation Services to make minor adjustments to constructed conditions without delay and based on local Councillor and public feedback, such as parking adjustments to improve sightlines, adjustments or addition of accessible loading areas, and similar modifications.

The changes proposed as part of the projects identified above would improve both safety and mobility options by providing improved cycling connections to transit, parks, local schools, businesses, and residences. Pedestrian improvements have also been included in the projects, wherever feasible, including curb extensions, new sidewalk installations, pedestrian head start signals, and motor vehicle lane adjustments.

In addition, this report seeks to make minor housekeeping amendments to existing bikeways and their associated traffic and parking by-laws on the following streets:

- Danforth Avenue at Thyra Avenue (traffic and parking, Ward 19)

- Davenport Road: Bedford Road to Dupont Street (traffic and parking, Ward 9 and 11)

- University Avenue: College Street to Dundas Street Avenue (traffic and parking, Ward 10 and 11)

- Silverthorn Avenue: Rogers Road to St. Clair Avenue (traffic and parking, Ward 9)

As part of this report, Transportation Services is recommending a one-block extension of missing sidewalk on Westgate Boulevard between Armour Boulevard and the connection to the Earl Bales Park Trail to align with the Basement Flooding Protection Program construction.

A map of the Cycling Network and Missing Sidewalk projects proposed in this report is included as Attachment 1.

Finally, this report recommends the addition of a new offence provision for CaféTO curb lane patios adjacent to cycle tracks. The new offence provision would make clear that people cycling in a cycle track must yield to people actively entering or exiting a CaféTO curb lane patio.

This new offence provision would be similar to that found in Toronto Municipal Code Chapter 886- Sections 14 and 14.1 which address bicycle operation at transit stops and accessible loading areas which prohibits people cycling in a cycle track from, among other things, passing a Toronto Transit Commission bus which is stationary for the purpose of taking on or discharging a passenger and that people cycling must yield to people actively utilizing accessible loading areas, respectively.

The Infrastructure and Environment Committee recommends that:

1. City Council approve the concept of On-Street Logistics Mini-Hubs as a permanent program, so that courier organizations / companies can apply to access an On-Street Logistics Mini-Hub where locations are deemed suitable by the General Manager, Transportation Services. 

2. Should City Council approve Recommendation 1 of the report (May 13, 2024) from the General Manager, Transportation Services, City Council approve the On-Street Logistics Mini-Hub pilot location located on the west side of St. George Street between a point 88.7 metres north of Russell Street and a point 27.5 metres further north (in the vicinity of 60 St. George Street) for five (5) parking spaces, as a permitted installation to be operated by Purolator Incorporated and approve the amendment of City of Toronto Municipal Code Chapter 950, Traffic and Parking, Schedule XLVII: On-street Logistics Mini-hub Parking Areas to include this location.

3. City Council approve the amendments to City of Toronto Municipal Code Chapter 950, Traffic and Parking, to allow the permitting of On-Street Logistics Mini-Hub areas, generally as outlined in Attachment 1 to the report (May 13, 2024) from the General Manager, Transportation Services.

4. City Council amend City of Toronto Municipal Code Chapter 441, Fees and Charges, Schedule 2 (Transportation Services) by creating and adding a new fee to "Appendix C" for the On-Street Logistics Mini-Hub non-refundable permit of $6,401.80 (plus Harmonized Sales Tax) per year, per parking space displaced, and adjusted yearly for inflation. 

5. City Council amend City of Toronto Municipal Code Chapter 441, Fees and Charges, Schedule 2 (Transportation Services) by creating and adding a new fee to "Appendix C" for the On-Street Logistics Mini-Hub non-refundable application fee of $218.20 (plus Harmonized Sales Tax) per Mini-Hub area requested, and adjusted yearly for inflation.

6. City Council establish new offences and establish new associated penalties and amend City of Toronto Municipal Code Chapter 610, Penalties, Administration of, generally as outlined in Attachment 2 to the report (May 13, 2024) from the General Manager, Transportation Services.

7. City Council authorize the City Solicitor to introduce the necessary Bills to give effect to City Council's decision and City Council authorize the City Solicitor to make any necessary clarifications, refinements, minor modifications, technical amendments, or By-law amendments as may be identified by the City Solicitor, in consultation with the General Manager, Transportation Services in order to give effect to Recommendations 2 to 6, inclusive, above.

On June 15 and 16, 2022, City Council approved a pilot project of up to eighteen (18) months for Toronto's first On-Street Logistics Mini-Hub, to further support and investigate last-mile deliveries in combination with electric cargo bike operations.

The Mini-Hub, which is a repurposed shipping container, was located within a parking layby on St. George Street within the University of Toronto's downtown campus. The multifunctional structure has been operated by Purolator Incorporated courier company and has served as a redistribution center for the pick-up and drop-off of packages by customers and a storage location for the company's large cargo e-bike delivery fleet.

Following the completion of the Mini-Hub's pilot period, which ended in April of this year, Transportation Services is reporting back to City Council to provide information about the outcome of the trial and recommend next steps. Given the findings from the pilot, which are detailed in this report, Transportation Services is seeking City Council's approval to allow the creation of an On-Street Logistics Mini-Hub program that can be rolled out in other areas of the city with other courier companies where locations are deemed suitable and to approve the continued operation of the Mini-Hub on St. George Street. In addition, the report also seeks Council's approval to establish an On-Street Logistics Mini-Hub permit fee ($6,401.80 per year, per parking space displaced) and an application fee for an On-Street Logistics Mini-Hub ($218.20 per request) that would be charged to courier companies wanting to participate in the program, including administrative penalty amounts for unauthorized vehicles parking, stopping and standing in the Mini-Hub area and courier companies do not properly display the permit issued for the Mini-Hub.

The Infrastructure and Environment Committee recommends that:

1. City Council endorse the Preliminary Recommended Alignments and Designs included in Attachment 1 for the purposes of completing the Municipal Class Environmental Assessment’s mandatory phase 3 public consultation and request the General Manager, Transportation Services to report back on the feedback received from the consultation and any resulting refinements made as part of finalizing Preferred Alignments and Designs, where appropriate.

2. City Council direct the General Manager, Transportation Services to report back no later than the December 17, 2024 meeting of City Council, through Infrastructure and Environment Committee, to request Council endorsement of the Preferred Designs and authority to prepare the Environmental Study Report and issue a Notice of Completion of Phase 3 and 4 of the ReNew Golden Mile Environmental Assessment in accordance with the requirements of the Municipal Class Environmental Assessment Process.  

3. City Council direct the Interim Chief Planner and Executive Director, City Planning to report back no later than the December 17, 2024 Meeting of City Council, through Planning and Housing Committee, on amendments to the Official Plan, and the Zoning By-law, where necessary or required to support and / or align with the ReNew Golden Mile Environmental Assessment.

4. City Council direct the General Manager, Transportation Services and the Interim Chief Planner and Executive Director, City Planning to coordinate to ensure the matters in Recommendation 2 and Recommendation 3 above are brought to the same meeting of Council for consideration.

5. City Council request the General Manager, Transportation Services to coordinate with the landowners of 1911 - 1921 Eglinton Avenue East, 800 Warden Avenue and 1941 Eglinton Avenue East and further study options for the O’Connor Drive Extension between Lebovic Avenue and Birchmount Road, to determine whether any adjustments are required, where appropriate, to respond to the matters raised by these landowners, before reporting back to Council on the finalized Preferred Alignments and Designs.

The ReNew Golden Mile Environmental Assessment Study was initiated in 2022. The Environmental Assessment Study builds on the Golden Mile Secondary Plan and Golden Mile Transportation Master Plan approved by City Council in October 2020.

The Golden Mile area, generally consisting of lands located along Eglinton Avenue East and Craigton Drive, between Victoria Park Avenue and Birchmount Road, has been influenced by agricultural, industrial, and commercial eras of development. The area became known as the "Golden Mile of Industry" during the post-World War II era with the construction of large-scale manufacturing buildings along Eglinton Avenue East, between Pharmacy Avenue and Birchmount Road. Large-scale commercial development generally occurred during the 1990's, replacing many of the former industrial buildings that fronted onto Eglinton Avenue East.

The Golden Mile Secondary Plan advanced a vision for a new mixed-use community  with a range of tall, mid-rise and some low-rise buildings to be constructed over the next 20+ years. There are 14 sites with active development applications within the Plan Area. City Council has approved or accepted settlement offers for 12 of the 14 sites. These approvals and accepted settlement offers, combined with the balance of development potential for other sites in the area is currently estimated to accommodate approximately 32,700 residential units, 54,000 to 56,000 residents and 19,000 jobs (including replacement jobs).

The Environmental Assessment Study is completing phases 3 and 4 of the Municipal Class Environmental Assessment process and establishing the alignments and designs of five new and reconfigured streets to support future development and growth. The process involves developing and evaluating alternative street alignments and designs for the following transportation infrastructure:

- A potential reconfiguration of O’Connor Drive, along with an extension to Birchmount Road

- A new east-west public street north of Eglinton Avenue East from Victoria Park Avenue to Birchmount Road (“Golden Mile Boulevard”)

- A realignment, widening and reconfiguration of Craigton Drive to directly connect to Ashtonbee Road

- A potential reconfiguration of Thermos Road and Sinnott Road at the Eglinton Avenue East intersection.

Additionally, the Environmental Assessment Study is exploring other corridor improvements along Jonesville Crescent and Ashtonbee Road to Birchmount Road that do not require completion of phases 3 and 4 of the Municipal Class Environmental Assessment. The corridor improvements will ensure these streets are complete streets to support existing and future residents and businesses.

This report provides an update on the status of the Environmental Assessment Study, key findings to date, including the preliminary evaluation, recommendations, and designs, and outlines next steps to finalize the Environmental Assessment Study.

This report recommends that City Council endorse the preliminary recommended alignments and designs for the purpose of consulting the public and completing the next stage of mandatory Municipal Class Environmental Assessment consultation requirements. This report also directs the Interim Chief Planner and Executive Director, City Planning to bring forward a concurrent report on required Official Plan and / or Zoning By-law Amendments to support and / or align with the ReNew Golden Mile Environmental Assessment Final Report. This report was prepared in consultation with City Planning.

The Infrastructure and Environment Committee recommend that:

1. City Council authorize the General Manager, Solid Waste Management Services and the Executive Director, Environment and Climate to share the authorities previously granted by City Council in 2021.IE22.8 and 2023.IE9.3, and allow either Division head to separately enter into agreements to support the work of the City of Toronto’s Circular Economy and Innovation unit with those authorities.

The purpose of this interim report is to provide an update on the status of work to develop a 10-year Circular Economy Road Map strategy and implementation plan (Circular Economy Road Map) for Toronto, including the project's planned community engagement and consultation milestones. This report describes the project governance structure developed by staff in response to Toronto City Council's endorsement of the targets and actions outlined in the 2021 TransformTO NetZero Strategy (NetZero Strategy). Specifically, City of Toronto (City) staff established a project governance approach based on NetZero Strategy direction for Solid Waste Management Services, with involvement and leadership from other City Divisions, to develop a City-wide governance structure, strategy and policy framework for the circular economy.

In recognition of the cross-corporate opportunities presented by the City's circular economy transition, this report also provides an update on transferring the City of Toronto's circular economy and innovation program from Solid Waste Management Services to the Environment and Climate. As such, this report recommends the sharing of certain existing authorities authorized by Council to the General Manager, Solid Waste Management Services with the Executive Director, Environment and Climate. Although Solid Waste Management Services will remain a leading Division in the development and implementation of Toronto's Circular Economy Road Map, moving the program to the Environment and Climate under Corporate Services is expected to improve staff's ability to achieve Council's circular economy goals.

Working towards a circular economy is vital to achieving Council's climate action targets, enabling sustainable consumption choices, and fostering economic resilience and prosperity. However, the City's circular economy transition cannot be achieved by the City government alone. It will require the participation of others outside of Toronto's municipal government and must include residents, businesses, industry, local communities, and other governments. It will also require a transformation in how society currently thinks about waste: from a problem to be hidden from sight, to a resource that can be captured to provide value and positive outcomes for the planet, the City, and its residents. As with existing City of Toronto circular economy initiatives such as the Circular Food Innovator's Fund¹, implementation of the circular economy program will continue to prioritize working with local businesses, other governments and partners, and key industry sectors to identify opportunities for economic prosperity.

¹ The Circular Food Innovators Fund, launched in 2024, is a program aimed at supporting market-ready business solutions to enable the elimination of single-use and takeaway items in Toronto and help to achieve a more circular food system for Toronto residents and businesses.

The Infrastructure and Environment Committee recommends that:

1. City Council request the Minister of Municipal Affairs and Housing to amend O. Reg. 595/06, FEES AND CHARGES, to allow the City to charge gas utilities for their use of public lands as Edmonton, Calgary, Regina and Winnipeg do, in order to fund infrastructure resilience against the impacts of climate change.

2. City Council direct the General Manager, Transportation Services, to report back to Infrastructure and Environment Committee by the fourth quarter of 2024 on whether the current fees charged to gas utilities for pavement degradation resulting from utility cuts fully recover all short and long term related costs and damages incurred by the City.

3. City Council direct the Executive Director, Environment and Climate, to work with Clean Air Partnership and the Association of Municipalities of Ontario to explore a collective municipal approach to ensure a fair payment system for fossil fuel pipelines that use municipal property and how best to ensure a level playing field between fossil fuel and low carbon infrastructure investment, and to report back to Infrastructure and Environment Committee by the second quarter of 2025.

4. City Council write to the Auditor General of Ontario requesting an investigation of Bill 165 and its impact on Toronto residents.

That Infrastructure and Environment Committee:

1. Requested the Executive Director, Environment and Climate, in consultation with the City Solicitor, to report directly to the June 26, 27 and 28 meeting of City Council with an analysis of Recommendations 1, 2 and 3 in the motion by Councillor Saxe, with the report to City Council to include considerations of staff resources required, the timelines to deliver on the directives, and any recommended change to the wording of the Recommendations.

Natural gas is a fossil fuel responsible for over half of Toronto’s annual greenhouse gas emissions as the primary energy source for heating buildings.

The TransformTO Net Zero Strategy aims to accelerate a rapid and significant reduction in natural gas use in buildings, identifying this as one of four "critical steps" to achieving City Council's goal of net zero emissions by 2040. This critical step is consistent with a worldwide energy transition away from fossil fuels because they are the main cause of climate change.

Enbridge Gas Inc. is the utility serving Toronto's consumption of natural gas through a network of transmission and distribution pipelines that connect to over 550,000 gas customers in Toronto.

While the City has clearly identified the need to reduce reliance on natural gas, its actions are limited by the jurisdiction provided in provincial legislation. Whether City Council could enact a by-law to ban the transmission, distribution, sale, or use of natural gas within Toronto depends on the scope of the City’s by-law authority under the City of Toronto Act, 2006 and related statutory authorities.  Among other things, section 11 of City of Toronto Act, 2006 limits that authority to those City by-laws that do not conflict with a provincial or federal statute, regulation, order, license, approval or similar instrument.  Additional information about this issue is included in Confidential Attachment 1 to the City Solicitor’s supplemental report on this item.

This report focuses on the matters raised in Council motion 2024.IE11.8, namely the City’s relationship with Enbridge regarding renewable natural gas projects, City staff’s recent comments on Bill 165 which deals with expanding new connections to the provincial natural gas grid, and Enbridge’s use of public property (especially the right of way).

Beyond these specific matters, the City has the ability to influence demand for natural gas through setting standards for greenhouse gas emissions and energy efficiency for new and existing buildings in Toronto. For new buildings, the City’s innovative Toronto Green Standard recommends energy efficiency and greenhouse gas intensity standards that are intended to become progressively more stringent over time for new residential (minimum 10 units) and non-residential developments. Toronto Green Standard consists of tiers of performance with Tier 1 being mandatory and applied through the planning approval process. It is intended that by May 2028, if adopted by Council, the Toronto Green Standard requirements for near zero greenhouse gas emissions will discourage new natural gas connections for heating or domestic hot water. City Council has also directed staff to develop an Emission Performance Standards by-law to address greenhouse gas emissions from existing buildings. If Council enacts a by-law requiring existing buildings to meet such emission standards, then property owners may need to take measures to reduce the greenhouse gas emissions from their buildings, which may include reducing the use of natural gas.

Regarding the matters raised in Council motion 2024.IE11.8:

- Renewable Natural Gas - In collaboration with Enbridge, Solid Waste Management Services has developed Renewable Natural Gas production facilities at the City’s Organic Processing Facilities. While the City’s production of Renewable Natural Gas can play a useful role in the energy transition, it will be a limited role because production is itself limited by the amount of biogas and landfill gas available. Solid Waste Management Services is currently working with Enbridge towards development of an Renewable Natural Gas production facility at the City’s Green Lane Landfill

- Bill 165: In April the Executive Director of Environment and Climate made oral and written submissions to the Ontario Legislature’s Standing Committee on the Interior, pursuant to Council authority, detailing concerns about potential negative affordability and climate impacts for Toronto from Bill 165, the Keeping Energy Costs Down Act, 2024. The written submission is Attachment “A” to this report. The Environment and Climate Division is monitoring for consultation opportunities with the Government of Ontario on its forthcoming natural gas policy statement, announced by the Minister of Energy alongside Bill 165.¹

- Enbridge Use of Public Property: Provincial regulation currently precludes the City from applying a land-based charge for Enbridge’s use of the right of way (same for a telecom company, electricity generator, or electricity transmitter or distributor). Municipalities outside Ontario can and do charge gas utilities for use of the right of way (including Edmonton, Calgary and Regina) generating revenue between $24 and $97 per capita annually. Were the Province to amend its regulation and City Council decided to apply a land-based charge to Enbridge’s use of the right of way, it could generate between $73 million and $293 million in total annual revenue based on the range of currently observed charges elsewhere. If City Council decided to apply a land-based charge it could also decide to reduce the amount by the amount Enbridge would otherwise pay in property taxes on its gas pipelines in a given year. City staff plan to engage with the province about potential for regulatory change.

Enbridge could seek to pass on the cost of any land-based charge for use of the right of way to natural gas ratepayers in Toronto. Whether Enbridge could do so would be subject to provincial laws and regulatory approval.

Applying a land-based charge could align with the need to transition away from fossil fuels and move toward lower carbon energy like electricity from Ontario’s relatively clean grid and local renewable generation. To the extent that Council directed any future revenues from a land-based charge for Enbridge’s use of the right of way (if permitted by law) toward adapting City infrastructure like roads, bridges and sewers to withstand the impacts of climate change caused by fossil fuels, such as more frequent and intense storms, this could amplify the climate-related benefits of the charge.

¹https://news.ontario.ca/en/backgrounder/1004216/the-keeping-energy-costs-down-act

The Infrastructure and Environment Committee recommends that:

1.  City Council direct that the confidential information contained in Confidential Attachment 1 to the report (May 13, 2024) from the City Solicitor, remain confidential in its entirety, as it contains advice which is subject to solicitor-client privilege.

This supplementary report to the report from the Executive Director, Environment and Climate Division provides Council with confidential information for consideration in conjunction with the report requested by Council at its March meeting with respect to various issues affecting fuel utilities, including natural gas.

The Infrastructure and Environment Committee recommends that:

1. City Council direct the General Manager Toronto Water to report to the City Council meeting scheduled for June 26, 27, 28, 2024 on when detailed design for project 16-03 will be completed and when construction will be commenced; and as an alternative solution to address local basement flooding in the Winston Park Neighbourhood to advance the upgrade of the STM Underground Storage Tank at De Havilland (Mossie) Park as per the directive that was adopted by City Council in July 2013 and July 2019 under item - 2019.EX7.26.

This motion seeks a further update and information on the status, roadmap, outcome, and project start based on the Class Environmental Assessment Study for Basement Flooding Study Area 16 which was completed in 2012. It recommended project 16-03 to help mitigate flooding risks in the area that includes the subject property (107 Whitley Avenue). After the completion of the preliminary design in 2015, project 16-03 was found to be within the council-adopted cost per benefitting property threshold required for a project to proceed to detailed design and construction.

The local Councillor has been advised that the project does not have a planned construction start year and that construction timing is influenced by factors such as design and construction timelines, infrastructure coordination opportunities, available budget envelopes, and the number of Basement Flooding Protection Program (BFPP) projects in the infrastructure planning and design process. Toronto Water has installed a water level sensor in a sewer on Whitley Avenue but at least one owner has argued that this will not solve the type of flooding that has occurred in the area. As the Environmental Assessment was completed 12 years ago, there is a feeling in the neighbourhood that this work is long overdue and homeowners have incurred flooding, property damage and ongoing worry about the consequences of the next extreme weather event. 

On July 17, 2013, City Council directed the General Manager, Toronto Water to incorporate Project 16-03 in Toronto Water's forthcoming 2014 - 2018 update to the Basement Flooding Protection Program. In the same motion, City Council directed General Manager Toronto Water that if the cost per household threshold is exceeded, the underground storm storage tank planned for Anthony Park be separated out from "Project 16-03" and be considered for inclusion in the capital works 2014 budget for Toronto Water.

In July 2019, Council directed Toronto Water to upgrade the STM Underground Storage Tank at De Havilland (Mossie) Park to address issues with basement flooding in the Winston Park Neighbourhood, (as per item EX7.26).

The Planning and Housing Committee recommends that:

1. City Council amend the Official Plan for 2, 62, 65, 105, 155, 165, and 170 Villiers Street 16 Munitions Street; 39, 51, 54, 63, 75, 85, 95, 97, 99 and 130 Commissioners Street; 222, 238, 242, 256, 275, 281, 301, 309 and 312 Cherry Street, and 72 Polson Street, substantially in accordance with the draft Official Plan Amendment attached as Attachment 10 to the report (June 3, 2024) from the Interim Chief Planner and Executive Director, City Planning.

2. City Council amend City of Toronto Zoning By-law 569-2013 for 2, 62, 65, 105, 155, 165, and 170 Villiers Street; 16 Munitions Street; 39, 51, 54, 63, 75, 85, 95, 97, 99 and 130 Commissioners Street; and 222, 238, 242, 256, 281, and 312 Cherry Street, and 72 Polson Street, substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 11 to the report (June 3, 2024) from the Interim Chief Planner and Executive Director, City Planning.

3. City Council amend Chapter 415 - Article III of the Toronto Municipal Code substantially in accordance with the draft By-law Amendment attached as Attachment 13 to the report (June 3, 2024) from the Interim Chief Planner and Executive Director, City Planning.

4. City Council adopt the Villiers Island Precinct Plan 2024 Amendment, as described in Attachment 12 to the report (June 3, 2024) from the Interim Chief Planner and Executive Director, City Planning.

5. City Council adopt the Villiers Island and Keating West Public Art Master Plan attached as Attachment 14 to the report (June 3, 2024) from the Interim Chief Planner and Executive Director, City Planning.

6. City Council request that the Chief Planner and Executive Director, City Planning, together with Waterfront Toronto, CreateTO, and relevant Divisions, Agencies and Corporations:

a. Advance infrastructure and public realm design to align the Precinct Plan with the objectives of the City’s Reconciliation Action Plan, as well as the Villiers Island and Keating West Public Art Master Plan; and

b. Develop a “Meanwhile Use Strategy" and implementing guidelines to inform intermediate use proposals to activate and animate the development blocks prior to development. 

7. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment, draft Zoning By-law Amendment and draft Municipal Code amendment as may be required.

The Director, Community Planning, the Director, Development Planning, Waterfront Toronto, and the Director, Housing Secretariat gave a presentation to the Planning and Housing Committee.

The Planning and Housing Committee held a statutory public meeting on June 13, 2024, and notice was given in accordance with the Planning Act.

The City of Toronto, together with CreateTO and Waterfront Toronto, is advancing a significant revitalization project for the Port Lands. The Port Lands is being transformed into a dynamic, inclusive mixed-use community, with housing at all levels of affordability combined with supportive community infrastructure. It will also continue as an employment hub, bolstering the City’s film, television, and creative sectors, alongside sustained port and industrial activities.

The new Island, currently using the working name "Villiers Island" and receiving a  permanent Indigenous name in the Fall of 2024, will be the first mixed-use residential community emerging through this transformation; defined by the renaturalized Don River it will develop into a sustainable and complete community. The Island is part of Toronto's broader waterfront revitalization, building on two decades of a successful tri-government collaboration. This model has spurred long-term economic growth and prosperity by flood protecting and remediating contaminated land, and developing both market and affordable housing. Waterfront revitalization has also delivered award-winning parks, public spaces, and architectural advancements, all while setting higher standards in sustainable development. This approach attracts innovation-focused companies and enhances the waterfront's appeal as a destination for both Toronto residents and visitors.

Over a decade of planning and consultation has focused on the future development of the Island. In 2007, Waterfront Toronto held an urban design competition for the Lower Don Lands, which include the Island, resulting in Michael Van Valkenburgh Associates' (MMVA) winning design. In 2011, a refined plan proposed a slight realignment of the Don River and the river mouth. The 2010 Lower Don Lands Framework Plan envisioned four mixed-used residential communities that would be adjacent to the new Don River valley and mouth, connected by bridges.

As envisioned in the Lower Don Lands Framework Plan and the 2017 Villiers Island Precinct Plan (the "Precinct Plan"), the Island will be a central connection point for surrounding emerging waterfront precincts, and will have destination parks, a new naturalized Don River Valley, community facilities including a new neighbourhood library, and unique opportunities to experience the Keating Channel.

Eighty percent of the developable area on the Island is in public ownership (see Figure 2). The City, CreateTO and Waterfront Toronto have collaborated extensively to review the Precinct Plan and the density on public lands through a Density Study. The partnership sought to identify appropriate built form changes that could help contribute to the City’s ambitious housing and affordable housing goals. This comprehensive Density Study process was informed by a series of iterative design workshops, expert advice from professional planning and design consultants, due diligence studies, feedback from the Waterfront Design Review Panel, and the public feedback through consultations and focus groups.

This report recommends the approval of amendments to the Official Plan, Zoning By-law, and Precinct Plan that describe how the Island will develop, based upon the outcome of the Density Study. It also recommends an update to the Municipal Code regarding parkland dedication, and endorsement of the Villiers Island and Keating Channel West Public Art Master Plan. Taken together, these revisions update the planning framework for the Island in response to Toronto's Housing Action Plan, to permit a dense, inclusive, sustainable, and walkable urban community.

The proposed amendments contemplate towers with heights between 19 and 46 storeys, enabling an estimated 9,000 residential units and resulting in a net density of 7.7 times the area of the Island's development blocks (see Figure 1). Of the estimated 9,000 units, approximately 2,200 - 2,700 will be affordable housing, with a target of 30 percent affordable housing on public lands. These affordable units will be secured as long-term or permanently affordable housing aligned with the City's income-based definition of affordable housing. Achieving affordable housing will require an intergovernmental funding and financing strategy.

The amendments also permit a minimum of approximately 80,000 square metres of retail and office space, 7,850 square metres of community space, and a Toronto Public Library neighbourhood branch.

A Business and Implementation Plan for the first phase of development on the Island will be presented to City Council later this Fall or in early 2025. The Business and Implementation Plan will build on this report by outlining the proposed costs and funding strategies, implementation roles and responsibilities, and implementation milestones (including phased development and early activation) for this emerging Island community, ensuring the planned density and necessary infrastructure are coordinated for maximum benefit.

The redevelopment of the Island presents unique infrastructure challenges. Although close to the city, it requires replacing the existing infrastructure systems with contemporary ones, including stormwater management, water and wastewater systems. The public realm, established through the Don Mouth Naturalization and Port Lands Flood Protection Environmental Assessment, the Lower Don Lands Infrastructure Master Plan Environmental Assessment and the Precinct Plan, including the planned grid of streets, blocks, and open spaces, will support increased density through generous sidewalks, cycle tracks, green infrastructure elements and future transit connections.

Upon completion, the Island will house more than 15,000 residents, part of the larger Port Lands area, which is projected to be home to nearly 40,000 people and 20,000 jobs. The Island will also be a waterfront destination – its infrastructure and amenities will serve a local population, downtown, and the region. The revitalization of the Island and Toronto's waterfront will not only contribute to achieving provincial and federal housing targets, but also support the housing commitments in the City's housing plans.

Revitalizing the Port Lands is one of the largest and most complex city-building projects

in the City. The recommendations in this report will allow the City, CreateTO, and Waterfront Toronto to advance implementation plans to enable more affordable housing to be built faster. Building on the success of the Port Lands Flood Protection Project and a generation of planning for Port Lands revitalization; the report's actions will take the next crucial steps to transform a vast industrial and underutilized waterfront area into a vibrant, mixed-use community, important destination, home to tens of thousands of future resident amid a growing cluster of production, interactive and creative uses, and the hustle and bustle of a working port. 

This Supplementary Report responds to MM18.26, City Council's request to review key numbers and figures related to redevelopment of the new Island, currently known as Villiers Island. The report addresses questions related to maximizing of housing on the new Island, including the provision of affordable housing on non-City owned lands, heights and densities, development blocks, road rights-of-way and the public realm.

The Planning and Housing Committee recommends that:

1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 2444 Eglinton Avenue East substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 5 to the report (May 29, 2024) from the Interim Chief Planner and Executive Director, City Planning.

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

3. City Council request the Board of Directors of CreateTO to direct the Chief Executive Officer, CreateTO, in consultation with the President, Toronto Parking Authority, to work with the developer partners for the 2444 Eglinton Avenue East Housing Now site to undertake an analysis to explore feasible options to maximize the amount of public parking that could be made available either on site or within the surrounding area to offset the loss of the existing commuter parking lot due to this development.

The Planning and Housing Committee held a statutory public meeting on June 13, 2024, and notice was given in accordance with the Planning Act.

This application proposes to amend the Zoning By-law for the lands at 2444 Eglinton Avenue East to permit the construction of a mixed use building consisting of 3 towers above a base building containing above grade parking and non-residential uses at grade.

The development would include a 31-storey condominium building above a 4 storey podium, along with two co-op buildings of 19  and 41-storeys atop a 5-storey podium. The two co-op buildings consist of 612 co-op housing units and the condominium building consists of 307 units. The tenure of the units includes, market condominium units (307), market co-op units (306) and affordable co-op units (306). The total gross floor area of the proposal is 64,143 square metres, inclusive of 1871 square meters of non-residential uses.

The proposed development is consistent with the Provincial Policy Statement (2020) and conforms with A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2020). The proposed development also conforms to the City's Official Plan. The development is part of the City’s Housing Now Initiative to deliver affordable housing and mixed-income, mixed-use, transit-oriented communities on City-owned properties. This proposed development intensifies an underutilized site with a range of housing options in terms of tenure and affordability, while providing a mix of at-grade non-residential uses that will support and enhance the public realm. It is immediately adjacent to a multi-modal transit station with convenient connections to multiple transit lines and surface transit routes.

This report recommends approval of the application to amend the Zoning By-law  subject to a Holding Provision required to address servicing matters.

The Planning and Housing Committee recommends that:

1. City Council, in accordance with Section 71-11.1C of the City of Toronto Municipal Code Chapter 71 (Financial Control By-law), authorize the amendment of Purchase Order Number 6052027 issued to NRB Inc. for design-build services for the supportive housing building located at 175 Cummer Avenue, as set out in Confidential Attachment 1 to the report (May 30, 2024) from the Executive Director, Housing Secretariat, the Executive Director, Corporate Real Estate Management, and the Chief Procurement Officer.

2. City Council, in accordance with Section 71-11.1C of the City of Toronto Municipal Code Chapter 71 (Financial Control By-law), authorize the amendment of Purchase Order Number 6052881 issued to NRB Inc. for design-build services for the supportive housing building located at 39 Dundalk Drive, as set out in Confidential Attachment 1 to the report (May 30, 2024) from the Executive Director, Housing Secretariat, the Executive Director, Corporate Real Estate Management, and the Chief Procurement Officer.

3. City Council authorize the public release of Confidential Attachment 1 to the report (May 30, 2024) from the Executive Director, Housing Secretariat, the Executive Director, Corporate Real Estate Management, and the Chief Procurement Officer, following the conclusion of negotiations and issuance of the Purchase Order Amendments referenced in the report.

4. City Council authorize the public release of Confidential Attachment 2 to the report (May 30, 2024) from the Executive Director, Housing Secretariat, the Executive Director, Corporate Real Estate Management, and the Chief Procurement Officer, following completion of the projects referenced in the report.

5. City Council, authorize the award of contracts to NRB Inc. under the Request for Proposal No. 2020-053 for Modular Housing Design Build at 175 Cummer Avenue and 39 Dundalk Drive, in accordance with the requirements of the Request for Proposal Document and the CCDC-14 executed Agreements.

The purpose of this report is to provide an update on the Modular Housing Initiative Phase 2, and to request Council authority to enable City Divisions to restart and complete the projects at 175 Cummer Ave., and 39 Dundalk Dr., respectively, by approving Purchase Order Amendments for both projects to ensure funding is in place to complete required work.

In April 2020, as an urgent response to the Covid-19 pandemic and its disproportionate impact on people experiencing homelessness, the City launched the Modular Housing Initiative to rapidly create at least 250 new rent-geared-to-income and supportive homes using modular construction. Four of five projects have since been tenanted, providing a safe, affordable place to call home for over 200 residents formerly experiencing homelessness, with wrap-around support services to help them maintain their housing and improve their health and well-being.

The project at 175 Cummer Avenue was announced in Spring 2021 as part of Phase Two of the Modular Housing Initiative, along with 540 Cedarvale Ave. and 39 Dundalk Dr. While Cedarvale is complete and Dundalk is nearing completion with only landscaping and a review of costs escalations remaining, the project at 175 Cummer Ave was delayed, first because Council’s request for a Minister’s Zoning Order did not yield a response, and second because of an appeal to the Ontario Land Tribunal (OLT) of Council’s approval of the new zoning by-law for the development in August 2022.

A hearing of the appeal was held at the OLT on November 2, 2023. On January 2, 2024 the OLT released its decision, dismissing the appeal and ruling in the City’s favour. The appellants later requested a further review of the OLT’s decision on January 31, 2024, but this request was dismissed by the OLT on February 22, 2024. A motion for leave to appeal the OLT’s decision to Ontario Divisional Court was also denied on May 17, 2024. While the appellants have since made a judicial review application to the Divisional Court to challenge the OLT decision, the OLT decision stands, and zoning is in place to permit the proposed development to proceed.

This report requests authority to enable City Divisions to restart and complete the projects at 175 Cummer Ave., and 39 Dundalk Dr., respectively, by approving Purchase Order Amendments for both projects to ensure funding is in place to complete required work.

The Confidential Attachments include confidential information regarding the pricing for these projects under negotiation with the City’s supplier, estimated costs to complete the projects, and confidential information related to delivery of the project at 175 Cummer Ave.

The Planning and Housing Committee recommends that:

Land Considerations

1. City Council authorize the Executive Director, Corporate Real Estate Management, in consultation with the Executive Director, Housing Secretariat, to negotiate and execute on behalf of the City the agreement of purchase and sale with Markee Missing Middle (Merton) GP Inc. and Markee Missing Middle (Merton) Limited Partnership  (the "Vendor") in respect of 267 Merton Street and the lease with the Markee Missing Middle (Merton) Limited Partnership (the "Tenant") in respect of 267 Merton Street and 275 Merton Street, and any documents ancillary thereto, on forms approved by the City Solicitor.

2. City Council authorize the public release of Confidential Attachments 1 and 2 to the report (May 30, 2024) from the Executive Director, Housing Secretariat and the Executive Director, Corporate Real Estate Management, following the completion of the developments contemplated in Confidential Attachment 2 to the report (May 30, 2024) from the Executive Director, Housing Secretariat and the Executive Director, Corporate Real Estate Management, at the discretion of the Executive Director, Corporate Real Estate Management.

Affordable Housing

3. City Council authorize the affordable rental housing units described in Confidential Attachments 1 and 2 to the report (May 30, 2024) from the Executive Director, Housing Secretariat and the Executive Director, Corporate Real Estate Management, to be constructed on the lands known as 267 and 275 Merton Street, to be eligible for waivers of fees for planning applications, building permits, parkland dedication and development charges exemptions, unless already paid or exempted by provincial legislation.

4. City Council authorize an exemption from taxation for municipal and school purposes for 99 years for the affordable rental housing units described in Confidential Attachments 1 and 2 to the report (May 30, 2024) from the Executive Director, Housing Secretariat and the Executive Director, Corporate Real Estate Management, to be located on 267 and 275 Merton Street.

5. City Council authorize City staff to cancel or refund any taxes paid after the effective date of the exemption from taxation for municipal and school purposes as set out in the Contribution Agreement.

6. City Council authorize the Executive Director, Housing Secretariat, to negotiate and enter into, on behalf of the City, a municipal housing facility agreement (the "Contribution Agreement") with the Tenant for the development of affordable housing to be constructed on 267 and 275 Merton Street, to secure the financial assistance being provided and to set out the terms of the operation of the new affordable rental housing, on terms and conditions satisfactory to the Executive Director, Housing Secretariat, and in a form approved by the City Solicitor.

7. City Council authorize the Executive Director, Housing Secretariat to execute, on behalf of the City, any security or financing documents required by the Tenant to secure construction and conventional financing and subsequent refinancing, including any postponement, tripartite, confirmation of status, discharge or consent documents where and when required during the term of the Contribution 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.

8. City Council authorize the City Solicitor to execute, postpone, confirm the status of, and discharge any City security documents registered as required by normal business practices.

This report provides City Council with information on a strategic opportunity to leverage the City-owned lands at 275 Merton Street (the "City Site") to create new purpose-built rental homes, including a minimum target of 30% affordable rental homes. Through negotiations led by CreateTO, in consultation with Corporate Real Estate Management and Housing Secretariat, staff have finalized the terms of a development partnership with Collecdev-Markee Limited Partnership (the “Developer”), which advance a development on the City Site, as well as the adjacent site, 267 Merton Street (the "Developer Site"), which is owned by a subsidiary of the Developer.

This report outlines the opportunity to leverage the City Site in a way that would deliver a substantial number of new affordable rental and rent-controlled market homes in support of the City's HousingTO 2020-2030 Action Plan targets to approve 65,000 new rent-controlled homes by 2030; and leverage underutilized City-owned properties to create new affordable housing. This report requests Council authority to proceed with the related real estate transactions required to advance this strategic development, along with additional City incentives to support affordable housing, as endorsed by the CreateTO Board on February 16, 2024, the details of which are outlined in Confidential Attachment 1.

The Planning and Housing Committee recommends that:

1. City Council direct the Chief Building Official and the Executive Director, Toronto Building, in consultation with the Executive Director, Housing Secretariat, and Executive Director, Municipal Licensing and Standards, and other relevant divisions to report to the Planning and Housing Committee on October 30, 2024 with a proposed renovictions by-law and operational framework to implement the by-law.

2. City Council direct the Chief Building Official and the Executive Director, Toronto Building, the Executive Director, Housing Secretariat, in consultation with the Executive Director, Municipal Licensing and Standards, to engage with impacted stakeholders on the draft by-law components and implementation plan that is generally in line with what is outlined in Attachment 1 to the report (May 30, 2024) from the Chief Building Official and Executive Director, Toronto Building, and the Executive Director, Housing Secretariat, and include the results of this engagement process with the report to the October 30, 2024 meeting of the Planning and Housing Committee.

3. City Council direct the Chief Building Official and the Executive Director, Toronto Building to establish a dedicated staff team (led by a Project Director) to work with senior staff across relevant City divisions to develop a renoviction by-law and its operational framework by the fourth quarter of 2024.

4. City Council direct the Chief Building Official and the Executive Director, Toronto Building, the Executive Director, Housing Secretariat in consultation with the Executive Director, Municipal Licensing and Standards, to report through the 2025 and 2026 budget processes on any additional budget and resource impacts of the renoviction by-law implementation.

5. City Council request the Province of Ontario to proclaim and bring into force Bill 97, Helping Homebuyers, Protecting Tenants Act, 2023, and/or related regulations to:

a. require that when landlords provide a notice to terminate a tenancy for repairs or renovations, that it be accompanied by a report from a qualified person confirming that the renovations/repairs are so extensive that they require vacant possession of the rental unit. A qualified person should include someone with professional qualifications who is licensed and required to meet professional and ethical obligations under provincial legislation (e.g. architects and professional engineers);

b. require landlords to provide tenants who have provided notice that they wish to have a right of first refusal to return to the unit with written notice of the estimated completion date, any changes to this date, and final notification once the renovations/repairs are completed;

c. require landlords to provide tenants with a grace period of at least 60 days after the rental unit is ready for occupancy, to allow tenants to move back in and provide the required 60-day notice to end their tenancy in their temporary accommodation; and

d. allow tenants whose landlords fail to provide the required written notices, the grace period and/or the right of first refusal to apply to the Landlord and Tenant Board (LTB) for a remedy until the later of two years after the tenant moved out or six months after renovations/repairs are completed.

6. City Council reiterate its requests to the Province of Ontario to amend the Residential Tenancies Act, 2006, and/or related regulations to:

a. reintroduce vacancy control legislation which ties rents to residential units rather than tenancies;

b. introduce rent control to cover units first occupied after November 15, 2018;

c. require landlords of residential units to be responsible for finding temporary accommodation or provide sufficient relocation assistance for their tenants for the duration of the renovations if tenants intend to return post-repair/renovation;

d. require landlords to obtain a building permit before issuing an N13 notice of termination, provide a copy of the applicable permit to tenants together with any N13 notice of termination, require evidence that the permit was delivered with the N13 notice of termination as part of any L2 application to end a tenancy filed on that basis, and require the approved permit be provided to the LTB as part of any L2 application to end a tenancy filed on the basis of an N13 notice of termination;

e. provide the same rights and compensation afforded to tenants in buildings with five (5) or more units to those in buildings with less than five (5) units;

f. increase the required compensation for tenants in no-fault evictions;

g. remove ex parte eviction orders for breached repayment agreements;

h. require landlords to attach a plain-language tenants’ rights information package to N13 eviction notices (similar to the City of Toronto's Eviction Prevention Handbook);

i. regulate N11s and buy-out agreements; and

j. amend Above Guideline Increase (AGI) rules to eliminate the eligibility of capital expenditures that constitute general repair and maintenance of the property; add a new subsection requiring landlords to save 10 percent of rental income to be accessed for capital expenditures; and require landlords to notify tenants of the decrease in advance of the date when rent is required to be reduced as specified in an order permitting an AGI related to eligible capital expenses.

7. City Council reiterate its requests to the Province of Ontario to make the following operational changes:

a. allow tenants the right to in-person LTB hearings to eliminate technological barriers for individuals who do not have access to digital devices or reliable internet connection;

b. simplify LTB notices with plain language so they are easily understood and ensure all forms include a tracking number that is linked to a public registry; and

c. establish a provincial rental registry that tracks building ownership, rental rates, AGIs and their expiry dates, and LTB eviction filings and their outcomes; and monitor data on N12 and N13 evictions.

8. City Council reiterate its requests to the federal and provincial governments to significantly increase their investment in the HousingTO 2020-2030 Action Plan which will increase the supply of new affordable and supportive homes, protect existing rental stock including through retrofit programs, and help residents across the city to maintain their existing homes.

9. City Council forward this report to the Association of Municipalities of Ontario (AMO) and Greater Toronto Hamilton Area municipalities for information, as they may be considering the development of similar strategies to address renovictions within their jurisdictions.

Adopt the recommendation in the Supplementary Report:

10. City Council direct that the confidential information contained in Confidential Attachment 1 to the report (June 6, 2024) from the City Solicitor remain confidential in its entirety, as it contains advice which is subject to solicitor-client privilege.

The Planning and Housing Committee:

1. Directed the Deputy City Manager, Development and Growth, and the Deputy City Manager, Infrastructure Services to report directly to City Council with updated recommendations that more clearly achieve a Hamilton style Renoviction By-law for Toronto including:
 

a. A renovation license or permit requirement for the landlord/property owner within a certain set timeframe of issuing of an N13 Eviction notice;

b. Application requirements for the renovation license or permit to include but not be limited to:

1. Confirmation that the owner/landlord has received all required building permits;

2. A comprehensive tenant rehousing and compensation plan submitted by the landlord/property owner;

3. Confirmation that the tenant has received all required notice including eviction prevention and rights information, and information on the right of first refusal; and

4. Third party verification that vacant possession of the unit is required to complete the renovations.

c. A structure of fines and fees; and,
 

d. Applying the by-law to all rental units in Toronto and identifying any types of housing that require further consideration for a phased approach. 

2. Directed the Deputy City Manager, Development and Growth, and the Deputy City Manager, Infrastructure Services to report directly to City Council with updated recommendations for consultations with stakeholders that are focused on the implementation of the by-law as set out in the above, Part 1 of the Decision Advice, recommendations to Council. 

The HousingTO 2020-2030 Action Plan and Toronto Housing Charter, both adopted in 2019, commit the City to advancing the progressive realization of the right to adequate housing and set a number of strategic priorities related to protecting tenants, preserving affordable housing supply, and realizing a vision of a city where everyone has a safe, affordable place to call home. City Council has recently increased its housing targets under the HousingTO Plan, however, to ensure the City has sufficient affordable rental homes for low- and moderate-income residents, it is also vital to preserve existing affordable rental homes. As a result of factors impacting Toronto's housing market, including low rental vacancy rates, insufficient new rental homes, and the financialization of housing, over the past decade the Toronto region has lost more affordable and mid-range rental homes than have been built. These housing market pressures combined with gaps in provincial rent control requirements have resulted in increased rates of evictions, with disproportionate impacts on low-income and marginalized residents, including those from equity-deserving groups.

There have been reports of a growing trend of renovictions in Toronto, where a landlord illegitimately evicts a tenant by alleging that vacant possession of a rental unit is needed to undertake renovations or repairs. Renovictions can include refusing to allow a tenant who has exercised their right of first refusal to return post-renovation, illegally raising the rent on a returning tenant, or not undertaking major renovations after evicting renters. This results in the displacement of tenants, the permanent loss of affordable market rental housing, and contributes to rising homelessness in Toronto.

The Province of Ontario has jurisdiction over rent control policy and landlord-tenant matters through the Residential Tenancies Act, 2006. The most effective tools to protect tenants and deter renovictions reside at the provincial level. City Council has previously requested that the Province introduce measures to amend provincial legislation to protect tenants from renovictions, including but not limited to: introducing rent control that is maintained upon turnover of a unit, requiring landlords to provide temporary relocation assistance while renovations are taking place, and creating a centralized data system and registry for rental properties and eviction activities in Toronto.

In the absence of these changes, Toronto and other cities are considering steps to address the growing trend of renovictions within their authorities. On July 19, 2022, City Council, through Item PH35.18, adopted a Renovictions Policy as a framework to guide the development of a new renovictions by-law that would respond to growing trends in illegitimate evictions, protect tenants, and preserve affordable housing supply.

In January 2024, the City of Hamilton adopted a Renovation Licence and Tenant Relocation By-law (“Hamilton by-law") that aims to prevent renovictions and mitigate harms to tenants by requiring a licence to renovate tenanted rental units. The by-law includes several new requirements of landlords to achieve these objectives and establishes a dedicated investigation, compliance, and enforcement framework. The Hamilton by-law was enacted on April 10, 2024, and the administrative and enforcement framework are under development. The Hamilton by-law is expected to come into force January 1, 2025.

On February 28, 2024, the Planning and Housing Committee directed staff to include in this report consideration and analysis of the Hamilton by-law and how that approach could be adopted by Toronto. This report responds to this direction and provides staff’s analysis of implementation considerations related to the Hamilton by-law. Further comments respecting the by-law will be provided by the City Solicitor by way of a separate report. It also provides City Council with an update on actions underway to implement the renovictions policy and corresponding by-law, and provides necessary context regarding provincial policy and legislative changes impacting renovictions and tenants’ rights (including Provincial Bill 97, Helping Homebuyers, Protecting Tenants Act, 2023). Finally, the report provides Council with information on how the Hamilton by-law approach could be implemented in Toronto, should Council provide such direction.

This report is supplementary to the report from the Chief Building Official and Executive Director, Toronto Building and the Executive Director, Housing Secretariat entitled Renovictions Policy Implementation: Review of Hamilton Renovation Licence and Tenant Relocation By-law and developing a Toronto Renovictions By-law dated May 30, 2024 (the "Renovictions Update Report"). This report provides legal advice on the City of Hamilton's Renovation Licence and Relocation By-law and the potential implementation of a similar by-law in Toronto.

The Planning and Housing Committee recommends that:  

New Rental Supply Housing Program

1. City Council approve the Rental Housing Supply Program, as outlined in this report, to assist the City in achieving its approved rent-controlled, affordable and rent-geared-to income rental housing targets.

2. City Council authorize the Executive Director, Housing Secretariat, in consultation with the Chief Financial Officer and Treasurer, to provide City financial incentives to eligible rental housing units under the Rental Housing Supply Program, up to the number of rental housing units approved annually through the Housing Secretariat Budget, including exemptions from development charges, parkland dedication fees, community benefits charges, if not exempted by provincial legislation, and waivers of planning application and building permit fees, to eligible housing developments.

3. City Council direct Executive Director, Housing Secretariat, in consultation with the Chief Financial Officer and Treasurer, to develop a review and evaluation process to assess the financial impact of Rental Housing Supply Program applications and recommend approval of financial incentives for Council approval.

4. City Council authorize the Executive Director, Housing Secretariat, to launch a three-year Pilot Community Housing Pre-development Fund, to provide funding to Community Housing Providers for the purpose of undertaking pre-development activities in accordance with guidelines included in Attachment 3 to the report (May 30, 2024) from the Executive Director, Housing Secretariat.

5. City Council authorize the Executive Director, Housing Secretariat to approve projects eligible for the Pilot Community Housing Pre-development Fund, in accordance with guidelines included in Attachment 3 to the report (May 30, 2024) from the Executive Director, Housing Secretariat, up to the number approved annually through the Housing Secretariat Budget.

6. City Council request the Executive Director, Housing Secretariat, to report to City Council annually on the results of the Rental Housing Supply Program and Pilot Community Housing Pre-Development Fund from the prior year, including any recommended modifications to the programs.

7. City Council adopt the updated Municipal Housing Facility By-law in Attachment 4 to the report (May 30, 2024) from the Executive Director, Housing Secretariat, and repeal Municipal Housing Facility By-law 183-2022.

8. City Council authorize the City Solicitor make such stylistic and technical changes to the draft Municipal Housing Facility By-law as may be required.

Financial Support for Affordable Rental Housing Projects

9. City Council authorize the Executive Director, Housing Secretariat, to provide capital funding to the projects listed in Confidential Attachment 1 to the report (May 30, 2024) from the Executive Director, Housing Secretariat, up to $260,000 per affordable rental unit, in a total amount not to exceed $351,515,142.

10. City Council authorize the Executive Director, Housing Secretariat to negotiate and execute, on behalf of the City, the following:

a. a municipal housing facility agreement ("Contribution Agreement") with eligible proponents for funding and financial incentives, and to set out the terms of the development and operation of affordable rental housing, on terms and conditions satisfactory to the Executive Director, Housing Secretariat and in a form satisfactory to the City Solicitor;

b. a municipal housing facility agreement ("Contribution Agreement") or amendments to existing Contribution Agreements with the proponents listed in Confidential Attachment 1 to the report (May 30, 2024) from the Executive Director, Housing Secretariat, or related entities, for funding and financial incentives and to set out the terms of the development and operation of affordable rental housing, on terms and conditions satisfactory to the Executive Director, Housing Secretariat and in a form satisfactory to the City Solicitor;

c. a pre-development funding agreement with eligible proponents approved under the Pilot Community Housing Pre-development Fund, including the projects outlined in Confidential Attachment 1 to the report (May 30, 2024) from the Executive Director, Housing Secretariat, to secure the financial assistance and to set out the terms of the pre-development funding, on terms and conditions satisfactory to the Executive Director, Housing Secretariat and in a form satisfactory to the City Solicitor; and,

d. to enter into agreements or other suitable arrangements with City of Toronto agencies and/or corporations, the Government of Ontario and/or its agencies, community agencies, private entities and/or individuals, as appropriate, to deliver projects approved under the Rental Housing Supply Program.

11. City Council direct the Chief Financial Officer and Treasurer, the Executive Director, Housing Secretariat, and the Executive Director, Financial Planning to develop an implementation plan to establish a revolving Affordable Housing Fund to be overseen and used by the Executive Director, Housing Secretariat in consultation with the Executive Director, Financial Planning to support future rent-geared-to-income and affordable rental housing projects.

Expediting Development Review and Legal Due-diligence

12. City Council request the Executive Director, Development Review Division, in consultation with the Executive Director, Housing Secretariat, Chief Executive Officer, CreateTO and Chief Planner and Executive Director, City Planning, to identify projects approved by the Rental Housing Supply Program that will be reviewed under the Priority Development Review Stream.

13. City Council increase the 2024 Operating Budget for Legal Services Division by $0.166 million gross and $0 net, fully funded from the 2024-2033 Capital Budget and Plan for Housing Secretariat and increase the approved staff complement for Legal Services by two permanent positions to support a range of housing initiatives.

Intergovernmental Considerations

14. City Council request the Government of Ontario to support the implementation of the Rental Housing Supply Program, which is also necessary to support delivery of the Ontario's more Homes for Everyone plan targets, by:

a. urgently allocating land to develop new purpose-built affordable, rent-controlled and rent-geared-to-income homes and require that as part of any future Provincial land offerings, at least 30% of the gross floor area be allocated for affordable housing for 99 years;

b. partnering with the Federal Government on their Canada Builds program and the City of Toronto to launch an Ontario Builds housing program and:

1. allocate between $500 million and $800 million per year in grant funding to Toronto over the next seven years;

2. allocate between $6.5 billion and $8 billion in low-cost financing/re-payable loans to Toronto over the next seven years;

3. provide loan guarantees for non-profit, co-op and public led purpose-built affordable and market rental projects, as well as for affordable homeownership projects;

c. allowing zoning with conditions to enable the City of Toronto to secure purpose-built rental housing as part of individual site-specific zoning by-laws;

d. allowing for Inclusionary Zoning to be applied across the city and approve the City’s Protected Major Transit Station Areas delineations, and require the homes to meet the City’s income-based definition of affordable housing and ensure that affordability is secured for 99 years; and,

e. adopting the City of Toronto’s income-based definition of “affordable housing” and harmonizing all provincial housing programs to create certainty and predictability.

15. City Council request the Government of Canada to support the implementation of the Rental Housing Supply Program, in alignment with Canada’s Housing Plan, and the subsequent 2024 Federal Budget, by:

a. urgently allocating land to develop new purpose-built affordable, rent-controlled and rent-geared-to-income homes and require that as part of any future federal land offerings, at least 30% of the gross floor area be allocated for affordable housing for 99 years;

b. launch the Canada Builds program in partnership with the Province of Ontario and the City of Toronto to:

1. allocate between $500 million and $800 million per year in grant funding to Toronto over the next seven years;

2. allocate between $6.5 billion and $8 billion in low-cost financing/re-payable loans to Toronto over the next seven years; and,

3. provide loan guarantees for City-supported non-profit and public led purpose-built affordable and market rental projects.

16. City Council direct that Confidential Attachment 1 to the report (May 30, 2024) from the Executive Director, Housing Secretariat remain confidential in its entirety as they: 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.

17. City Council direct the Deputy City Manager, Development and Growth, in consultation with the Chief Financial Officer and Treasurer, to consult with stakeholders including BILD, and report back to Planning and Housing Committee by the October 30, 2024 meeting with options on supporting the delivery of purpose-built rental homes, in partnership with both existing and potential funding and program supports from the federal and provincial governments.

The Planning and Housing Committee:

1.  Directed the Executive Director, Housing Secretariat to report directly to the June 26 meeting of City Council with an intergovernmental request for additional funding and financing required to complement the City’s proposed capital funding of $351 million, referenced in Part 9, in advancing approximately 6,000 rent-controlled homes, including 2,600 affordable rental homes.

2. Requested the Executive Director, Housing Secretariat to provide a supplementary report directly to City Council for the June 26, 2024 meeting reviewing the merits and rationale informing the rent-control provisions applying to the mid-range moderate rent units created through the proposed Rental Housing Supply Program, including:

a. An analysis of the feasibility of limiting rent increases to the provincial rent increase guideline under the Residential Tenancies Act, 2006 and the impact on the financial viability of the 30% of income-based affordable units within the contemplated projects and the financial viability of the contemplated projects as a whole;

b. An analysis of the affordability of the mid-range moderate rent units over time relative to the private housing market in the context of the rent-control provisions as contemplated in the report; and

c. A jurisdictional scan of the long-term viability of the not-for-profit and co-operative housing market in current market conditions and the sector’s resilience to withstand market fluctuations with regards to financing, debt servicing, and other relevant factors.

Toronto is facing two housing crises – one where there is a lack of deeply affordable and supportive housing for low-income marginalized and vulnerable residents; and a more recent one in which rising rents have made it increasingly unaffordable for middle income earners, key workers and professionals to live in the city. This was noted by the City’s Perspective on the Rental Housing Roundtable report in 2023. Urgent action across the entire housing continuum is required to prevent more residents, specifically renters, from experiencing housing instability and potentially homelessness; to avoid Toronto’s social service sector facing a deepening key worker staffing crisis; and to allow Toronto’s businesses to attract the workforce and labour supply they need to grow.

City Council has recognized the need to expand the City's HousingTO 2020-2030 Action Plan (HousingTO Plan) targets beyond affordable rental homes, to include rent-geared-to-income (RGI) and rent-controlled homes, thereby advancing a generational transformation of Toronto’s housing system by 2030. In support of the delivery of a full range of homes, City Council has further directed staff to recommend revisions to the Open Door Affordable Rental Housing program (Open Door program). This report responds to City Council’s request to review the Open Door program in light of the revised HousingTO Plan targets that include rent-geared-to-income, affordable rental, and rent-controlled homes (2023,EX9.3).

The Open Door program has been the City’s signature affordable rental housing initiative since its launch in 2016, and has provided City funding and incentives (including waivers of fees and charges, and property tax exemptions) to support the development of over 21,000 affordable rental homes on public, non-profit, co-op and private land.

The Open Door program has been able to support a healthy pipeline of affordable rental homes across Toronto, with 1,911 of these homes constructed and an additional 3,011 currently under construction. There are an additional 16,530 homes that are currently stuck in pre-development phases due to requiring additional support, including funding and financing, and acceleration of approvals, to move them into construction. 

This report provides recommendations to transform the Open Door program into the Rental Housing Supply Program in light of the updated HousingTO Plan targets, recent legislative changes to the Development Charges Act (DCA) through the More Homes Built Faster Act, 2022 (Bill 23); the More Homes, More Choice Act, 2019 (Bill 108), and the Affordable Homes and Good Jobs Act, 2023 (Bill 134); federal and provincial housing policy and funding changes; and the current macroeconomic context which is making it increasingly difficult to adequately scale-up the purpose-built rental housing supply in Toronto.

To respond to the housing and homelessness crises and support City Council’s new target for 65,000 rent-controlled homes, this report proposes:

1) Allocating capital funding to 18 affordable rental and rent-geared-to-income housing projects, outlined in Confidential Attachment 1, aimed at accelerating delivery of over 2,600 new affordable rental homes. Through this funding, non-viable projects will be able to move to construction start and secure financing. Staff estimate that in addition to unlocking over 2,600 affordable rental homes, a further 3,380 market and rent-controlled rental homes will enter construction for a total of almost 6,000 new rental homes.

2) Launching the new Rental Housing Supply Program which:

• Aligns the program definition of affordable rental housing with the City’s Official Plan income-based affordable housing definition and the provincial Affordable Residential Units Bulletin definition.
• Establishes a framework for prioritizing and recommending capital funding for affordable and rent-geared-to-income rental homes, up to a maximum of $260,000 per unit.
• Introduces a proposed program definition of rent-controlled homes where rent levels are higher than income-based affordable rents and at or below 150% of the average City of Toronto rent, by unit type, as reported annually by Canada Mortgage and Housing Corporation. This new program definition is consistent with the Official Plan definition of mid-range moderate rents and will include limiting rent increases to the provincial rent increase guideline under the Residential Tenancies Act, 2006 plus 2%.
• Provides proposed incentives to not-for-profit corporations, non-profit housing co-operatives (co-ops), Indigenous housing providers, (collectively referred to as “Community Housing Providers” throughout this report), as well as the Toronto Community Housing Corporation (TCHC) and the Toronto Seniors Housing Corporation (TSHC) to support the development of new rent-controlled homes.

3) Launching a Pilot Community Housing Pre-development Fund to support the intensification and re-development of Community Housing sites.

4) Working towards launching a sustainable and revolving Affordable Housing Fund to attract funding from government and non-government sources including financial institutions, philanthropic organizations, and private sector organizations (including large employers) to support a range of City-supported and City-led affordable rental housing projects.

These measures also complement the “Community Housing Modernization and Growth Strategy” (the Community Housing Strategy) report that is also to be considered by the Planning and Housing Committee at the same meeting on June 13, 2024. The Community Housing Strategy includes concrete measures to support long-term sustainability and affordability of the city's existing community housing stock over the next decade as they navigate expiry of mortgages, ending of land leases with the City, and escalating maintenance costs. The Community Housing Strategy also proposes a number of policy and planning measures aimed at increasing the community housing stock including enhancements to the Multi-Unit Residential Acquisition Program (MURA) to enable Community Housing Providers to better compete in the city’s speculative market and to acquire properties that can be operated as affordable rental housing in perpetuity.

The proposed new Rental Housing Supply Program aims to support a shift in Toronto's housing market, where purpose-built rentals are the most common form of rental housing but have contributed the least amount of new supply over the past 10 years. During this time, most new rental supply has derived from condominiums, which according to the Canada Mortgage and Housing Corporation Rental Market Report are generally more expensive and do not offer the same level of security of tenure for tenants. The proposed new Rental Housing Supply Program also aims to support a generational transformation of Toronto’s housing system to shift Toronto’s housing system and increase the supply of non-market, community housing.

Despite an increase in purpose-built rental housing starts in 2023, the rental housing supply is not forecast to keep up with demand. Canada Mortgage and Housing Corporation (CMHC) anticipates a decline in housing starts that will persist through 2024 and 2025, reflecting the lagged effect of higher interest rates, labour shortages, and supply chain issues. Toronto is continuing to face high rental demand driven by strong population growth and an increasing number of renter households squeezed out of homeownership market. The rental market in Toronto is expected to remain tight without significant action by all orders of government to facilitate the development of purpose-built rental housing. This proposal responds to stakeholder feedback in the City’s Perspective on the Rental Housing Roundtable report, which recommended that the City study additional means of incentivizing purpose-built rental housing supply beyond what is already available in the Open Door program, and recognize the vital role of the non-profit sector in providing affordable housing.

While the City is committed to taking every possible action within its jurisdictional and financial capacity to tackle the housing crisis, strengthened partnerships with the federal and provincial governments are needed to complement Toronto’s efforts. Recent federal and provincial measures introduced to support purpose-built rental construction, such as providing a 100% rebate on the Goods and Services Tax (GST) and Harmonized Sales Tax (HST) on new purpose-built rental housing is an example of government policies aligning to advance collective housing objectives.

However, new and enhanced policy, program and financial tools are urgently needed to meet Toronto, Ontario and Canada’s respective housing supply targets. This includes a new fiscal deal to support the structural changes that will put Toronto on a path to long-term financial sustainability, as well as a commitment from the federal and provincial governments to invest in the HousingTO Plan.

The Planning and Housing Committee recommends that:

New Regulatory and Funding Framework

1. City Council authorize the Executive Director, Housing Secretariat to:

a. enter into new Service Agreements related to the administration and funding of Part VII.1 housing projects that comply with the requirements of Ontario Regulation 367/11 under the Housing Services Act (“HSA") and which address the matters set forth in Attachment 1 to the report (May 30, 2024) from the Executive Director, Housing Secretariat, regarding Part VII housing projects with mortgages that have reached the end of their term, upon terms and conditions satisfactory to the Executive Director, Housing Secretariat, and in a form satisfactory to the City Solicitor;  and

b. to provide notice as required by the Housing Services Act of each such agreement to the Minister of Municipal Affairs and Housing.

2. City Council request the Executive Director, Housing Secretariat to engage with all orders of government, financial institutions, Community Housing Providers, membership organizations and other organizations providing programs that support access to safe and affordable housing on opportunities for mortgage refinancing for Community Housing Providers in Toronto with expiring mortgages to assist these housing providers in leveraging their assets to access additional funding to repair and revitalize their housing stock.

Considerations for a New Lease Policy Framework with Community Housing Providers

3. City Council adopt the Lease Policy Framework (Attachment 2 to the report (May 30, 2024) from the Executive Director, Housing Secretariat) for extending, renewing or entering into new leases with non-profit housing corporations, non-profit housing co-operatives, and Indigenous housing providers (collectively referred to as "Community Housing Providers") providing social and affordable housing on City-owned land.

4. City Council authorize the Executive Director, Corporate Real Estate Management, in consultation with the Executive Director, Housing Secretariat to extend, renew or enter into, and thereafter administer and manage, leases that are in accordance with the terms set out in Attachment 2 to the report (May 30, 2024) from the Executive Director, Housing Secretariat, and on other amended terms and conditions satisfactory to the Executive Director, Corporate Real Estate Management, with Community Housing Providers providing subsidized and affordable housing on City-owned land who meet the eligibility criteria set out in Attachment 2 to the report (May 30, 2024) from the Executive Director, Housing Secretariat.

5. City Council authorize severally each of the Executive Director, Corporate Real Estate Management and the Director, Real Estate Services to execute leases pursuant to the Lease Policy Framework and any related documents on behalf of the City.

6. City Council authorize the Executive Director, Housing Secretariat, in consultation with the Executive Director, Corporate Real Estate Management, to negotiate and execute on behalf of the City, operating agreements with Community Housing Providers providing subsidized and affordable housing on City-owned land in accordance with the Lease Policy Framework in Attachment 2 to the report (May 30, 2024) from the Executive Director, Housing Secretariat, on terms and conditions satisfactory to the Executive Director, Housing Secretariat and in a form satisfactory to the City Solicitor.

7. City Council authorize the Executive Director, Housing Secretariat to negotiate and execute on behalf of the City, an extension of the operating agreement and the date by which Woodgreen Community Housing Incorporated, or its successor, is obligated to re-convey the property at 444 Logan Avenue to the City, to August 1, 2026, to allow time for the City to negotiate the terms of the continued operation of this social housing project, on terms and conditions satisfactory to the Executive Director, Housing Secretariat and in a form approved by the City Solicitor.

8. City Council direct the Executive Director, Housing Secretariat and the Executive Director, Corporate Real Estate Management to prioritize the negotiation and completion of new long-term ground leases with Beech Hall Housing Co-operative and Alexandra Park Housing Co-operative pursuant to the Lease Policy Framework and:

a. take any additional steps to successfully develop and negotiate a ground lease and operating agreement with Beech Hall Housing Co-operative and Alexandra Park Co-operative, including where necessary, commission building condition assessments;

b. that in such negotiations and finalizing of proposed community housing Service Agreements, the City recognize any existing mandates; and

c. report back by October 30, 2024 to Planning and Housing Committee on the status of lease negotiations with the Beech Hall Housing Co-operative and Alexandra Housing Co-operative and, should it be necessary, make recommendations to extend the current leases arrangements until such time as new leases are finalized.

9. City Council request the Executive Director, Housing Secretariat and the Executive Director, Corporate Real Estate Management to develop and formalize internal city processes to expedite, well in advance of the expiry of Community Housing Provider ground leases, the negotiation and extension of such leases and the development of new operating agreements in accordance with the Lease Policy Framework in Attachment 2 to the report (May 30, 2024) from the Executive Director, Housing Secretariat.

Enhancements to the Multi-Unit Residential Acquisitions Program (MURA)

10. City Council authorize a waiver of building permit fees and an exemption from taxation for municipal and school purposes for up to 500 new affordable rental or co-operative units annually to a maximum of 1,500 units to be secured by 2027 through the Multi-Unit Residential Acquisitions Program for 99-year terms by the municipal housing facility agreements (the City’s “Contribution Agreements”).

11. City Council authorize the Controller to refund any taxes paid after the effective date of the exemption from taxation for municipal and school purposes as set out in the Contribution Agreement.

12. City Council authorize the City Solicitor to introduce the necessary bills to give effect to City Council’s decision.

13. City Council authorize the Executive Director, Housing Secretariat, to amend the Multi-Unit Residential Acquisition program as follows:

a. Expand the eligibility criteria to enable the program to support not-for-profit housing providers (including community land trusts and co-operatives) and Indigenous housing providers with an exemption from taxation for municipal and school purposes and waivers of building permit fees where such not-for-profit and Indigenous housing providers are able to purchase properties using non-City acquisition programs, subject to the acquisition meeting the eligibility criteria under MURA and the not-for-profit and Indigenous housing providers agree to enter into a Contribution Agreement with the City, and provided these units are within the City Council approved maximum program limit set out in Part 10 above.

b. Expand the eligibility criteria to enable Multi-Unit Residential Acquisition to support not-for-profit housing providers (including community land trusts and co-operatives) and Indigenous housing providers with the purchase of condominium units to be operated as affordable rental housing, for a period of 99 years consistent with the Multi-Unit Residential Acquisition program requirements, in developments that will be completed within one year of applying for funding, and such further criteria, requirements, terms and conditions deemed necessary by the Executive Director, Housing Secretariat.

c. Revise the residential building requirements for eligible properties by removing the 6-unit minimum and 60-unit maximum limits provided that the City Council-approved maximum funding allocation limit of $200,000.00 per unit and up to $12,000,000.00 for the building is maintained.

14. City Council authorize the Executive Director, Housing Secretariat to issue a request for proposal on an annual basis and to select not-for-profit housing providers (including community land trusts and co-operatives) and Indigenous housing providers to purchase or establish long-term conventional financing, renovate and operate affordable rental or non-profit co-operative housing under the revised Multi-Unit Residential Acquisition program;

15. City Council authorize the Executive Director, Housing Secretariat to negotiate and enter into on behalf of the City, a municipal housing facility agreement for housing purposes for 99 years with the successful not-for profit housing provider (including community land trusts and co-operatives) and Indigenous housing providers selected through the request for proposal process under Part 14 above to secure the financial assistance being provided and to set out the terms of the operation of the affordable rental or non-profit co-operative housing (the “Contribution Agreement”) or any related agreement to facilitate the funding process, all on such terms and conditions satisfactory to the Executive Director, Housing Secretariat and in a form approved by the City Solicitor.

16. City Council authorize the Executive Director, Housing Secretariat to execute on behalf of the City, any security or financing documents, including any postponement, confirmation of status, discharge or consent documents where and when required during the term of the Contribution 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.

Expediting the Development Review and Permitting Process

17. City Council direct the Executive Director, Development Review, in collaboration with the Chief Planner, and Executive Director, City Planning and the Chief Building Official and Executive Director, Toronto Building, to consider a Community Housing priority stream to expedite the review and approval of development applications and building permits for new Community Housing projects, and to report back to Council by the fourth quarter of 2024 on the creation of this priority stream.

Strengthening the Capacity of Community Housing Providers

18. City Council direct the Executive Director, Housing Secretariat to engage with Community Housing Providers and explore opportunities for mergers, acquisitions, and strategic partnerships to achieve enhanced economies of scale and/or the ability to leverage larger asset pools to improve sustainability, increase capacity to maintain and revitalize existing assets, and to support longer-term rental housing through redevelopment and/or acquisition.

19. City Council direct the Executive Director, Housing Secretariat to establish a Community of Practice for the Multi-Unit Residential Acquisition program for Community Housing Providers and other interested organizations to help share best practices and to advise smaller organizations on responding to the annual Multi-Unit Residential Acquisition request for proposals. 

Intergovernmental Considerations

20. City Council request the Government of Canada and the Canada Mortgage and Housing Corporation (CMHC) to consider enhancing its grant and financing programs, including the Affordable Housing Fund, to support the City’s achievement of housing targets and make them more accessible by Community Housing Providers through:

a. Aligning program requirements with the Ontario Building Code requirements for energy efficiency and accessibility when Canada Mortgage and Housing Corporation has contributed less than other project partners.

b. Increasing the forgivable loan amount that non-profit organizations are eligible to receive based on the cost of repairs and renovations in the Toronto market.

c. Providing a direct funding allocation to municipalities to enable targeted outreach and support for Community Housing Providers with limited capacity who need help to repair, renew, and upgrade their existing portfolios.

21. City Council request the Government of Ontario to support the implementation of the Community Housing Strategy, which is also necessary to support delivery of the provincial More Homes Built Faster plan and the Community Housing Renewal Strategy targets, by:

a. allocating between $500 million and $800 million per year in grant funding to Toronto over the next seven years to develop new housing, including new community housing;

b. providing access to $6.5 billion to $8 billion in in low-cost financing/re-payable loans to Toronto over the next seven years;

c. allowing residents of community housing projects that are exempted from taxation for municipal and school purposes to be eligible for the Ontario Energy and Property Tax Credit component of the Ontario Trillium Benefit;

d. continuing to support improvements to the community housing stock to be in a better state of repair through programs such as the Canada-Ontario Community Housing Improvement Program;

e. enhancing funding commitments to sector support agencies such as the Ontario Non-Profit Housing Association and the Co-operative Housing Federation of Toronto to provide consulting services and support to Community Housing Providers to successfully transition to a new operating framework with the City of Toronto.

In Toronto, Community Housing (or non-market housing) refers to social and affordable housing that is owned and/or operated by non-profit housing organizations (including community land trusts), non-profit housing co-operatives ("Co-ops"), and Indigenous housing providers (collectively referred to as “Community Housing Providers”), along with the Toronto Community Housing Corporation (TCHC) and the Toronto Seniors Housing Corporation (TSHC). Community Housing is typically developed and operated with publicly funded capital contributions, and ongoing rental subsidies. Furthermore, it is a critical segment of the housing continuum and provides rental housing options for low-and-moderate-income households.

In addition to over 57,500 homes provided by Toronto Community Housing Corporation and Toronto Seniors Housing Corporation, there are currently over 200 Community Housing Providers in Toronto that operate over 40,000 subsidized Rent-Geared-To-Income (RGI) and affordable homes. About 75% of this stock was built prior to 1987 utilizing federal and provincial funding programs. Action from all orders of government is urgently needed to preserve and modernize these aging homes.

Recognizing the need to accelerate efforts to maintain the city’s Community Housing stock, in March 2023, through Item - 2023.EX3.1, “Housing Action Plan 2022-2026 ("HAP") and in November 2023, through Item - 2023.EX9.3 - “Generational Transformation of Toronto’s Housing System to Urgently Build More Affordable Homes”, City Council directed staff to report back on a strategy to modernize and grow the Community Housing sector, and provide additional support for Community Housing Providers.

The report responds to Council’s requests and recommends a new Community Housing Sector Modernization and Growth Strategy ("the Strategy") aimed at:

• protecting the city's existing Community Housing stock through preserving the assets as well as maintaining affordability;
• creating net new Community Housing that will support the City in achieving its target of approving 65,000 rent-controlled homes by 2030; and
• improving access to housing opportunities for low-and-moderate income households, particularly Indigenous residents and those from equity-deserving groups.

The proposed Strategy, included as Attachment 1, encompasses six key initiatives to achieve these objectives, including:

1. A New Regulatory and Funding Framework to Maintain Homes Operated by Community Housing Providers Under Part VII.1 of the Housing Services Act – The new regulatory framework will allow the City, as Service Manager, to secure partnerships that will continue to offer affordable and deeply affordable housing with Community Housing Providers operating under Part VII of the Housing Services Act whose mortgages are expiring.

2. A New Policy Framework to Guide Ground Lease Arrangements Between the City of Toronto and Community Housing Providers – A number of Community Housing Providers operate buildings on land leased from the City and need a lease extension, renewal or a new lease in order to continue to operate, or to refinance buildings and complete required upgrades/major repairs/modernization. The City is also focused on offering more of its land, through long-term leases to the Community Housing sector to scale up the delivery of non-market homes. A new policy framework is proposed in Attachment 2 to guide lease arrangements and ensure a consistent approach for both the City and Community Housing Providers as it relates to new leases, extensions and renewals.

3. Program Enhancements and Additional Financial Support to Acquire and Create New Community Housing – This report recommends changes to the Multi-Unit Residential Acquisition (MURA) program that would enable Community Housing Providers to use Multi-Unit Residential Acquisition funding to acquire a wider range of housing types, including larger buildings (those with greater than 60 units), smaller buildings (those with less than 6 units) such as multi-tenant homes, and condominium units.

4. Encouraging Development and Intensification Opportunities – The City will work with organizations who own land to identify opportunities to create new Community Housing. In addition, staff will continue to advance a number of changes to the Official Plan, zoning by-laws, and planning guidelines through the Housing Action Plan that would result in greater as-of-right development permissions, making it more predictable, simpler and quicker to add new housing supply.

5. An Expedited Development and Permitting Review Process for Community Housing Applications – This report recommends considering the establishment of a Community Housing Priority Stream to expedite development and permitting review and approvals of eligible Community Housing projects, and the utilization of all available tools to expedite zoning approvals.

6. Partnerships to Support Community Housing Sector Action to Build New and Modernize Existing Homes – Enhancing the development, asset management and governance capacity of Community Housing Providers will entail working with sector partners to develop resources and provide advisory services, and to explore opportunities for mergers, acquisitions and strategic partnerships between organizations to achieve economies of scale and/or to be able to leverage a larger asset pool for accessing capital required for new developments and repairs that will support longer-term growth and sustainability. The City will leverage its existing relationships within the sector and explore new partnerships and collaboration opportunities with organizations that can provide advisory services and support to Community Housing Providers.

The measures in this report are complemented by the “Launching the Rental Housing Supply Program” report that is to be considered by the Planning and Housing Committee at the same meeting on June 13, 2024. This complementary report recommends additional financial support for new Community Housing through a proposed three-year, Community Housing Pre-Development Fund Pilot. Through this proposed pilot, Community Housing Providers can apply for financial assistance to cover the cost of pre-development activities that are crucial in supporting new community housing projects.

The Strategy recommended in this report takes a comprehensive approach to sustain, modernize and grow the Community Housing sector in Toronto. It was informed by engagement with Community Housing Providers, the Housing Secretariat’s Tenant Advisory Committee, and key sector organizations such as the Ontario Non-Profit Housing Association (ONPHA), the Toronto Alliance to End Homelessness (TAEH), the Co-op Housing Federation of Toronto (CHFT), and United Way Greater Toronto (UWGT).

While the Strategy is focused on City-specific initiatives, immediate and complementary action is urgently needed from the federal and provincial governments. This includes new and enhanced investments to: grow the Community Housing sector; support low- and-moderate-income households to access and maintain their homes; improve access to supports and services; and build new affordable rental, co-operative and Rent-Geared-To-Income homes within complete communities.

The Planning and Housing Committee recommends that:

1. City Council approve the grant awards for the 2024 Toronto Heritage Grant Program for the following 10 heritage properties, to assist grant recipients in funding the scope of conservation work generally described in Attachment 1 to the report (May 21, 2024) from the Interim Chief Planner and Executive Director, City Planning.

288 Annette Street

407 Carlton Street

1 Heritage Place

16 Kimberley Avenue

69 Pembroke Street

231 Seaton Street

572-574 Spadina Avenue

550 Bayview Avenue

201 Cowan Avenue

384 Sunnyside Avenue

2. City Council direct that the use of the grant awards outlined in Recommendation 1 of the report (May 21, 2024) from the Interim Chief Planner and Executive Director, City Planning be limited to only the conservation work approved by the Chief Planner and Executive Director, City Planning, and that the issuing of the grant awards be subject to the grant recipient satisfying all conditions as set out in the Letter of Understanding between the City and the grant recipient.

This report recommends the approval of ten grants totalling $317,000.00 under the Toronto Heritage Grant Program. The recommended recipients will generate approximately $706,926.13 in private investment for work to conserve irreplaceable cultural heritage resources that contribute to the City's social and economic prosperity by maintaining Toronto's unique sense of place.

The Toronto Heritage Grant Program provides matching grant funds for eligible heritage conservation work on residential properties or tax-exempt properties in the City of Toronto designated under Part IV or V of the Ontario Heritage Act (OHA). Applicants may receive a grant once every five years for up to 50% of the cost of eligible conservation work. Owners of house form buildings may receive up to $10,000.00 or, if replacing an entire cedar or slate roof assembly, up to $20,000.00 every ten years.

Owners of non-house form buildings and any tax-exempt properties including house form buildings may be eligible for a grant equivalent to 50% of the cost of eligible conservation work, with no maximum limit.

The Toronto Heritage Grant Program has a budget of $317,000.00 in the City Planning 2024 Operating Budget and is administered by Heritage Planning, City Planning.

The properties that have been recommended for a grant award vary in size and location across Toronto. Several grant projects are at residential properties located in Heritage Conservation Districts (HCDs), including properties located within the Cabbagetown North, Garden District, and Harbord Village Phase II Heritage Conservation Districts. In addition, there are a few notable Part IV-designated properties benefitting from heritage grants this year, including Don Valley Brickworks and Epiphany and St. Mark, Parkdale.

 At its meeting on June 5, 2024 the Toronto Preservation Board considered Item PB19.6 and made recommendations to City Council.

Summary from the report (May 21, 2024) from the Acting Senior Manager, Heritage Planning, Urban Design, City Planning:

This report recommends the approval of ten grants totalling $317,000.00 under the Toronto Heritage Grant Program. The recommended recipients will generate approximately $706,926.13 in private investment for work to conserve irreplaceable cultural heritage resources that contribute to the City's social and economic prosperity by maintaining Toronto's unique sense of place.

The Toronto Heritage Grant Program provides matching grant funds for eligible heritage conservation work on residential properties or tax-exempt properties in the City of Toronto designated under Part IV or V of the Ontario Heritage Act (OHA). Applicants may receive a grant once every five years for up to 50 percent of the cost of eligible conservation work. Owners of house form buildings may receive up to $10,000.00 or, if replacing an entire cedar or slate roof assembly, up to $20,000.00 every ten years.

Owners of non-house form buildings and any tax-exempt properties including house form buildings may be eligible for a grant equivalent to 50 percent of the cost of eligible conservation work, with no maximum limit.

The Toronto Heritage Grant Program has a budget of $317,000.00 in the City Planning 2024 Operating Budget and is administered by Heritage Planning, City Planning.

The properties that have been recommended for a grant award vary in size and location across Toronto. Several grant projects are at residential properties located in Heritage Conservation Districts (HCDs), including properties located within the Cabbagetown North, Garden District, and Harbord Village Phase II HCDs. In addition, there are a few notable Part IV-designated properties benefitting from heritage grants this year, including Don Valley Brickworks and Epiphany and St. Mark, Parkdale.

The Planning and Housing Committee recommends that:

1. City Council state its intention to designate the property at 522 University Avenue under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 522 University Avenue (Reasons for Designation) attached as Attachment 1 to the report (May 27, 2024) from the Interim 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 522 University Avenue under Part IV, Section 29 of the Ontario Heritage Act for its cultural heritage value according to the Statement of Significance, including a description of Heritage Attributes, found in Attachment 1.

Located on the southwest corner of University Avenue and Elm Street, the property at 522 University Avenue contains a 15-storey office building constructed between 1971 and 1974. Designed by the prominent architect John C. Parkin for the National Life Assurance Company of Canada, the Modernist building is characterized by the uniform treatment of its tower façades in precast concrete, and a double-height, wedge-shaped colonnade at three sides which extend the public space along University Avenue, Elm Street and Simcoe Street. The building contributes to the monumental streetscape of University Avenue as developed in the post-WWII era and the site at 522 University Avenue represents the location of Toronto-based National Life Assurance Company of Canada's offices for nearly 95 years.

Staff have determined that the property at 522 University Avenue has cultural heritage value, meeting a total of 5 of 9 of the Ontario Regulation 9/06 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.

As of July 1, 2021, Section 29(1.2) of the Ontario Heritage Act restricts City Council's ability to give notice of its intention to designate a property under the Act to within 90 days of a "Prescribed Event".

The property at 522 University Avenue is subject to a Prescribed Event. On August 30, 2022, the City received Zoning By-law Amendment and Site Plan applications related to the proposed redevelopment of the subject property (22 192156 STE 11 OZ and 22 192155 STE 11 SA). A Cultural Heritage Evaluation Report (CHER) authored by ERA Architects and dated January 10, 2024 was submitted in support of the application and concludes that the property at 522 University Avenue meets 4 of the 9 criteria under Ontario Regulation 9/06 criteria prescribed for municipal designation under Part IV.  

The City Clerk sent a Notice of Complete Application on September 23, 2022.

The owner provided a waiver to extend the time period for Council to make a decision which expires on July 31, 2024. In order to meet prescribed timelines under the Ontario Heritage Act, Council must make a decision at its June 26-28, 2024 meeting to provide sufficient time for the City Clerk to issue a notice of intention to designate before the waiver expires.

 At its meeting on June 5, 2024 the Toronto Preservation Board considered Item PB19.1 and made recommendations to City Council.

Summary from the report (May 21, 2024) from the Acting Senior Manager, Heritage Planning, Urban Design, City Planning:

 
This report recommends that City Council state its intention to designate the property at 522 University Avenue under Part IV, Section 29 of the Ontario Heritage Act for its cultural heritage value according to the Statement of Significance, including a description of Heritage Attributes, found in Attachment 1.

Located on the southwest corner of University Avenue and Elm Street, the property at 522 University Avenue contains a 15-storey office building constructed between 1971 and 1974. Designed by the prominent architect John C. Parkin for the National Life Assurance Company of Canada, the Modernist building is characterized by the uniform treatment of its tower façades in precast concrete, and a double-height, wedge-shaped colonnade at three sides which extend the public space along University Avenue, Elm Street and Simcoe Street. The building contributes to the monumental streetscape of University Avenue as developed in the post-WWII era and the site at 522 University Avenue represents the location of Toronto-based National Life Assurance Company of Canada's offices for nearly 95 years.

Staff have determined that the property at 522 University Avenue has cultural heritage value, meeting a total of 5 of 9 of the Ontario Regulation 9/06 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.

As of July 1, 2021, Section 29(1.2) of the Ontario Heritage Act restricts City Council's ability to give notice of its intention to designate a property under the Act to within 90 days of a "Prescribed Event".

The property at 522 University Avenue is subject to a Prescribed Event. On August 30, 2022, the City received Zoning By-law Amendment and Site Plan applications related to the proposed redevelopment of the subject property (22 192156 STE 11 OZ and 22 192155 STE 11 SA). A Cultural Heritage Evaluation Report (CHER) authored by ERA Architects and dated January 10, 2024 was submitted in support of the application and concludes that the property at 522 University Avenue meets 4 of the 9 criteria under Ontario Regulation 9/06 criteria prescribed for municipal designation under Part IV.  

The City Clerk sent a Notice of Complete Application on September 23, 2022. The owner provided a waiver to extend the time period for Council to make a decision which expires on July 31, 2024. In order to meet prescribed timelines under the Ontario Heritage Act, Council must make a decision at its June 26-28, 2024 meeting to provide sufficient time for the City Clerk to issue a notice of intention to designate before the waiver expires.

The Etobicoke York Community Council recommends that:

1. City Council adopt Official Plan Amendment 633, Jane Finch Secondary Plan, included as Attachment 1 to the report (February 7, 2024) titled Jane Finch Secondary Plan and Urban Design Guidelines – Final Report, from the Director, Community Planning, Etobicoke York District, with the following amendments:

a. Policy 4.1.i): add the words ", supported by community service facilities." after the words "such as garden suites and multiplexes";

b. Policy 7.2.6.: delete the word "generally" and add the word "minimum" before the words "planned right-of-way widths";

c. Policy 8.1.4.: at the end of the policy, add the words "Not all sites or locations within a site can accommodate the maximum scale of development anticipated in each district while also supporting liveability and a vibrant public realm. Development will be required to demonstrate that its proposed scale satisfies applicable public realm and built form policies and guidelines.";

d. Policy 8.4.1.i) delete the words "tall buildings and mid-rise buildings." and replace with the words "mid-rise buildings, and tall buildings. Tall building heights will range generally from 15 to 45 storeys.";

e. Policy 8.4.2.e): delete the words "tall buildings, mid-rise buildings and low-rise buildings." and replace with the words "low-rise buildings, mid-rise buildings, and tall buildings. Tall building heights will range generally from 15 to 30 storeys.";

f. Policy 8.4.3.c): delete the words "tall buildings, mid-rise buildings and low-rise buildings." and replace with the words "low-rise buildings, mid-rise buildings, and tall buildings. Tall building heights will range generally from 15 to 25 storeys.";

g. Policy 8.4.4.b): delete the words "tall buildings, Jane Finch Pavilion buildings and mid-rise buildings." and replace with the words "mid-rise buildings, Jane Finch Pavilion buildings, and tall buildings. Tall building heights will range generally from 15 to 25 storeys.";

h. Policy 8.4.5.d): delete the words "will be in the form of tall buildings, Jane Finch Pavilion buildings and mid-rise buildings." and replace with the words "will consist of mid-rise buildings, Jane Finch Pavilion buildings, and tall buildings. Tall building heights will range generally from 15 to 35 storeys.";

i. Policy 8.4.6.b): delete the words "will be in the form of tall buildings, Jane Finch Pavilion buildings and mid-rise buildings." and replace with the words "will consist of mid-rise buildings, Jane Finch Pavilion buildings, and tall buildings. Tall building heights will range generally from 15 to 25 storeys.";

j. Replace Map 50-4 with the revised Map 50-4: Mobility Plan showing additional areas for school safety improvements, included in Attachment 2 to this report; and

k. Retitle Map 50-6 from "Map 50-6: Heights and Transitions" to "Map 50-6: Height Limits and Transitions" and change the corresponding reference within Policy 8.1.4. by replacing the words "Map 50-6: Heights and Transitions" to "Map 50-6: Height Limits and Transitions".

2. City Council adopt the Jane Finch Urban Design Guidelines, included as Attachment 2 to the report (February 7, 2024), from the Director, Community Planning, Etobicoke York District.

3. City Council direct the Chief Planner and Executive Director, City Planning to use the Jane Finch Secondary Plan and Jane Finch Urban Design Guidelines in the evaluation of all current and new development applications within the Secondary Plan area.

4. City Council adopt the Jane Finch Parks and Public Realm Strategy, included as Attachment 3 to the report (February 7, 2024) from the Director, Community Planning, Etobicoke York District and direct the General Manager, Parks, Forestry and Recreation, the General Manager, Transportation Services, and the Chief Planner and Executive Director, City Planning, to use the strategy to advance parks and public realm initiatives within the Jane Finch Initiative study area.

5. City Council adopt the Jane Finch Mobility and Transit Integration Strategy, included as Attachment 4 to the Supplementary Report (May 27, 2024) from the Director, Community Planning, Etobicoke York District and direct the General Manager, Transportation Services, and the Chief Planner and Executive Director, City Planning, to use the strategy to advance mobility initiatives in the Jane Finch Initiative study area.

6. City Council adopt the Jane Finch Community Service Facilities Strategy, included as Attachment 5, to the report (February 7, 2024), from the Director, Community Planning, Etobicoke York District, and direct the Executive Director, Social Development, Finance and Administration, the General Manager, Economic Development and Culture, the General Manager, Parks, Forestry and Recreation, the General Manager, Children's Services, and the City Librarian, Toronto Public Library Board, in consultation with the Toronto District School Board and the Toronto Catholic District School Board, to use the strategy to inform future capital planning.

7. City Council adopt the Jane Finch Secondary Plan Servicing Capacity Assessment included as Attachment 7 to the report (February 7, 2024) from the Director, Community Planning, Etobicoke York District, and direct the General Manager, Toronto Water and the Chief Engineer and Executive Director, Engineering and Construction Services to use the study in the review of development applications.

8. City Council request the Chief Planner and Executive Director, City Planning to bring forward amendments to Zoning By-law 569-2013 containing regulatory and performance standards to implement the land uses for the Jane Finch Secondary Plan.

9. City Council direct the Chief Planner and Executive Director, City Planning to work with the General Manager, Economic Development and Culture to support a broad range of commercial uses and employment growth within the Jane Finch Secondary Plan area, particularly in implementing policies 5.1.2., 5.1.3. and 5.1.4. of the Jane Finch Secondary Plan, through the promotion and application of existing City of Toronto supports and incentive programs for retail and main street business development and employment growth.

10. City Council authorize the City Solicitor and appropriate City staff to take such necessary steps, as required, to implement City Council’s decision.

The Etobicoke York Community Council commenced a statutory public meeting on February 26, 2024 that continued on June 3, 2024, and notice was given in accordance with the Planning Act.

This report recommends that City Council adopt the recommended Jane Finch Secondary Plan and associated Urban Design Guidelines, to provide a comprehensive planning framework for the area around the intersection of Jane Street and Finch Avenue West.

This Official Plan Amendment (OPA) would leverage the significant public investment in new transit infrastructure through the Finch West Light Rail Transit (LRT) by directing development to appropriate locations, transforming the area to support walking, cycling and transit use, and identifying public realm improvements and community facilities necessary to meet the needs of existing and future residents and workers. It advances the vision of an inclusive, transit-supportive and climate-resilient complete community, with a strong mixed-use core where local-serving retail and service uses would continue to thrive. The Secondary Plan would facilitate the development of significant new housing, with policies that encourage a diversity of housing types, forms, tenures and affordability. The Secondary Plan centres equity with a focus on outcomes for Indigenous, Black and equity-deserving groups, including implementation policies that would minimize displacement of residents and businesses.

This report also recommends amendments to other Official Plan policies. These include extending the Avenues along the Finch West Light Rail Transit route, adjusting right-of-way widths for Jane Street and Finch Avenue West to support objectives for a complete street with a generous public realm, transit-priority measure and planned higher-order transit, redesignating certain lands close to Light Rail Transit stops to Mixed Use Areas and in one location to Apartment Neighbourhoods, and establishing locations for new streets to create developable blocks within the large mall, plaza and mixed-use sites in the study area. Two Site and Area Specific Policies are recommended for deletion to align plans for those sites with this updated policy context.

The Jane Finch Secondary Plan and Urban Design Guidelines are an outcome of the Jane Finch Initiative, which is an interdivisional three-phased project that began in 2020. A companion plan, the Jane Finch Community Development Plan, stewarded by Social Development Finance and Administration (SDFA) and Economic Development and Culture (EDC), is proceeding through Economic and Community Development Committee in the same City Council cycle. The Jane Finch Initiative was informed by a thorough public consultation process facilitated by the Jane/Finch Centre, concurrent review of development applications, and input of staff from various City Divisions, commenting agencies and key stakeholder organizations. Two previous reports to City Council presented various milestones of the planning study, the most recent being the adoption of the Ideas Report by City Council in May 2022. This staff report presents the results of the public consultation process for Phase 2 (on the Ideas Report) and for Phase 3 (on the proposed Secondary Plan and Urban Design Guidelines).

This recommended Official Plan Amendment is consistent with the Provincial Policy Statement (2020) and conforms to A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2020) and the Greenbelt Plan (2017).

At its meeting of February 26, 2024, Etobicoke York Community Council (EYCC) convened the statutory public meeting to consider Official Plan Amendment (OPA) 633 for the Jane Finch Secondary Plan. The item was adjourned to the June 3 EYCC meeting. Staff were directed to conduct further public consultation on maximizing economic opportunities and job growth, with a focus on a potential cluster of businesses and institutions centred on Finch Avenue West and Norfinch Drive/Oakdale Road; and to undertake a review of building heights throughout the secondary plan area.

In response to the direction, staff conducted further community consultation at a public event held on April 18, 2024 at Yorkgate Mall. Staff also analyzed existing and recommended land uses centred on Finch Avenue West and Norfinch Drive/Oakdale Road and reviewed available City supports and incentive programs for retail and main street business development and employment growth. Staff then reviewed the proposed secondary plan policies and developed further recommendations, as outlined in this report, based on the analysis and consultation conducted since the plan was released.

The malls and other large sites near Finch West LRT stops, together with the infill potential along Jane Street, are opportunities to develop a significant number of new homes and additional affordable housing, within a transit-supportive complete community that has a strong commercial core as a community gathering space. City Council has adopted four Protected Major Transit Station Area delineations that apply to the Jane Finch Secondary Plan area and policies in the secondary plan support the achievement of minimum densities needed to implement inclusionary zoning. Policies also facilitate the achievement of the transit-supportive densities necessary to meet Toronto’s Housing Action Plan target of 285,000 homes by 2031.

It is recommended that secondary plan policies and related maps be refined to make it clear that the building heights set out in the plan are maximum limits that will not be able to be achieved on all sites. The policy intention is that, where tall buildings are permitted, they should be developed at a range of heights, including buildings below the maximum, and should meet the built form and liveability standards set out in policy and guidelines.

To maximize economic opportunities and job growth in the plan area, it is recommended that the implementation of the secondary plan's policies on replacement of non-residential gross floor area be undertaken in collaboration with Economic Development and Culture Division, with a focus on applying City supports and incentive programs for retail and main street business development and employment growth.

To include additional locations for school safety improvements in the plan area and fix some typographical errors, it is recommended that Map 50-4 Mobility Plan and the Jane Finch Mobility and Transit Integration Strategy be updated. Further revisions for clarity and ease of interpretation are recommended including clarifying that new Mixed Use Shared Streets will have minimum right-of-way widths of 18.5 metres.

The proposed revisions are described in the comments section and are itemized in the recommendations of this report. This supplementary report carries forward recommendations 2 and 4-9 from the report dated February 7, 2024, from the Director, Community Planning, Etobicoke York District. For clarity, the full text of the policies and the maps as amended are provided in Attachments 1 and 2 to this report.

The Etobicoke York Community Council recommends that:

1. City Council amend the Official Plan for the lands at 1911 Finch Avenue West substantially-in-accordance with the draft Official Plan Amendment attached as Attachment 9 to the report (March 19, 2024) from the Director, Community Planning, Etobicoke York District.

2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 1911 Finch Avenue West substantially-in-accordance with the draft Zoning By-law Amendment, which includes a Holding Provision, attached as Attachment 10 to the report (March 19, 2024) from the Director, Community Planning, Etobicoke York District.

3. City Council amend Zoning By-law 7625 for the lands at 1911 Finch Avenue West substantially-in-accordance with the draft Zoning By-law Amendment, which includes a Holding Provision, attached as Attachment 11 to the report (March 19, 2024) from the Director, Community Planning, Etobicoke York District.

4. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment and draft Zoning By-law Amendment as may be required, including any changes that would have the effect of incorporating the draft Official Plan Amendment (OPA 728) as a Site and Area Specific Policy of the Jane Finch Secondary Plan (OPA 633), if approved.

5. City Council direct the Chief Planner and Executive Director, City Planning in consultation with the local Ward Councillor and the City Solicitor to continue to work with the applicant to bring forward an in-kind community benefit offer, pursuant to 37(6) of the Planning Act, for the provision of new affordable rental housing and/or community service facilities, and to report back to City Council if an offer is made.

6. Prior to Site Plan Control approval for the development, City Council require the owner make efforts to secure funding and/or partnerships and/or beneficial financing arrangements in support of the provision of additional Affordable Housing through Federal (Canada Mortgage and Housing Corporation or otherwise), Provincial, and/or municipal funding programs (such as Open Door or other) to maximize the provision of Affordable Rental Housing and/or Affordable Ownership Housing on-site.

7. City Council approve the acceptance of on-site parkland dedication, subject to the owner transferring the parkland to the City free and clear, above and below grade, of all easements, encumbrances, and encroachments, in an acceptable environmental condition to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor.

8. Prior to the issuance of the first above grade building permit for Phase 1B, City Council require the owner shall convey to the City and in accordance with Section 42 of the Planning Act, an on-site parkland dedication having an approximate size of 3500 square metres, to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor, and that the remaining parkland dedication required for Phase 2 and Phase 3 will be fulfilled through an on-site parkland dedication either through a Zoning By-law Amendment application for Phase 2 and Phase 3 or a Draft Plan of Subdivision application for the lands at 1911 Finch Avenue West, whichever is first.

9. City Council approve a Development Charge credit against the Parks and Recreation component of the Development Charges for the design and construction by the owner of the Above Base Park Improvements to the satisfaction of the General Manager, Parks, Forestry and Recreation, and the Development Charge credit shall be in an amount that is the lesser of the cost to the owner of designing and constructing the Above Base Park Improvements, as approved by the General Manager, Parks, Forestry and Recreation, and the Parks and Recreation component of Development Charges payable for the development in accordance with the City's Development Charges By-law, as may be amended from time-to-time.

10. City Council direct the Chief Planner and Executive Director, City Planning, the Executive Director, Corporate Real Estate Manager, the General Manager, Parks, Forestry and Recreation, the General Manager, Economic Development and Culture, the Executive Director, Social Development, Finance and Administration, and the General Manager, Toronto Water, in consultation with other Divisions, as required, to evaluate options to bring the public square on the south side of Finch Avenue West, east of Jane Street into City ownership and include a strategy for programming, operations, and maintenance.

11. City Council direct the Chief Planner and Executive Director, City Planning, in consultation with other Divisions, as required, to establish a Working Group with the applicant and residents and businesses in the surrounding area to inform the design, programming, and operations of the public square, in consultation with the Ward Councillor.

The Etobicoke York Community Council commenced a statutory public meeting on April 8, 2024 that continued on June 3, 2024, and notice was given in accordance with the Planning Act.

The applications propose to amend the Official Plan and create a Site and Area Specific Policy (SASP), and amend city-wide Zoning By-law 569-2013 for the lands at 1911 Finch Avenue West, the current site of the Jane Finch Mall.

The Official Plan Amendment would introduce new policies that would govern the long-term, multi-phased redevelopment of the entire site, including the location of new streets, blocks, parks and open spaces, commercial and residential uses, the delivery of new community service facilities, and the phasing of new development.

The rezoning would permit the development of Phase 1 fronting on Finch Avenue West between Jane Street and Driftwood Avenue. Six new towers are proposed, with heights ranging from 28 to 47 storeys. In total, Phase 1 proposes to deliver 2730 new residential units and 5668 square metres of non-residential gross floor area, consisting of retail spaces, community space, and a daycare, and a network of new streets, parks, and open spaces. During Phase 1, most of the Jane Finch Mall will be retained, with approximately 2500 square metres of the 22,509 square metres proposed to be demolished.

The proposed development is consistent with the Provincial Policy Statement (2020) (PPS) and conforms with A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2020) (Growth Plan). The proposed development also conforms to the City's Official Plan and delivers key city building priorities, including:

• focusing density and growth around transit in a compact urban form;
• supporting a mix of housing forms with units of varying sizes and types;
• creating an attractive public realm that supports gathering, walking, cycling, and transit;
• creating landmark public spaces and new parks;
• supporting the creation of spaces for businesses and jobs;
• supporting new community service facilities; and;
• supporting community engagement and decision-making within the planning process.

This report reviews and recommends approval of the applications to amend the Official Plan and the site-specific Zoning By-law with holding provisions.  

The Director, Community Planning, Etobicoke York District recommends that:

1. The Etobicoke York Community Council amend Recommendation 4 of the report (March 19, 2024) from the Director, Community Planning, Etobicoke York District by adding “including any changes that would have the effect of incorporating the draft Official Plan Amendment (OPA 728) as a Site and Area Specific Policy of the Jane Finch Secondary Plan (OPA 633), if approved” to the end of the recommendation, so that it now reads:

4. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment and draft Zoning By-law Amendment as may be required, including any changes that would have the effect of incorporating the draft Official Plan Amendment (OPA 728) as a Site and Area Specific Policy of the Jane Finch Secondary Plan (OPA 633), if approved.

At its meeting on April 8, 2024, Etobicoke York Community Council held and subsequently adjourned the statutory public meeting for the Official Plan and Zoning By-law Amendments applications for 1911 Finch Avenue West (Jane Finch Mall) (2024.EY12.2). Through a motion advanced by Councillor Perruzza, City Planning was requested to review the draft Official Plan Amendment and draft Zoning By-laws, in particular, the proposed building heights.

The Decision Report from the Director of Community Planning, Etobicoke York District, dated March 19, 2024, recommends approval of new policies that would govern the long-term, multi-phased redevelopment of the entire site and zoning regulations that would permit the development of Phase 1 fronting on Finch Avenue West between Jane Street and Driftwood Avenue. Phase 1 consists of six new towers, with heights ranging from 28 to 47 storeys.

In response to the motion, City Planning staff have reviewed the Official Plan and draft Jane Finch Secondary Plan policies, and design guidelines informing the development of the lands. City Planning staff also assisted in conducting further public consultation through the Jane Finch Initiative (JFI) on recommended built form and building heights at a public event.

This Supplementary Report summarizes the public's feedback from the additional community consultation event and provides a further response on the proposed building heights.

Also, through Recommendation 1, City Planning is also recommending that City Council amend Recommendation 4 of the Decision Report to authorize stylistic and technical amendments that would have the draft Official Plan Amendment (OPA 728) as a Site and Area Specific Policy (SASP) of the Jane Finch Secondary Plan, if approved.

The Etobicoke York Community Council recommends that:

1. City Council amend the Official Plan for the lands at 2400 Eglinton Avenue West substantially-in-accordance with the draft Official Plan Amendment attached as Attachment 7 to the report (May 14, 2024) from the Director, Community Planning, Etobicoke York.

2. City Council amend Zoning By-law 569-2013 for the lands at 2400 Eglinton Avenue West substantially-in-accordance with the draft Zoning By-law Amendment attached as Attachment 8 to the report (May 14, 2024) from the Director, Community Planning, Etobicoke York.

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

4. City Council approve that, in accordance with Section 42 of the Planning Act, prior to the issuance of the first above grade building permit for the first building within Phase 5, the owner shall convey to the City, an on-site parkland dedication, having a minimum size of 3,208 square metres, to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor.

5. City Council approve the acceptance of the on-site parkland dedication, subject to the owner transferring the parkland to the City free and clear, above and below grade, of all easements, encumbrances, and encroachments, in an acceptable environmental condition in accordance with Official Plan policies in force and effect at the time of parkland conveyance to the satisfaction of the General Manager, Parks, Forestry and Recreation.

6. City Council approve that in accordance with Section 42 of the Planning Act, prior to the issuance of the first above grade building permit for the mixed-use building for Phase 1 and that is the subject of the Zoning By-law Amendment, the owner shall post Financial Security in the amount of the value of the parkland dedication owed for Phase 1 as appraised by the Executive Director, Corporate and Real Estate Management in the form of a Letter of Credit and such security shall not be released until the parkland is conveyed to the City in a manner satisfactory to the General Manager, Parks, Forestry and Recreation, or, the General Manager, Parks, Forestry and Recreation may elect, in 15 years' time following the issuance of the first above grade building permit for Phase 1, to draw on the Letter of Credit or to extend it; the Financial Security shall be paid in a form satisfactory to the City, and from the date the Financial Security is first paid to the City to such time as the parkland is conveyed to the City, be indexed annually in accordance with the appropriate Statistics Canada index, as secured through the Registration of Plan of Subdivision and all to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor.

7. Before introducing the necessary Bill to City Council for the enactment of the Zoning By-law Amendment, City Council require the applicant to ensure that the submitted Noise and Vibration Impact Study prepared by RWDI, dated January 28, 2021 along with a supplementary letter dated September 20, 2023, have been peer reviewed by a third-party consultant retained by the City at the owner's expense, and the owner agrees to implement any necessary control measures and recommendations identified by the peer reviewer, with the control measures to be secured through the Site Plan Control process, to the satisfaction of the Chief Planner and Executive Director, City Planning.

The Etobicoke York Community Council held a statutory public meeting on June 3, 2024, and notice was given in accordance with the Planning Act.

In 2021, the applicant submitted a Zoning By-law Amendment (ZBA) application for the development of a 35-storey mixed-use building in the southwest corner of the property in isolation, without specifying how the remainder of the site would develop over time. City Planning staff required a higher level planning framework to ensure a good fit and to ensure proper integration between the 2021 proposal and future developments on the site. In response to this, the applicant submitted an Official Plan Amendment (OPA) application in 2023.

The Official Plan Amendment application (23 210768 WET 05 OZ) proposes to amend Site and Area Specific Policy (SASP) 31 for the entire property at 2400 Eglinton Avenue West (Block A of Site and Area Specific Policy 31) in line with the goals of Official Plan Amendment 253, to provide further definition for the location of development blocks, public and private streets, a park, and phasing for the orderly development of the existing Westside Mall site over time. Phase 1 of the redevelopment includes the lands on the southwest corner of the site.

The Zoning By-law Amendment application (21 111665 WET 05 OZ) proposes to amend city-wide Zoning By-law 569-2013 for only the southwest corner of the property at 2400 Eglinton Avenue West (to realize Phase 1 of the SASP). The proposed zoning would permit a 35-storey mixed-use building with a residential Gross Floor Area (GFA) of 29,135 square metres, commercial Gross Floor Area of 1,300 square metres, and a total of 397 dwelling units. The overall height of the building would be 111 metres plus an additional five-metre mechanical penthouse. The proposal would include 73 vehicular parking spaces located in one level of underground parking, 798 square metres of indoor amenity space, 1,418 square metres of outdoor amenity space, and a 379 square metre Privately-Owned Publicly Accessible Space (POPS) located along the eastern side of the proposed building. Aside from the southwest corner of 2400 Eglinton Avenue West where this redevelopment would occur, the remainder of the Westside Mall including the existing commercial buildings, surface parking lot, drive aisles, and vehicular access from Eglinton Avenue West and Gabian Way are not changed with this Zoning By-law Amendment application.

The Official Plan Amendment and Zoning By-law Amendment will result in compatible redevelopment within the Mixed Use Areas designation with supportable building height, articulation, frontage, and setbacks in relation to the adjacent Eglinton Avenue West and Gabian Way rights-of-way. The redevelopment and intensification of the Westside Mall site is appropriate in view of the higher-order transit and related infrastructure that is currently under construction along the site's southern frontage associated with the Eglinton Crosstown. The proposed development will also support public investment in the nearby Caledonia Station and associated transit arrivals plaza.

The Etobicoke York Community Council recommends that:

1. City Council direct the City Solicitor and appropriate City staff to attend the Ontario Land Tribunal to oppose the appeal of the Official Plan and Zoning By-law Amendments application for 40-60 St. Lawrence Avenue and to continue discussions with the applicant to resolve outstanding issues.

2. If the Ontario Land Tribunal allows the appeals, in whole or in part, City Council authorize the City Solicitor to request that the Ontario Land Tribunal withhold the issuance of any final Order(s) until such time as the Ontario Land Tribunal has been advised by the City Solicitor that:

a. The final form and content of the Official Plan and Zoning By-law Amendments are satisfactory to the Chief Planner and Executive Director, City Planning, and the City Solicitor;

b. The owner has submitted a Functional Servicing Report to determine the stormwater runoff, sanitary flow and water supply demand resulting from this development and whether there is adequate capacity in the existing municipal infrastructure to accommodate the proposed development, to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services;

c. The owner has made satisfactory arrangements with Engineering and Construction Services and has entered into the appropriate agreement(s) with the City for the design and construction of any improvements to the municipal infrastructure, should it be determined that upgrades are required to the infrastructure to support this development, according to the accepted Servicing Assessment Report accepted by the Chief Engineer and Executive Director, Engineering and Construction Services;

d. The owner has addressed all outstanding issues identified in the Engineering and Construction Services’ correspondence, dated September 13, 2023, to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services;

e. The owner has provided a revised Transportation Impact Study to the satisfaction of the General Manager, Transportation Services;

f. The owner has submitted a revised Hydrological Assessment Report and Hydrological Review Summary Form, Servicing Report Groundwater Summary Form, and Foundation Drainage Summary Form to determine the quality and quantity of groundwater that may be required to be discharged to the City sewage works as a result of the proposed development and comply with Foundation Drainage Policy and guidelines to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services and the General Manager, Toronto Water;

g. The owner has provided a revised Pedestrian Level Wind Study including a Wind Tunnel Study, to the satisfaction of the Chief Planner and Executive Director, City Planning;

h. The submitted Compatibility and Mitigation Studies, including the Transportation Noise and Vibration Assessment, dated May 5, 2023, prepared by Gradient Wind Engineering Inc., and the Air Quality and Land Use Compatibility Assessment, dated May 5, 2023, prepared by Gradient Wind Engineering Inc. have been peer-reviewed by a third-party consultant retained by the City at the owner's expense, and the owner agrees to implement any necessary control measures and recommendations identified by the peer review, with the control measures to be secured through the Site Plan Control process, to the satisfaction of the Chief Planner and Executive Director, City Planning; and

i. The owner has addressed all outstanding issues raised by Urban Forestry, Tree Protection and Plan Review, as they relate to the application, to the satisfaction of the General Manager of Parks, Forestry and Recreation.

3. City Council authorize the City Solicitor and other City staff to take any necessary steps to implement City Council’s decision.

In October 2014, two separate applications were submitted to amend the Site and Area Specific Policy 6 (“SASP 6”) of the Official Plan and Zoning By-law 748-2006, as amended, of the former Etobicoke Zoning Code for 1061 The Queensway, which included the subject site. A Zoning By-law Amendment application for Phase 1 for the northern portion of the lands (for commercial buildings including a grocery store) and a combined Official Plan Amendment and Zoning By-law Amendment application for Phase 2 for the southern portion of the lands for a residential development were submitted.

In October 2017, an application for Consent to sever the property into two lots was approved and the Phase 2 lands, now addressed as 40-60 St. Lawrence Avenue, were sold to the current owners and are the subject of this report.

The 2014 proposal for the 40-60 St. Lawrence Avenue portion of the lands was for two residential buildings that were 22 and 27 storeys in height and connected by a four-storey base building. A total of 558 dwelling units were proposed.

The applicant made a resubmission in June 2023 to permit three mixed-use buildings that are 26, 34 and 43 storeys in height on a five-storey base building. A total of 1,166 condominium dwelling units are now proposed.

On April 4, 2024, the applicant appealed the Official Plan and Zoning By-law Amendment application to the Ontario Land Tribunal (“OLT”) citing City Council's failure to make a decision on the application within the time period prescribed under the Planning Act. A Case Management Conference (“CMC”) has yet to be scheduled but is likely to take place in June. City staff require direction from City Council in advance of the CMC. An OLT hearing has not been scheduled at this time.

This report recommends that Council direct the City Solicitor, together with appropriate City staff, to attend the CMC and any future OLT hearing to oppose the application in its current form and to continue discussions with the applicant in an attempt to resolve outstanding issues.

The Etobicoke York Community Council recommends that:

1. City Council approve 1001, 1007, 1011 and 1037 The Queensway Public Art Plan, attached as Attachment 1 to the report (May 14, 2024) from the Director, Urban Design, City Planning.

The purpose of this staff report is to seek City Council approval of the 1001, 1007, 1011 and 1037 The Queensway Public Art Plan (“The Plan”). The Plan, which is included as Attachment 1 of this report, outlines the method by which the owner will commission public art within a new park located on the site.

The Public Art Plan provides a framework and description of the commissioning of public art including: a development overview; context plan; public art location; method of artists selection; jury composition; mentorship program; public art budget; project timeline and role of the art consultant.

The attached Plan meets the objectives of the City's Percent for Public Art Guidelines and is supported by the Toronto Public Art Commission (TPAC).

The Etobicoke York Community Council recommends that:

1. City Council designate an on-street accessible parking space to operate at all times on the north side of Pritchard Avenue, between a point 16 metres west of Mould Avenue and a point 5.5 metres further west.

As the Toronto Transit Commission (TTC) operates a transit service on Pritchard Avenue, City Council approval of this report is required.

Transportation Services is requesting approval for the installation of an on-street accessible parking space on the north side of Pritchard Avenue, west of Mould Avenue.

The Etobicoke York Community Council recommends that:  

1. City Council authorize the closure of the south sidewalk and a 2.5 metre wide portion of the eastbound curb lane on Dundas Street West, between Earlington Avenue and a point 51 metres west and provision of a temporary pedestrian walkway within the closed portion of the eastbound curb lane, from July 1, 2024 to July 31, 2025, inclusive.

2. City Council prohibit stopping at all times on the west side of Earlington Avenue, between Dundas Street West and a point 101 metres south.

3. City Council direct the applicant to sweep the construction site and adjacent sidewalks and roadways daily, or more frequently as needed to be cleared of any construction debris and made safe.

4. City Council direct the applicant to construct and maintain a fully covered, protected and unobstructed walkway for all pedestrians, including for those with mobility devices, for the entire duration of the construction staging area permit to the satisfaction of the City engineer and ensure it is compliant with the Accessibility for Ontarians with Disabilities Act (AODA).

5. City Council direct the applicant to ensure that the existing sidewalks or the proposed pedestrian walkway have proper enhanced lighting to ensure safety and visibility at all times of the day and night.

6. City Council direct the applicant to clearly consult and communicate all construction, parking and road occupancy impacts with local business improvement areas and resident associations in advance of any physical road modifications.

7. City Council direct the applicant to install appropriate signage and request the applicant to maintain all sightlines to ensure that pedestrians, cyclists and motorists safety is considered at all times.

8. City Council direct the applicant to provide a sufficient number of traffic control persons as determined by the Work Zone Coordinator and Toronto Police Construction Liaison Officer, on a daily basis to control construction vehicle access and egress to and from the site and maintain a safe environment for the public.

9. City Council direct the applicant to provide a sufficient number of pay-duty Police Officers as determined by the Work Zone Coordinator and Toronto Police Construction Liaison Officer, during large scale concrete pours and large scale material deliveries to control vehicle access and egress to and from the site and maintain a safe environment for the public.

10. City Council direct the applicant to install cane detection within the covered and protected walkway to guide pedestrians who are visually impaired.

11. City Council direct the applicant to post a 24-hour monitored construction hotline number on the hoarding board, which must be prominently placed and legible from 20 metres and on all elevations from the construction site.

12. City Council direct the applicant to provide and install public art, including mural artwork, onto every elevation of the hoarding board with adequate spotlighting for night-time illumination, at their sole cost, to the satisfaction of the Ward Councillor.

13. City Council direct the applicant to cooperate with and provide all necessary assistance to the City Engineers, staff and representatives carrying out operation, maintenance, and construction activities to municipal infrastructure within the vicinity of the construction staging area, and at no cost to the City to remove any staging to accommodate the necessary municipal infrastructure work.

14. City Council direct that Dundas Street West and Earlington Avenue be returned to its pre-construction traffic and parking regulations when the project is complete.

As the Toronto Transit Commission (TTC) operates a transit service on Dundas Street West, City Council approval of this report is required.

Dunpar Developments Inc. has undertaken the construction of a 10-storey residential building and 10 townhouse units at 16-26 Earlington Avenue and 4161-4169 Dundas Street West. The site is located on the southwest corner of Dundas Street West and Earlington Avenue.

Transportation Services is requesting authorization to close the south sidewalk and a 2.5 metre wide portion of the south side eastbound curb lane on Dundas Street West for a period of 13 months, from July 1, 2024 to July 31, 2025, to facilitate construction staging operations. Pedestrian movements on the south side of Dundas Street West, abutting the site, will be maintained in 1.9 metre wide covered and protected walkway.

North York Community Council recommends that:

1. City Council amend the Official Plan, for the lands at 12 - 14, 18 and 20 Bentworth Avenue substantially in accordance with the draft Official Plan Amendment attached as Attachment 5 to the report (May 16, 2024) from the Director, Community Planning, North York District.

2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 12 - 14, 18, and 20 Bentworth Avenue substantially in accordance with the draft Zoning By-law Amendment attached as Revised Attachment 6 to the report (May 16, 2024) from the Director, Community Planning, North York District. The Zoning By-law will contain a Holding (H) symbol in order to address outstanding matters.

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

4. City Council require the owner to provide and implement an acceptable Tenant Relocation and Assistance Plan, to the satisfaction of the Chief Planner and Executive Director, City Planning Division, for Eligible Tenants of the existing 3 rental dwelling units proposed to be demolished, addressing financial compensation and other assistance to lessen hardship, including the provision of rent gap payments.

5. City Council require the owner to enter into an agreement or legal undertaking with the City, to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning, securing the implementation of the Tenant Relocation and Assistance Plan required by Recommendation Number 4 above prior to the issuance of the Notice of Approval Conditions for Site Plan Approval by the Chief Planner and Executive Director, City Planning or their designate, pursuant to Section 114 of the City of Toronto Act, 2006.

The North York Community Council held a statutory public meeting on June 4, 2024, and notice was given in accordance with the Planning Act.

This application proposes to demolish the existing buildings at 12 - 14, 18, and 20 Bentworth Avenue in order to permit a 9-storey residential building comprised of up to 136 residential dwelling units.

The proposed development is consistent with the Provincial Policy Statement (2020) and conforms to A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2020). The proposed development also conforms to the City's Official Plan, subject to addressing the issues that are the subject to the Holding (H) provision further described in this report.

This report reviews and recommends approval of the application to amend the Official Plan and Zoning By-law with a holding provision. The holding provision is proposed on the site until such time as engineering and infrastructure matters and technical reports have been finalized for the site, to address servicing, transportation, noise and air quality. The proposed development represents an appropriate level of intensification on the site given its neighbouring context as well as location within the Council-adopted Yorkdale MTSA Protected Major Transit Station Area (PMTSA). The proposed development is massed to fit within its existing context while providing appropriate transitions to the adjacent low-rise neighbourhood.

North York Community Council recommends that:

1. City Council refuse the application for an Official Plan Amendment (Application Number 24 120678 NNY 15 OZ) at 1802 Bayview Avenue for the reasons identified in the Report (May 6, 2024) from the Director, Community Planning, North York District.

2. City Council direct the City Solicitor to request that, in the event of an appeal to the Ontario Land Tribunal, the Tribunal withhold its final order, until the following conditions are met:

a. the final form and content of the draft Official Plan Amendment are to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning;
 

b. the owner has satisfactorily addressed the Engineering and Construction Services matters in the Engineering and Construction Services Memorandum dated August 16, 2023, or as may be updated, all to the satisfaction of the Chief Engineer and Executive Director;
 

c. the owner has satisfactorily addressed Transportation Services matters in the Transportation Services memo dated January 19, 2024, or as may be updated in response to further submissions filed by the Owner, all to the satisfaction of the Chief Engineer and  Executive Director; and
 

d. the owner has submitted a revised Transportation Demand Management Plan acceptable to, and to the satisfaction of the Chief Planner and Executive Director, City Planning and the General Manager, Transportation Services and that matters arising from such Plan be secured, if required.
 

3. City Council authorize the City Solicitor and other appropriate staff to take any necessary steps to implement City Council's decision.

This application proposes to amend Map 21-3 of the Yonge-Eglinton Secondary Plan (Official Plan Amendment 405) to remove the lands from the Secondary Zone of the Transit Nodes and add them instead to the Station Area Core. By doing so, this will help to facilitate a proposal for a 46-storey (148.6 metres, plus 8 metres mechanical penthouse for a total of 156.6 metres) residential building with 28,576 square metres of residential gross floor area representing 419 residential units, and 384 square metres of ground floor retail fronting onto Bayview Avenue, as the Station Area Core is intended to provide for more intensified development than the Secondary Zone. The development proposes a total gross floor area of 28,960 square metres with a floor space index of 20.5.

This report recommends refusal of the amendment as it would facilitate a greater level of intensification than what has been envisioned through the Plan’s policies and through the identification of specific transit nodes, which has area specific considerations.

North York Community Council recommends that:

1. City Council amend the Official Plan for the lands at 19 Poyntz Avenue substantially in accordance with the draft Official Plan Amendment attached as Attachment 5 to the report (May 15, 2024) from the Director, Community Planning, North York District.

2. City Council amend former City of North York Zoning By-law 7625 for the lands at 19 Poyntz Avenue substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 6 to the report (May 15, 2024) from the Director, Community Planning, North York District.

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

The North York Community Council held a statutory public meeting on June 4, 2024, and notice was given in accordance with the Planning Act.

This application proposes to permit a three-storey (11.43 metres) residential building with eight dwelling units at 19 Poyntz Avenue. The building would have a gross floor area of 839.12 square metres and a density of 1.64 times the lot area.  

The proposed development is consistent with the Provincial Policy Statement (2020) and conforms with A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2020).

This report reviews and recommends approval of the application to amend the Official Plan and Zoning By-law. The proposed building represents an appropriate level of intensification, providing missing middle rental housing options near an existing subway station.

North York Community Council recommends that:

1. City Council direct the City Solicitor and appropriate City Staff to attend the Ontario Land Tribunal in opposition to the current application regarding the Zoning By-law Amendment appeal for the lands at 77 Erskine Avenue and to continue discussions with the Applicant in an attempt to resolve outstanding issues.

2. In the event that the Ontario Land Tribunal allows the Zoning By-law Amendment appeal in whole or in part, City Council authorize the City Solicitor to request that the Ontario Land Tribunal withhold the issuance of any final Order(s) until such time as:

a. the final form and content of the draft Zoning By-law amendment is to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning;

b. the owner has addressed all outstanding issues raised by Urban Forestry, Tree Protection and Plan Review as they relate to the application, to the satisfaction of the Supervisor, Tree Protection and Plan Review;

c. the owner has provided a revised Transportation Impact Study (TIS), including acceptable Travel Demand Management (TDM) measures, to the satisfaction of the General Manager, Transportation Services, and the Chief Planner and Executive Director, City Planning Division;

d. the owner has addressed all outstanding issues raised by Engineering and Construction Services, including a revised Functional Servicing Report and Stormwater Management Report, to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services, and the General Manager, Toronto Water;

e. the owner has made satisfactory arrangements with the City and has entered into the appropriate agreement(s) for the design and construction of any improvements to municipal infrastructure, should it be determined that upgrades and / or road improvements are required to the infrastructure to support the development, according to the accepted Engineering Reports and Transportation Impact Study accepted by the Chief Engineer and Executive Director, Engineering and Construction Services and the General Manager, Transportation Services; and

f. City Council has approved the Rental Housing Demolition Application Number 22 233227 NNY 15 RH in accordance with Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006 to permit the demolition of the thirty seven (37) existing rental dwelling units at 77 Erskine Avenue, and the owner has entered into, and registered on title to the lands, one or more agreements with the City, to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor, securing all rental housing-related matters necessary to implement City Council's decision including:

a. replacement of the existing 37 rental housing units, including the same number of units, bedroom type and size and with similar rents; and

b. an acceptable Tenant Relocation and Assistance Plan addressing the right for existing tenants to return to a replacement rental unit.

3. Should it be determined that upgrades are required to the infrastructure to support the development according to the accepted Functional Servicing Report, City Council direct the City Solicitor and appropriate City Staff to request that a Holding provision (H) be included in the final form of the site-specific Zoning By-law Amendment, not to be lifted until such time as the owner has made satisfactory arrangements, including entering into appropriate agreement(s) with the City, for the design and construction of any improvements to the municipal infrastructure and the provision of financial securities to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services.

4. City Council authorizes the City Solicitor and City Staff to take any necessary steps to implement City Council's decision.

On September 20, 2022, a Zoning By-law Amendment application was submitted to permit the development of a 35-storey (112.95 metres, plus 6 metres for a mechanical penthouse) residential building containing 377 residential units (inclusive of 37 replacement rental dwelling units). The proposal consists of 23,973 square metres of residential gross floor area, resulting in a Floor Space Index of 13.8. A Rental Housing Demolition and Conversion Application proposing to demolish and replace 37 rental housing units was also submitted and is currently under review.

On February 26, 2024, the Applicant appealed the application to the Ontario Land Tribunal ("OLT") due to Council not making a decision within the time frame prescribed in the Planning Act. A Case Management Conference is scheduled on May 8, 2024.

This report recommends that the City Solicitor with the appropriate City Staff attend the Ontario Land Tribunal hearing to oppose the application in its current form and to continue discussions with the Applicant to resolve outstanding issues.

North York Community Council recommends that:

1. City Council direct the City Solicitor and appropriate City staff to attend the Ontario Land Tribunal in opposition to the current application regarding the Official Plan Amendment and Zoning By-law Amendment appeal for the lands at 8-10 Hyde Park Circle and to continue discussions with the Applicant in an attempt to resolve outstanding issues.

2. In the event that the Ontario Land Tribunal allows the Official Plan Amendment and / or Zoning By-law Amendment appeal in whole or in part, City Council authorize the City Solicitor to request that the Ontario Land Tribunal withhold the issuance of any final Order(s) until such time as:

a. the final form and content of the draft Official Plan Amendment and Zoning By-law amendments are to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning;

b. the owner has addressed all outstanding issues raised by Urban Forestry, Tree Protection and Plan Review as they relate to the application, to the satisfaction of the Supervisor, Tree Protection and Plan Review.

c. the owner has provided a revised Traffic Impact Study, including acceptable Transportation Demand Measures (TDM), to the satisfaction of the General Manager, Transportation Services, and the Chief Planner and Executive Director, City Planning Division;

d. the owner has addressed all outstanding issues raised by Engineering and Construction Services as they relate to the application, inclusive of sanitary sewer easement issues and storm overland easement issues, to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services and the General Manager, Toronto Water; and,

e. the owner has made satisfactory arrangements with the City and has entered into the appropriate agreement(s) for the design and construction of any improvements to municipal infrastructure, should it be determined that upgrades and / or road improvements are required to the infrastructure to support the development, according to the accepted Engineering Reports and Traffic Impact Study accepted by the Chief Engineer and Executive Director, Engineering and Construction Services and the General Manager, Transportation Services.

3. Should it be determined that upgrades are required to the infrastructure to support the development according to the accepted Functional Servicing Report, City Council direct the City Solicitor and appropriate City staff to request that a Holding provision (H) be included in the final form of the site-specific Zoning By-law Amendment, not to be lifted until such time as the owner has made satisfactory arrangements, including entering into appropriate agreement(s) with the City, for the design and construction of any improvements to the municipal infrastructure and the provision of financial securities to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services.

4. City Council authorize the City Solicitor and City staff to take any necessary steps to implement City Council's decision.

On May 23, 2023, an application to amend the Official Plan and Zoning By-law was submitted to permit the development of a 4-storey (15.9 metre plus 4.6 metres to mechanical penthouse) residential building containing 55 residential dwelling units with a gross floor area of 10,202 square metres (Floor Space Index of 1.4) on the lands known as 8 and 10 Hyde Park Circle. The development is proposed to have vehicular access off Post Road and loading access off Bayview Avenue.

On February 21, 2024, the Applicant appealed the application to the Ontario Land Tribunal ("OLT") due to Council not making a decision within the time frame prescribed in the Planning Act. A Case Management Conference was scheduled on May 2, 2024.

This report recommends that the City Solicitor with the appropriate City staff attend the Ontario Land Tribunal hearing to oppose the application in its current form and to continue discussions with the Applicant to resolve outstanding issues

North York Community Council:

1. Forwarded the item to City Council without recommendations.

The North York Community Council held a statutory public meeting on June 4, 2024, and notice was given in accordance with the Planning Act.

This Zoning By-law Amendment application proposes to construct forty-five new townhouse units in six blocks at 172-202 Drewry Avenue. The proposed townhouse units are 3-storeys and vary in height from 11.5 metres to 12.6 metres. The application proposes a total gross floor area of 7,476 square metres and a Floor Space Index of 0.76 times the lot area. The application includes the provision of a new 617 square metre public park on the southeast corner of the site fronting Drewry Avenue. Access to the units will be from a two-way six metre wide private laneway off Drewry Avenue. Two at-grade vehicular parking spaces per unit are provided for residents. The existing Place of Worship on the site would be demolished.

City Planning staff have reviewed the proposal and are recommending approval in an amended form. Amendments to the original proposal include changes to building setbacks including an increased setback of 3.5 metres from Block 1 to the new public park, an increased front yard setback for Block 1 of 4 metres, and a reduced rear yard setback of 6.2 metres for Block 4 and 6.4 metres for Block 5.

The recommended zoning by-law amendment is consistent with the Provincial Policy Statement (2020) and conforms with A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2020). The zoning by-law amendment also conforms to the City's Official Plan.

This report reviews and recommends approval of the application to amend the Zoning By-law in an amended form. The recommended Zoning By-law includes a Holding (H) provision on the lands to ensure that preliminary infrastructure matters are identified and addressed.

The application proposes to redevelop the site with a 3-storey townhouse infill development that optimizes existing municipal infrastructure while providing an appropriate level of residential intensification within the neighbourhood.

North York Community Council recommends that:

1. City Council refuse the applications for an Official Plan Amendment and a Zoning By-law (Application Number 23 167527 NNY 18 OZ) in their current form, for the lands municipally known as 7, 9 , 11, 13 and 15 Steeles Avenue East.

2. City Council authorize the City Solicitor and other appropriate staff to take any necessary steps to implement City Council's decision.

3. City Council approve that in accordance with Section 42 of the Planning Act prior to the first Above Grade Building Permit, the Owner shall convey to the City, an off-site parkland dedication to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor.

4. City Council direct the City Solicitor to request that, in the event of an appeal to the Ontario Land Tribunal, the Tribunal withhold its final order, until the following conditions are met:

a. the final form and content of the draft Official Plan Amendment and Zoning By-law Amendment is satisfactory to the Chief Planner and Executive Director, City Planning and the City Solicitor;

b. the owner has submitted revised architectural plans, and revised sun / shadow and wind studies reflecting the proposal as approved in whole or in part, to the satisfaction of the Chief Planner and Executive Director, City Planning;

c. the owner has submitted an updated and complete Toronto Green Standards Checklist and Statistics Template, to the satisfaction of the Chief Planner and Executive Director, City Planning;

d. the owner has addressed all outstanding issues raised in the Urban Forestry, Tree Protection and Plan Review Memorandum dated April 18, 2024, as they relate to the Official Plan and Zoning By-law Amendment application, to the satisfaction of the General Manager, Parks, Forestry and Recreation;

e. the owner has addressed all outstanding issues raised by Parks Development Memorandum dated April 11, 2024, as they relate to the Official Plan and Zoning By-law Amendment application, to the satisfaction of the General Manager, Parks, Forestry and Recreation;

f. the owner has satisfactorily addressed the matters in the Engineering and Construction Services Memorandum dated April 22, 2024, and any outstanding issues and requests arising from the ongoing technical review (including provision of acceptable reports and studies), as they relate to the Official Plan and Zoning By-law Amendment application to the satisfaction of the General Manager, Transportation Services, and Chief Engineer and Executive Director, Engineering and Construction Services; and

g. the Owner has provided a legal undertaking to the City, to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning, to secure the required Tenant Relocation and Assistance Plan pertaining to the four existing rental dwelling units proposed to be demolished.

This application proposes to amend the Official Plan and Zoning By-law to permit a 50-storey (166.6 metres) mixed use building (the 'proposal') at 7 - 15 Steeles Avenue East (the 'subject lands'), as shown on Attachments 7 to 9B of this Report. The proposal contains 683 dwelling units, a residential gross floor area ('GFA') of 36,091 square metres and a non-residential Gross Floor Area of 171 square metres, for an overall density of 18.93 times the lot area.

The proposal is not consistent with the Provincial Policy Statement, 2020 and does not conform with A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2020. The proposal does not conform to the City's Official Plan, or the Council-adopted Yonge Street North Secondary Plan, which represents Council's vision for the area.

This Report reviews and recommends refusal of the Official Plan and Zoning By-law Amendment application, particularly as it relates to the height of the proposal; the proposed building massing and intensity; the proposed setbacks and step backs; the required road and laneway widening; and the impact of the proposal on adjacent properties in the existing and planned context which may prevent an orderly development of the block. The refusal is also based on inadequate soil volumes; unconfirmed servicing capacity; non-compliance with the Toronto Green Standard; and the necessary expropriation of the subject lands as part of the Yonge North Subway Extension identified by Metrolinx.

The above outstanding issues could not be resolved within the legislated 120 day timeframe for a decision. If City Council does not make a decision within the legislated timeframe, the City may be subject to a request to refund all or part of the application fees.  Further discussions with the applicant may take place to resolve these issues which may then lead to a positive outcome

North York Community Council recommends that:

1. City Council designate the northerly westbound lane on Downsview Park Boulevard, between Keele Street and a point 30.5 metres east, for westbound right-turns only.

As the Toronto Transit Commission (TTC) operates a transit service on Downsview Park Boulevard, City Council approval of this report is required.

Transportation Services is recommending the designation of the northerly westbound lane on Downsview Park Boulevard, between Keele Street and a point 30.5 metres east, for westbound right-turns only. The lane designation will clearly define the traffic lane usage and eliminate confusion for motorists.

The Scarborough Community Council recommends that:

1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 528 and 530 Birchmount Road, and 118 and 120 Newlands Avenue substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 4 to the report (May 27, 2024) from the Director, Community Planning, Scarborough District.

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

The Scarborough Community Council held a statutory public meeting on June 12, 2024, and notice was given in accordance with the Planning Act.

This application proposes to amend current Residential Detached Zone (RD) development standards under Toronto Zoning By-law 569-2013, as amended, for the lands 528 and 530 Birchmount Road, and 118 and 120 Newlands Avenue. 

The proposed rezoning would enable redevelopment of the four existing single detached residential properties with nine new single detached dwellings on smaller lots.  The new lots are intended to be created through approval of a future consent application to sever the lands accordingly.

The proposed development is consistent with the Provincial Policy Statement (2020) and conforms with A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2020).

This report reviews and recommends approval of the application to amend the Zoning By-law.  The proposal represents a modest residential intensification of lands currently designated Neighbourhoods under the Official Plan and will contribute to the City's housing stock while fitting into the existing and planned context.

The Scarborough Community Council recommends that:

1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 3000, 3004, 3008, 3012 and 3020 Kennedy Road substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 5 to the report (May 27, 2024) from the Director, Community Planning, Scarborough District.

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

The Scarborough Community Council held a statutory public meeting on June 12, 2024, and notice was given in accordance with the Planning Act.

This application proposes to amend the Zoning By-law to permit the construction of 171 residential units within three-storey stacked and back-to-back townhouse buildings, with a total gross floor area (GFA) of approximately 17,950 square metres. The townhouse buildings are organized into nine blocks, with a total of 175 at grade vehicular parking spaces and 48 bicycle parking spaces at 3000, 3004, 3008, 3012 and 3020 Kennedy Road.

The proposed development is consistent with the Provincial Policy Statement (2020) and conforms with A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2020). The proposed development also conforms to the City's Official Plan.

This report reviews and recommends approval of the application to amend the Zoning By-law what will include a Holding provision (H). This Holding provision is to remain in place and restrict development on the site until such time as the owner, at its sole cost and expense, has resolved outstanding servicing and stormwater management issues.

This report also makes note that a Draft Plan of Subdivision application has been submitted for the subject site, which pertains to create a new public east-west road connecting Fort Dearborn Drive to Kennedy Road. At this time, this report is only recommending approval of the Zoning By-law Amendment as the Draft Plan of Subdivision submission is still under review.

The purpose of this report is to provide a summary of the feedback received from the community consultation meeting held on June 5, 2024.

The Scarborough Community Council recommends that:

1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 4201 to 4203 Kingston Road and a 2,076 square metre portion of 120 Galloway Road substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 5 to the report (May 27, 2024) from the Director, Community Planning, Scarborough District.

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

3. City Council request the Chief Planner and Executive Director, City Planning to secure through the Site Plan Control process for the proposed development, pursuant to Section 114 of the City of Toronto Act, 2006, the owner’s obligation to:

a. continue to provide and maintain the existing 80 units at 4201 to 4203 Kingston Rd, as rental housing for a period of at least 20 years commencing from the date the Zoning By-law Amendments come into force and effect, with no application for demolition or conversion from residential rental use during the 20-year period, all to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor; and

b. undertake improvements at its sole expense and at no cost to tenants, to the existing rental buildings at 4201 to 4203 Kingston Rd, as follows:

1. access to new outdoor amenities, and shared use of ground floor indoor amenities in the proposed new building for tenants of the existing rental apartment buildings and of the newly constructed building;

2. outdoor walkway improvements, including repaving;

3. replacement of identified patio doors and windows; and

4. improvements that may be identified through planned engagement with the project Design Committee and agreed to between the owner and City Planning staff.

c. develop a Construction Mitigation and Tenant Communication Plan, including an interim parking plan, to mitigate the impacts of construction of the development on tenants of the existing rental buildings, all to the satisfaction of the Chief Planner and Executive Director, City Planning.

The Scarborough Community Council held a statutory public meeting on June 12, 2024, and notice was given in accordance with the Planning Act.

This application proposes to amend the Zoning By-law to permit the construction of a 4-storey apartment building at 4201 to 4203 Kingston Road and a portion of 120 Galloway Road at the southeast of the overall subject site.

The building would contain 68 affordable rental housing units with a total gross floor area of 4847 square metres, resulting in a density of 0.96 times the area of the site. A total of 54 one-bedroom units and 14 two-bedroom units are proposed. The proposed infill development site includes 2,076 square metres of Toronto District School Board (TDSB) lands located on 120 Galloway Road which were added to the proposed site through an approved consent application to the Committee of Adjustment on May 1, 2024 (Application no. B0006/24SC). The proposed development would be supported by a total of 5 vehicular parking spaces, as well as 57 bicycle parking spaces.

The proposed development is consistent with the Provincial Policy Statement (2020) and conforms with A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2020). The proposed development also conforms to the City's Official Plan. The proposed development responds to the City’s affordable housing strategy and provides residential intensification on a site that benefits from frequent bus service in close proximity to the Guildwood GO Station.

This report reviews and recommends approval of the application to amend the Zoning By-law.

The Scarborough Community Council recommends that:

1. City Council approve 1680 Brimley Road Public Art Plan as attached Attachment 1 to the report (May 24, 2024) from the Director, Urban Design, City Planning Division.

The purpose of this staff report is to seek City Council approval of the 1680 Brimley Road - Public Art Plan (“The Plan”). The Plan, which is included as Attachment 1 of this report, outlines the method by which the owner will commission public art within a new Privately-Owned Public Space on the site.

The Public Art Plan provides a framework and description of the commissioning of public art including: a project overview; project background; city consultation and community considerations; proposed location; selection process; mentorship program; amending procedure; communication and education strategy; budget and schedule.

The attached Plan meets the objectives of the City's Percent for Public Art Guidelines and is supported by the Toronto Public Art Commission (TPAC).

The Scarborough Community Council recommends that:

1. City Council approve the Public Art Plan for 25 Borough Drive as attached Attachment 1 to the report (May 24, 2024) from the Director, Urban Design, City Planning Division.

The purpose of this staff report is to seek City Council approval of the Public Art Plan (“The Plan”) for 25 Borough Drive. The Plan, which is included as Attachment 1 of this report, outlines the method by which the owner will commission public art within the privately-owned publicly accessible space (“POPS”) on the site.

The Plan provides a framework and description of the commissioning of public art including: introduction; site overview; potential collaborators; community context, art consultant role; the section 37 agreement; public art approach; public art objectives; public art location; art selection strategy; jury composition; mentorship opportunities; proposed public art budget; and timeline.

The attached Plan meets the objectives of the City's Percent for Public Art Guidelines and is supported by the Toronto Public Art Commission (“TPAC”).

The Scarborough Community Council recommends that:

1. City Council approve the application for the proposed Clothing Drop Box Location permit at 2265 Victoria Park Avenue.

The purpose of this staff report is to report on the refusal to issue a permit by Municipal Licensing and Standards in the matter of an application for Clothing Drop Box Location permit at 2265 Victoria Park Avenue.

The Scarborough Community Council recommends that:

1. City Council prohibit eastbound right turns on a red signal at all times at the intersection of Brimley Road and McNicoll Avenue.

As the Toronto Transit Commission (TTC) operates a transit service on Brimley Road and on McNicoll Avenue, City Council approval of this report is required.

Scarborough Community Council directed Transportation Services to conduct a review of safety and operational concerns for road users at the intersection of Brimley Road and McNicoll Avenue. This report provides an overview of the assessments undertaken by Transportation Services.

Transportation Services is recommending an eastbound right turn on a red signal prohibition at Brimley Road and McNicoll Avenue, as well as other improvements to refresh/enhance the signs and pavement markings at the intersection.

The Scarborough Community Council recommends that:

1. City Council authorize the installation of traffic control signals at the intersection of Lawrence Avenue East and Danielle Moore Circle/Private Driveway.

2. City Council authorize the removal of the existing traffic control signals at Lawrence Avenue East and a point 55 metres west of Marcos Boulevard, in conjunction with the installation of traffic control signals as set out in Recommendation 1 above.

As the Toronto Transit Commission (TTC) operates a transit service on Lawrence Avenue East, City Council approval of this report is required.

As per the conditions of approval for the development at 2740 Lawrence Avenue East, the existing midblock traffic control signals on Lawrence Avenue East, approximately 55 metres west of Marcos Boulevard, are to be removed and new traffic control signals are to be installed approximately 45 metres further west at the new intersection of Lawrence Avenue East and Danielle Moore Circle/Private Driveway.

Transportation Services is in support of the new traffic control signal installation at Lawrence Avenue East and Danielle Moore Circle/Private Driveway.

The Scarborough Community Council recommends that:

1. City Council dedicate as a public highway the Starfire Drive extension being the lands legally described as Parts 3, 7, 10, and 19 as shown on Reference Plan 66R-25863, Part 5 as shown on Reference Plan 66R-28624, Part 8 as shown on Reference Plan 66R-15294, and Part 15 as shown on Reference Plan 66R-19043 (the “Starfire Drive Extension Lands”).

2. City Council increase the 2024-2033 Capital Budget and Plan for Transportation Services by $94,000 for road work to complete the Starfire Drive extension (CTP324-01), fully funded by Letter of Credit secured as part of the development review process Consent to Sever Application Number B066/10SC).

3. Prior to the introduction of the necessary Bills to dedicate the Starfire Drive Extension Lands, City Council require the contractor retained to construct the Starfire Drive extension road works to provide a work schedule and require that the Starfire Drive extension road works be completed to the satisfaction of the General Manager, Transportation Services.

4. City Council authorize and direct the appropriate City Officials to take the necessary action to give effect to City Council’s decision.

The former owner of the lands municipally known as 25 Starfire Drive and 50 Scarboro Road was granted provisional consent to sever said lands in the matter of Application Number B066/10SC, to create five residential lots and to construct an extension of Starfire Drive, including all services and appurtenances thereto, so it connects with an existing section of Starfire Drive.

A Consent Agreement between the City of Toronto and the former owner, registered on July 12, 2012 as Instrument AT3072020, secured the Starfire Drive extension construction obligations. As of this motion, the Starfire Drive extension has not been completed and the remaining work includes topcoat asphalt, top curb, sidewalks, right-of-way landscaping and repairs on the base curb and base asphalt.

Authority from City Council is required to dedicate the Starfire Drive extension lands as public highway and to complete the remaining works for the Starfire Drive extension.
The estimated cost to bring the Starfire Drive extension to a state of good repair is $600,000. Should the motion be adopted by City Council, Transportation Services’ 2024-2033 Capital Budget and Plan will be increased by $94,000, which is an amount secured by the Consent Agreement in the form of a Letter of Credit provided by the former owner of the lands, and that amount will be expensed first to cover the costs of completing the outstanding works. The remaining funds for the Starfire Drive extension works will be temporarily accommodated from the Local Road Rehabilitation Program (CTP315-07) while City staff continue to pursue additional approaches to recovery in respect of the remaining costs for this work.

Funding is available for this capital project categorized as a state of good repair in the 2024-2033 Capital Budget and Plan for Transportation Services.

The Toronto and East York Community Council recommends that:

1. City Council amend the Official Plan for the lands at 10-22 Pauline Avenue substantially in accordance with the draft Official Plan Amendment attached as Attachment 5 to the revised report (June 7, 2024) from the Director, Community Planning, Toronto and East York District City Planning.

2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 10-22 Pauline Avenue substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 6 to the revised report (June 7, 2024) from the Director, Community Planning, Toronto and East York District City Planning.

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

The Toronto and East York Community Council held a statutory public meeting on June 11, 2024 and notice was given in accordance with the Planning Act.

This application proposes to construct a five-storey stacked townhouse residential building comprised of 34 residential units and 34 parking spaces at 10-22 Pauline Avenue.

The proposed development is consistent with the Provincial Policy Statement (2020), and conforms to A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2020). The proposed development also conforms to the City's Official Plan.

This report reviews and recommends approval of the application to amend the Official Plan and Zoning By-law. The proposal represents an appropriately-scaled residential intensification of a site currently occupied by a place of worship and associated surface parking area, and two semi-detached house form buildings. The proposed built-form is compatible with the low-rise residential districts located to the north, east, and west, and is located in close proximity to the Dufferin TTC Station.

The Toronto and East York Community Council recommends that:

1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 245-247 Davenport Road substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 6 to the report (May 24, 2024) from the Director, Community Planning, Toronto and East York District.

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

3. City Council request that the owner make reasonable commercial efforts to convey off-site parkland to the City equal to the value of the on-site parkland dedication, in fulfilment of the parkland dedication requirements pursuant to Section 42 of the Planning Act, with the off-site parkland dedication to be acceptable to the General Manager, Parks, Forestry and Recreation and free and clear of any above or below grade encumbrances, with the exception of any encumbrances as may be otherwise approved by the General Manager, Parks, Forestry and Recreation, to be conveyed prior to the issuance of the first above grade building permit; and

a. in the event that the off-site parkland dedication is less than the value of the on-site parkland dedication, then the owner will pay cash-in-lieu of parkland to make up for the shortfall in parkland dedication, prior to the issuance of the first above grade building permit;
 

b. in the event that the owner is unable to provide an acceptable off-site parkland dedication to the City, the owner will be required to satisfy the parkland dedication requirement through the payment of cash-in-lieu; and

c. the value of the cash-in-lieu of parkland dedication will be appraised through Real Estate Services and payment will be required prior to the issuance of the first above grade building permit. 

4. City Council request the Chief Planner and Executive Director, City Planning to consider securing the following as part of the site plan agreement, as per the applicant’s written commitment in their letter of June 11, 2024:

a. an outdoor, publicly accessible source of drinking water;

b. outdoor seating, to be located within or adjacent to the public right-of-way for public use, in consultation with Transportation Services; and

c. low-carbon energy strategy as part of the site plan agreement that includes at least the following sustainability measures:

1. a highly energy-efficient building envelope;

2. low carbon building heating and cooling, including Energy Recovery Units that provide sensible and latent heat recovery from ventilation in each suite;

3. ample electrical outlets for bicycle charging in the interior bicycle parking area;

4. fixtures and appliances that are efficient in their use of water and energy;

5. electric-only appliances or fireplaces in the residential units;

6. accommodation for future solar photovoltaic system;

7. improved Stormwater Management Measures;

8. installation of outdoor (dark sky) downward lighting; 

9. provision of indoor space dedication for household hazardous waste; and

10. Electric Vehicle Supply Equipment spaces for 100 percent of motor vehicle parking;

5. City Council request the General Manager, Transportation Services to review and report back on the feasibility of amending Schedule B of the City of Toronto Municipal Code Chapter 925, Permit Parking, to exclude the development located at 245-247 Davenport Road from Permit Parking.

6. City Council direct the Chief Planner and Executive Director, City Planning, in consultation with the local Ward Councillor and the City Solicitor, to continue to work with the applicant to explore an in-kind community benefit package pursuant to 37(6) of the Planning Act and to report back to City Council for further instruction on any offer of in-kind community benefits made by the applicant.

The Toronto and East York Community Council held a statutory public meeting on June 11, 2024 and notice was given in accordance with the Planning Act.

 This report reviews and recommends approval of the application to amend the Zoning By-law to permit a 16-storey (64.69 metres, including mechanical penthouse) mixed-use building with 67 residential units, and 300 square metres of commercial space on the ground floor.

The Toronto and East York Community Council recommends that:

1. City Council amend the Official Plan for the lands at 180-200 Dundas Street West, 123 Edward Street and 65 Centre Avenue substantially in accordance with the draft Official Plan Amendment included as Attachment 6 to the report (May 24, 2024) from the Director, Community Planning, Toronto and East York District.

2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 180-200 Dundas Street West, 123 Edward Street and 65 Centre Avenue, substantially in accordance with the draft Zoning By-law Amendment included as Attachment 7 to the report (May 24, 2024) from the Director, Community Planning, Toronto and East York District.

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

4. Before introducing the necessary Bills to City Council for enactment, City Council require the owner to:

a. submit a revised Functional Servicing and Stormwater Management Report, to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services; and

b. enter into a Municipal Infrastructure Agreement to financially secure the construction of any improvements to the municipal infrastructure in connection with the accepted Functional Servicing Report by the Chief Engineer and Executive Director, Engineering and Construction Services, should it be determined that improvements to such infrastructure are required.

5. City Council request that the owner make reasonable commercial efforts to convey off-site parkland to the City equal to the value of the on-site parkland dedication, in fulfilment of the parkland dedication requirements pursuant to Section 42 of the Planning Act, with the off-site parkland dedication to be acceptable to the General Manager, Parks, Forestry and Recreation and free and clear of any above or below grade encumbrances, with the exception of any encumbrances as may be otherwise approved by the General Manager, Parks, Forestry and Recreation, to be conveyed prior to the issuance of the first above grade building permit; and

a. in the event that the off-site parkland dedication is less than the value of the on-site parkland dedication, then the owner will pay cash-in-lieu of parkland to make up for the shortfall in parkland dedication, prior to the issuance of the first above grade building permit;
 

b. in the event that the owner is unable to provide an acceptable off-site parkland dedication to the City, the owner will be required to satisfy the parkland dedication requirement through the payment of cash-in-lieu; and

c. the value of the cash-in-lieu of parkland dedication will be appraised through Real Estate Services and payment will be required prior to the issuance of the first above grade building permit.

6. City Council request the Chief Planner and Executive Director, City Planning to consider securing the following as part of the site plan agreement, as per the applicant’s written commitment in their letter of June 11, 2024 to provide:

a.  an outdoor, publicly accessible source of drinking water;

b.  outdoor seating, to be located within or adjacent to the public right-of-way for public use, in consultation with Transportation Services; and

c.  low-carbon energy strategy as part of the site plan agreement that includes at least the following sustainability measures:

1.  a highly energy-efficient building envelope;

2.  low carbon building heating and cooling, including Energy Recovery Units that provide sensible and latent heat recovery from ventilation in each suite;

3.  ample electrical outlets for bicycle charging in the interior bicycle parking area;

4.  fixtures and appliances that are efficient in their use of water and energy;

5.  provision of indoor space dedication for household hazardous waste;

6.  Electric Vehicle Supply Equipment spaces for 100 percent of motor vehicle parking;

7. a dedicated elevator within the building, for access to the interior bicycle parking spaces;

8.  electric-only appliances or fireplaces for the residential units;

9.  no grates and/or vents within any Privately Owned Publicly-Accessible Space at grade;

10.  diversion from landfill of 75 percent of demolition waste; and

11.  Toronto Green Standards, version 4, Tier 2, which the applicant has committed to use their best efforts to achieve.

7. City Council request the General Manager, Transportation Services to review and report back on the feasibility of amending Schedule B of the City of Toronto Municipal Code Chapter 925, Permit Parking, to exclude the development located at 180-200 Dundas Street West, 123 Edward Street and 65 Centre Avenue from Permit Parking.

8. City Council direct the Chief Planner and Executive Director, City Planning, in consultation with the local Ward Councillor and the City Solicitor, to continue to work with the applicant to explore an in-kind community benefit package pursuant to 37(6) of the Planning Act and to report back to City Council for further instruction on any offer of in-kind community benefits made by the applicant.

The Toronto and East York Community Council held a statutory public meeting on June 11, 2024 and notice was given in accordance with the Planning Act.

This report reviews and recommends approval of the application to amend the Official Plan and Zoning By-law to retain the existing 25-storey office building at the north west corner of Chestnut Street and Dundas Avenue West, and permit a new 59-storey and 53-storey linked mixed-use building (168.55 metres and 179.77 metres respectively, excluding mechanical penthouses), containing 1,551 dwelling units, 397 square metres of non-residential gross floor area, and a new 140 square metre Privately Owned Publicly-Accessible Space (POPS). The 15-storey office building at 123 Edward Street and the 6-level parking garage is proposed to be demolished.

The Official Plan Amendment is required to allow for a reduction in non-residential gross floor area as required in the Downtown Secondary Plan Health Sciences District, and to permit the development to be partially visible to the side of the silhouette of City Hall, as protected in the City's Official Plan view policies.

The Toronto and East York Community Council recommends that:

1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 55-75 Brownlow Avenue substantially in accordance with the draft Zoning By-law Amendment included as Attachment 6 to the report (May 24, 2024) from the Director, Community Planning, Toronto and East York District.

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

3. City Council approve that in accordance with Section 42 of the Planning Act prior to the first above grade building permit, the owner shall convey to the City, an on-site parkland dedication, having a minimum size of 571 square metres, to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor.

4. City Council approve the acceptance of on-site parkland dedication, subject to the owner transferring the parkland to the City free and clear, above and below grade, of all easements, encumbrances, and encroachments, in an acceptable environmental condition; the owner may propose the exception of encumbrances of tiebacks, where such an encumbrance is deemed acceptable by the General Manager, Parks, Forestry and Recreation, in consultation with the City Solicitor; and such an encumbrance will be subject to the payment of compensation to the City, in an amount as determined by the General Manager, Parks, Forestry and Recreation and the Executive Director, Corporate Real Estate Management.

5. City Council approve a development charge credit against the Parks and Recreation component of the Development Charges for the design and construction by the owner of the Above Base Park Improvements to the satisfaction of the General Manager, Parks, Forestry and Recreation; the development charge credit shall be in an amount that is the lesser of the cost to the owner of designing and constructing the Above Base Park Improvements, as approved by the General Manager, Parks, Forestry and Recreation, and the Parks and Recreation component of development charges payable for the development in accordance with the City's Development Charges By-law, as may be amended from time to time.

6. City Council approve the Rental Housing Demolition Application (File 22 214672 STE 12 RH) in accordance with Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006, which allows for the demolition of 121 existing rental dwelling units at 55 Brownlow Avenue, subject to the following conditions:

a. the owner shall provide and maintain 121 replacement rental dwelling units on the subject site for a period of at least 20 years beginning from the date that each replacement rental dwelling unit is first occupied; during such time, no application may be submitted to the City for condominium registration, or for any other conversion to a non-rental housing purpose, or for demolition without providing for replacement; and the 121 replacement rental dwelling units shall be comprised of 15 studio units, 76 one-bedroom units and 30 two-bedroom units, and shall collectively have a gross floor area of at least 7,445.9 square metres as generally illustrated in the plans submitted to the City Planning Division dated May 13, 2024, with any revision to these plans being to the satisfaction of the Chief Planner and Executive Director, City Planning;

b. the owner shall, as part of the 121 replacement rental dwelling units required in Recommendation 6.a. above, provide at least 1 two-bedroom unit at affordable rents, 6 studio units and 34 one-bedroom units at mid-range (affordable) rents, and 9 studio units, 42 one-bedroom units and 29 two-bedroom units at mid-range (moderate) rents, as currently defined in the Toronto Official Plan, all for a period of at least 10 years beginning from the date of first occupancy of each unit; and rents shall not include additional charges for laundry or air conditioning;

c. the owner shall provide an acceptable Tenant Relocation and Assistance Plan to all Eligible Tenants addressing the right to occupy one of the replacement rental dwelling units at similar rents and other assistance to lessen hardship; the Tenant Relocation and Assistance Plan shall be developed in consultation with, and to the satisfaction of, the Chief Planner and Executive Director, City Planning;

d. the owner shall provide tenants of all 121 replacement rental dwelling units with access to indoor and outdoor amenity space for the exclusive use of the tenants of the rental replacement units and equal access to outdoor amenities on the ground floor in the proposed development at no additional charge, and on the same terms and conditions as any other resident of the development, without the need to prebook or pay a fee unless specifically required as a customary practice for private bookings;

e. the owner shall provide ensuite laundry in each replacement rental dwelling unit within the proposed development;

f. the owner shall provide central air conditioning in each replacement rental dwelling unit within the proposed development;

g. of the storage lockers allocated to the rental replacement units, the owner shall provide and make available storage lockers firstly to returning tenants whose lease agreements for the existing units include access to storage lockers on the same terms as such tenants previously paid, secondly to remaining returning tenants, and thirdly to new tenants of the replacement rental units; the terms and conditions for storage lockers for tenants who did not previously have a locker will be the same as any other resident of the development;

h. of the parking allocated to the rental replacement units, the owner shall provide and make available parking to returning tenants whose lease agreements for the existing units include parking on the same terms as tenants previously paid, secondly to remaining returning tenants, and thirdly to new tenants of the replacement rental units; terms and conditions for parking for tenants who did not previously have parking will be the same as any other resident of the development;

i. the owner shall provide tenants of the replacement rental dwelling units with access to all bicycle and visitor vehicular parking at no charge and on the same terms and conditions as any other resident of the development;

j. the replacement rental dwelling units required in Recommendation 6.a. above shall be made ready and available for occupancy no later than the date by which 70 percent of the new dwelling units in the proposed building, exclusive of the replacement rental units, are made available and ready for occupancy, subject to any revisions to the satisfaction of the Chief Planner and Executive Director, City Planning; and

k. the owner shall enter into and register on title to the lands at 55-75 Brownlow Avenue, an Agreement pursuant to Section 111 of the City of Toronto Act, 2006, to secure the conditions outlined in Recommendations 6.a. through 6.j. above, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning.

7. City Council authorize the Chief Planner and Executive Director, City Planning to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006, for the demolition 121 rental dwelling units at 55 Brownlow Avenue after all the following have occurred:

a. all conditions in Recommendation 6 above have been fully satisfied and secured;

b. the replacement rental units are available and ready for occupancy; and

c. the owner has confirmed, in writing, that all existing rental dwelling units proposed to be demolished are vacant.

8. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code after the Chief Planner and Executive Director, City Planning has given the Preliminary Approval referred to in Recommendation 7 above.

9. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Residential Demolition Permit under Section 33 of the Planning Act and Chapter 363 of the Toronto Municipal Code for 55 Brownlow Avenue after the Chief Planner and Executive Director, City Planning has given the Preliminary Approval referred to in Recommendation 7 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to Section 6.2 of Chapter 363, on condition that:

a. the owner removes all debris and rubble from the site immediately after demolition; and

b. the owner erects solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building.

10. Before introducing the necessary Bills to City Council for enactment, City Council require the owner to:

a. submit a revised Functional Servicing Report for review and acceptance to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services;

b. enter into a financially secured agreement for the construction of any improvements to the municipal infrastructure, should it be determined that upgrades and road improvements are required to support the development, according to the transportation report accepted by the General Manager, Transportation Services, and the Functional Servicing Report accepted by the Chief Engineer and Executive Director, Engineering and Construction Services; and 

c. submit a revised Arborist Report to the satisfaction of Urban Forestry, on behalf of the General Manager, Parks, Forestry and Recreation.

11. City Council allow the owner of 55-75 Brownlow Avenue to construct, finish, furnish, equip and convey to the City a non-profit licensed child care facility (the 'Child Care Facility') to the satisfaction of the Chief Planner and Executive Director, City Planning and the General Manager, Children's Services as part of the development, as an in-kind contribution pursuant to subsection 37(6) of the Planning Act, in accordance with the following terms:

a. the Child Care Facility will accommodate a minimum of 62 children, including infants, toddlers and preschoolers;

b. the Child Care Facility will be comprised of an approximately 929 square metres (10,000 square feet) indoor area located on the ground floor of the proposed development and an approximately 344 square metres (3,704 square feet) outdoor area, located on the ground floor adjacent to the indoor area; the Child Care Facility shall be designed, constructed and delivered in accordance with the Child Care Early Years Act, 2014 and City of Toronto Child Care Design and Technical Guideline R1 (2016); and

c. the Child Care Facility will be provided in accordance with the terms to be set out in the In-Kind Contribution Agreement identified in Recommendation 13 below to the satisfaction of the Chief Planner and Executive Director, City Planning, the General Manager, Children's Services and the City Solicitor.

12. City Council attribute a value to the in-kind contribution set out in Recommendation 7 above equal to 100 percent of 4 percent of the value of the land (net of any exclusions or exemptions authorized under the Community Benefits Charge By-law), as determined the day before the day the building permit is issued in respect of the development.

13. City Council authorize the Chief Planner and Executive Director, City Planning to enter into an Agreement pursuant to subsection 37(7.1) of the Planning Act (the "In-kind Contribution Agreement") to address the provision of the in-kind contribution identified in Recommendation 11 above to the satisfaction of the Chief Planner and Executive Director, City Planning, the General Manager, Children's Services and the City Solicitor, including that:

a. the owner will provide a letter of credit in an amount sufficient to guarantee 120 percent of the estimated cost of the design, construction and handover of the Child Care Facility, to the satisfaction of the General Manager, Children's Services and the Chief Financial Officer and Treasurer, and will be provided to the City prior to the issuance of the first above grade building permit for the development, to secure the Child Care Facility; upon handover of the Child Care Centre to the City, the letter of credit shall be returned to the owner of 55-75 Brownlow Avenue; with such agreement to be registered on title to the Site, which agreement shall be evidence of arrangements for the provision of the in-kind contribution that are satisfactory to City Council.

14. As part of Phase 1, City Council require the owner to provide a Letter of Credit in an amount equivalent to the Community Benefits Charge that would have been payable for the value of the land proceeding as a first phase as determined the day before the day the first building permit is issued in respect of the development; this letter of credit will be returned to the owner only if and at the time the owner has provided, to the City the letter of credit, secured by the In-Kind Contribution Agreement, in an amount sufficient to guarantee 120 percent of the estimated cost of the design, construction and handover of the Child Care Facility.

15. City Council authorize the appropriate City officials to take such actions as are necessary to implement City Council's decision, including execution of the Section 111 Agreement and other related agreements.

16.  City Council require that, in consultation with the local Councillor, the applicant consult with representatives from the Eglinton Jr. Public School and the Toronto District School Board, to address concerns related to student safety and dust emissions, as a part of consultation on the Construction Management Plan.

The Toronto and East York Community Council held a statutory public meeting on June 11, 2024 and notice was given in accordance with the Planning Act and the City of Toronto Act, 2006.

This report reviews and recommends approval of the application to amend the Zoning By-law to permit two residential buildings at 59 and 55-storeys, with 1,374 dwelling units at 55-75 Brownlow Avenue. This report also reviews and recommends approval of the Rental Housing Demolition Application which includes 121 replacement rental units and a Tenant Relocation and Assistance Plan to assist tenants with moving to the replacement housing.

This application proposes to construct the development in two phases. Phase 1 will see the construction of the north tower (Tower 'A') which is to include the 121 rental replacement units. Tower 'A' is to be constructed prior to the existing rental housing being demolished, allowing existing tenants the opportunity to move directly to replacement housing. Phase 2 will see the demolition of the existing rental building and the construction of the south tower (Tower 'B') which includes a 929-square metre child care facility. The child care facility is proposed to be conveyed to the city as an in-kind community benefits contribution pursuant to subsection 37(6) of the Planning Act.

The proposal also includes a new 571-square metre public park along the north property line, fronting onto Brownlow Avenue, and provides a pedestrian walkway that will form a future mid-block connection between Brownlow Avenue and Mount Pleasant Road.

The Toronto and East York Community Council recommends that:

1. City Council amend the Official Plan for the lands at 239-255 Dundas Street East substantially in accordance with the draft Official Plan Amendment included as Attachment 5 to the report (May 24, 2024) from the Director, Community Planning, Toronto and East York District.

2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 239-255 Dundas Street East substantially in accordance with the draft Zoning By-law Amendment included as Attachment 6 to the report (May 24, 2024) from the Director, Community Planning, Toronto and East York District.

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

4. City Council approve the Rental Housing Demolition Application (File 22 124320 STE 13 RH) in accordance with Chapter 667 of the Toronto Municipal Code and pursuant to Section 111 of the City of Toronto Act, 2006, which allows for the demolition of 8 existing rental dwelling units located at 239-255 Dundas Street East, subject to the following conditions:

a. the owner shall provide and maintain 11 replacement rental dwelling units on the subject site for a period of at least 20 years beginning from the date that each replacement rental dwelling unit is first occupied, and, during which time, no application may be submitted to the City for condominium registration, or for any other conversion to a non-rental housing purpose, or for demolition without providing for replacement; the replacement rental dwelling units shall collectively have a total gross floor area of at least 747.1 square metres and be comprised of 3 studio units, 3 one-bedroom units, 4 two-bedroom units and 1 three-bedroom unit as generally illustrated in the plans submitted to the City Planning Division dated May 2, 2024; and any revision to these plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning;

b. the owner shall, as part of the 11 replacement rental dwelling units required in Recommendation 4.a. above, provide at least 3 studios, 1 one-bedroom unit and 2 two-bedroom units at affordable rents, 2 one-bedroom units, 2 two-bedroom units and 1 three-bedroom unit at mid-range (moderate) rents as currently defined in the City's Official Plan, all for a period of at least 10 years beginning from the date of first occupancy of each unit; and rents shall not include additional charges for laundry or air conditioning;

c. the owner shall provide an acceptable Tenant Relocation and Assistance Plan to all Eligible Tenants of the 8 existing rental dwelling units proposed to be demolished at 239-255 Dundas Street East, addressing the right to return to occupy one of the replacement rental dwelling units at similar rents, the provision of rent gap assistance, and other assistance to lessen hardship; the Tenant Relocation and Assistance Plan shall be developed in consultation with, and to the satisfaction of, the Chief Planner and Executive Director, City Planning;

d. the owner shall provide tenants of all 11 replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed building at no additional charge; access to, and use of, these amenities shall be on the same terms and conditions as any other resident of the building without the need to pre-book or pay a fee, unless specifically required as a customary practice for private bookings;

e. the owner shall provide ensuite laundry in each replacement rental dwelling unit;

f. the owner shall provide central air conditioning in each replacement rental dwelling unit;

g. the owner shall provide tenants of all replacement rental dwelling units with access to bicycle and visitor parking on the same terms and conditions as any other resident of the proposed building;

h. the replacement rental dwelling units required in Recommendation 4.a. above shall be made ready and available for occupancy no later than the date by which 70 percent of the new dwelling units in the proposed development, exclusive of the replacement rental dwelling units, are made available and ready for occupancy, subject to any revisions to the satisfaction of the Chief Planner and Executive Director, City Planning; and

i. the owner shall enter into and register on title to the lands at 239-255 Dundas Street East, an Agreement pursuant to Section 111 of the City of Toronto Act, 2006, to secure the conditions outlined in Recommendations 4.a. through 4.h. above, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning.

5. City Council authorize the Chief Planner and Executive Director, City Planning to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code for the demolition of the 8 existing rental dwelling units located at 239-255 Dundas Street East after all the following have occurred:

a. all conditions in Recommendation 4 above have been fully satisfied and secured;

b. the Official Plan and Zoning By-law Amendments have come into full force and effect;

c. the issuance of the Notice of Approval Conditions for site plan approval by the Chief Planner and Executive Director, City Planning or their designate, pursuant to Section 114 of the City of Toronto Act, 2006;

d. the issuance of excavation and shoring permits (conditional or full permit) for the approved development on the site; and

e. the owner has confirmed, in writing, that all existing rental dwelling units proposed to be demolished are vacant.

6. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 5 above.

7. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Residential Demolition Permit under Section 33 of the Planning Act and Chapter 363 of the Toronto Municipal Code for 239-255 Dundas Street East after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 5 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to Section 6.2 of Chapter 363, on condition that:

a. the owner removes all debris and rubble from the site immediately after demolition;

b. the owner erects solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building;

c. the owner erects the proposed building on site no later than four years from the date that demolition of the existing rental dwelling units commences, subject to the timeframe being extended to the discretion of the Chief Planner and Executive Director, City Planning; and

d. should the owner fail to complete the proposed building within the time specified in Recommendation 7.c. above, the City Clerk shall be entitled to enter on the collector’s roll, as with municipal property taxes, an amount equal to the sum of twenty thousand dollars ($20,000.00) per dwelling unit for which a demolition permit is issued, and that such amount shall, until payment, be a lien or charge upon the land for which the Residential Demolition Permit is issued.

8. City Council authorize the appropriate City officials to take such actions as are necessary to implement City Council's decision, including execution of the Section 111 Agreement and any other related agreements.

9. City Council direct the Chief Planner and Executive Director, City Planning, in consultation with the local Ward Councillor and the City Solicitor, to continue to work with the applicant to explore the feasibility of providing an in-kind community benefit pursuant to Section 37(6) of the Planning Act in the development and to report back to City Council for further instruction if the applicant offers such an in-kind community benefit.

10. Before introducing the necessary Bills to City Council for enactment, City Council require the owner to: 

a. submit a Functional Servicing Report for review and acceptance to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services; the report will determine whether the municipal water, sanitary and storm sewer systems can support the proposed development and whether upgrades or improvements of the existing municipal infrastructure are required;

b. enter into a financially secured agreement for the construction of any improvements to the municipal infrastructure, should it be determined that upgrades and road improvements are required to support the development, according to the functional servicing report accepted by the Chief Engineer and Executive Director, Engineering and Construction Services;

c. enter into a Heritage Easement Agreement with the City for the properties at 239, 241-243, 247 and 251-255 Dundas Street East substantially in accordance with the plans and drawings dated December 8, 2023, prepared by Turner Fleischer and the Heritage Impact Assessment dated December 7, 2023, prepared by GBCA Architects Inc., subject to and in accordance with the Conservation Plan required in Recommendation 10.d. below, to the satisfaction of the Senior Manager, Heritage Planning, including execution of such agreement to the satisfaction of the City Solicitor;

d. provide a detailed Conservation Plan, prepared by a qualified heritage consultant that is consistent with the conservation strategy set out in the Heritage Impact Assessment dated December 7, 2023 and supplementary memo dated 22 May, 2024, prepared by GBCA Architects Inc., to the satisfaction of the Senior Manager, Heritage Planning; and

e. enter into an Agreement, or similar legal instrument, between the owner of 239-255 Dundas Street East, the owner of 48-50 Pembroke Street and the City, to be registered on title to 48-50 Pembroke Street that would prevent the erection of a tall building, to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor.

11. City Council authorize the City Solicitor and appropriate City staff to take such steps, as required, to implement City Council's decision.

The Toronto and East York Community Council held a statutory public meeting on June 11, 2024 and notice was given in accordance with the Planning Act and the City of Toronto Act, 2006.

This report reviews and recommends approval of the application to amend the Official Plan and Zoning By-law to permit a 52-storey (163.6 metres, including the mechanical penthouse) mixed-use building at 239-255 Dundas Street East. The proposal includes 632 dwelling units and a minimum of 48.5 square meters of non-residential gross floor area on the ground floor. The application proposes to demolish the 8 existing rental units and replace them with 11 rental units representing 100.3% of the existing rental gross floor area.

The Official Plan Amendment is required to vary performance standards in Site and Area Specific Policy 461 relating to tower setbacks, angular plane, setbacks to Neighbourhoods, and retail frontages.

The site consists of 4 properties that are designated under Part V of the Ontario Heritage Act as part of the Garden District Heritage Conservation District and are identified as contributing properties. The proposed development includes the in-situ retention of the building facades fronting onto Dundas Street East and Pembroke Street.

The report recommends approval of the Rental Housing Demolition application, including a Tenant Relocation and Assistance Plan that addresses the right for existing tenants to return to a replacement rental dwelling unit at similar rents and financial compensation to lessen hardship.

The Toronto and East York Community Council recommends that:

1. City Council approve the Rental Housing Demolition Application (22 199096 STE 13 RH) under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006, to permit the demolition of 31 existing rental dwelling units at 561 Jarvis Street and 102-120 Earl Place, subject to the following conditions:
 

a. the owner shall provide and maintain 31 replacement rental dwelling units on the subject site for a period of at least 20 years beginning from the date that each replacement rental unit is first occupied and, during which time, no application may be submitted to the City for condominium registration, or for any other conversion to a non-rental housing purpose, or for demolition without providing for replacement; the 31 replacement rental dwelling units shall collectively have a total gross floor area of at least 1,333.72 square metres and be comprised of 6 studio, 24 one-bedroom units and 1 three-bedroom unit, as generally illustrated in the plans submitted to the City Planning Division dated April 29, 2024; and any revision to these plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning;

b. the owner shall, as part of the 31 replacement rental dwelling units required in Recommendation 1.a. above, provide at least 6 studio and 15 one-bedroom units at affordable rents, 2 one-bedroom units at mid-range (affordable) rents, as currently defined in the Toronto Official Plan, all for a period of at least 10 years beginning from the date of first occupancy of the replacement rental units; and the remaining 7 one-bedroom units and 1 three-bedroom unit will have unrestricted rents; rents shall not include additional charges for laundry or air conditioning;

c. the owner shall provide an acceptable Tenant Relocation and Assistance Plan to all Eligible Tenants, addressing the right to return to occupy one of the replacement rental dwelling units at similar rents, and other assistance to lessen hardship; the Tenant Relocation and Assistance Plan shall be developed in consultation with, and to the satisfaction of, the Chief Planner and Executive Director, City Planning;

d. the owner shall provide tenants of all 31 replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities in the proposed development at no additional charge; access to, and use of, these amenities shall be on the same terms and conditions as any other resident of the development, without the need to pre-book or pay a fee unless specifically required as a customary practice for private bookings;

 
e. the owner shall provide ensuite laundry in each replacement rental dwelling unit within the proposed development;

f. the owner shall provide central air conditioning in each replacement rental dwelling unit within the proposed development;

g. the owner shall provide tenants of the replacement rental dwelling units with access to bicycle and visitor vehicular parking at no additional charge and on the same terms and conditions as any other resident of the proposed development;

h. the 31 replacement rental dwelling units required in Recommendation 1.a. above shall be made ready and available for occupancy no later than the date by which 70 percent of the new dwelling units in the proposed development, exclusive of the replacement rental dwelling units, are made available and ready for occupancy; and

i. the owner shall enter into and register on title to the lands at 561 Jarvis Street and 102-120 Earl Place an Agreement pursuant to Section 111 of the City of Toronto Act, 2006, to secure the conditions outlined in Recommendations 1.a. through 1.h. above, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning.

 
2. City Council authorize the Chief Planner and Executive Director, City Planning to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006, for the demolition of the 31 existing rental dwelling units at 561 Jarvis Street and 102-120 Earl Place after all the following have occurred:
 

a. all conditions in Recommendation 1 above have been fully satisfied and secured;

 
b. the Zoning By-law Amendment has come into full force and effect;

c. the issuance of the Notice of Approval Conditions for site plan approval by the Chief Planner and Executive Director, City Planning or their designate pursuant to Section 114 of the City of Toronto Act, 2006;

d. the issuance of excavation and shoring permits (conditional or full permits) for the approved development on the site; and

 
e. the owner has confirmed, in writing, that all existing rental dwelling units proposed to be demolished are vacant.

 
3. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 2 above.
 

4. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Residential Demolition Permit under Section 33 of the Planning Act and Chapter 363 of the Toronto Municipal Code for 561 Jarvis Street and 102-120 Earl Place after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 2 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to section 6.2 of Chapter 363, on condition that:
 

a. the owner removes all debris and rubble from the site immediately after demolition;

 
b. the owner erects solid construction hoarding to the satisfaction of the Chief Building Official and Executive Director, Toronto Building;

 
c. the owner erects the proposed building no later than 4 years from the date on which the demolition of the existing rental dwelling units commences, subject to the timeframe being extended to the discretion of the Chief Planner and Executive Director, City Planning; and

 
d. should the owner fail to complete the proposed development containing 31 replacement rental dwelling units within the time specified in Recommendation 4.c. above, the City Clerk shall be entitled to enter on the collector’s roll, as with municipal property taxes, an amount equal to the sum of twenty thousand dollars ($20,000.00) per dwelling unit for which a demolition permit is issued, and that such amount shall, until payment, be a lien or charge upon the land for which the Residential Demolition Permit is issued.

 
5. City Council authorize the appropriate City officials to take such actions as are necessary to implement City Council's decision, including execution of the Section 111 Agreement and other related agreements.

The Toronto and East York Community Council held a statutory public meeting on June 11, 2024 and notice was given in accordance with the Planning Act.

The application proposes to demolish a two-and-a-half-storey apartment building and row of townhouses containing 31 rental units located at 561 Jarvis Street and 102-120 Earl Place. The 31 rental units are proposed to be replaced as part of a new 58-storey building containing a total of approximately 708 dwelling units. The proposal includes a Tenant Relocation and Assistance Plan that addresses the right of existing tenants to return to replacement rental units at similar rents and provides financial compensation to mitigate hardship.

The properties are also the subject of a Zoning By-law Amendment application (22 185925 STE 13 OZ), which was appealed to the Ontario Land Tribunal (OLT). The OLT issued a written decision on April 18, 2024 approving the Zoning By-law Amendment in principle, with the final order being withheld until all outstanding matters, including the rental housing matters and necessary agreements with the City, are secured.

This report recommends approval of the Rental Housing Demolition application under Chapter 667 of the Toronto Municipal Code and the Residential Demolition Permit under Chapter 363 of the Toronto Municipal Code, subject to conditions to replace the rental housing and provide Tenant Relocation and Assistance.

The Toronto and East York Community Council recommends that:

1. City Council amend Zoning By-law 569-2013 for the lands at 135 Isabella Street substantially in accordance with the draft Zoning By-law Amendment included as Revised Attachment 5 to the report (May 24, 2024) from the Director, Community Planning, Toronto and East York District.

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

3. Prior to introducing the necessary Bills to City Council for enactment, City Council require the owner to:

a. submit to the Chief Engineer and Executive Director, Engineering and Construction Services for review and acceptance, a Functional Servicing Report to determine the stormwater runoff, sanitary flow and water supply demand resulting from this development and whether there is adequate capacity in the existing municipal infrastructure to accommodate the proposed development; and

b. make satisfactory arrangements with Engineering and Construction Services and enter into the appropriate agreement with the City for the design and construction of any improvements to the municipal infrastructure, should it be determined that upgrades are require to the infrastructure to support this development, according to the accepted Functional Servicing Report accepted by the Chief Engineer and Executive Director, Engineering and Construction Services.

4. City Council approve the Rental Housing Demolition Application (File 23 158819 STE 13 RH) in accordance with Chapter 667 of the Toronto Municipal Code and pursuant to Section 111 of the City of Toronto Act, 2006, which allows for the demolition of 80 existing rental dwelling units located at 135 Isabella Street subject to the following conditions:

a. the owner shall provide and maintain 80 replacement rental dwelling units on the subject site for a period of at least 20 years beginning from the date that each replacement rental dwelling unit is first occupied and, during which time, no application may be submitted to the City for condominium registration, or for any other conversion to a non-rental housing purpose, or for demolition without providing for replacement; the 80 replacement rental dwelling units shall be comprised of 2 studio units, 38 one-bedroom units and 40 two-bedroom units, as generally illustrated in the plans submitted to the City Planning Division dated February 14, 2024; any revision to these plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning;

b. the owner shall, as part of the 80 replacement rental dwelling units, provide at least 1 one-bedroom and 25 two-bedroom units at affordable rent, 2 studio and 19 one-bedroom units at mid-range (affordable) rents and 16 one-bedroom and 13 two-bedroom units at mid-range (moderate) rents as currently defined in the City's Official Plan, all for a period of at least 10 years beginning from the date of first occupancy of the replacement rental units; the rents of the remaining 4 replacement rental dwelling units shall be unrestricted; and rents shall not include additional charges for laundry or air conditioning;

c. the owner shall provide an acceptable Tenant Relocation and Assistance Plan for all Eligible Tenants addressing the right to return to occupy one of the replacement rental dwelling units at similar rents, the provision of rent gap assistance, and other assistance to mitigate hardship; the Tenant Relocation and Assistance Plan shall be developed in consultation with, and to the satisfaction of, the Chief Planner and Executive Director, City Planning;

d. the owner shall provide tenant relocation and assistance to all Post Application Tenants, all to the satisfaction of the Chief Planner and Executive Director, City Planning;

e. the owner shall provide tenants of all 80 replacement rental dwelling units with access to, and use of, all indoor and outdoor amenities at no additional charge; access to, and use of, these amenities shall be on the same terms and conditions as any other resident of the building without the need to pre-book or pay a fee, unless specifically required as a customary practice for private bookings;

f. the owner shall provide ensuite laundry in each replacement rental dwelling unit within the proposed residential building;

g. the owner shall provide central air conditioning in each replacement rental dwelling unit within the proposed residential building;

h. the owner shall provide tenants of the 80 replacement rental dwelling units with access to storage lockers and bicycle and visitor parking on the same terms and conditions as any other resident of the proposed residential building;

i. the owner shall provide and make available for rent at least 23 vehicle parking spaces to tenants of the replacement rental dwelling units; such parking spaces shall be made available firstly to returning tenants who previously rented a vehicle parking space, and at similar monthly parking charges that such tenants previously paid; and the remaining vehicle parking spaces shall be made available to tenants of the replacement rental units to the satisfaction of the Chief Planner and Executive Director, City Planning;

j. the 80 replacement rental units shall be made ready and available for occupancy no later than the date by which 70 percent of the new dwelling units in the proposed development, exclusive of the replacement rental units, are made available and ready for occupancy, subject to any revisions to the satisfaction of the Chief Planner and Executive Director, City Planning; and

k. the owner shall enter into, and register on title at 135 Isabella Street, an Agreement pursuant to Section 111 of the City of Toronto Act, 2006, to secure the conditions outlined above, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning.

5. City Council authorize the Chief Planner and Executive Director, City Planning to issue Preliminary Approval of the Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code for the demolition of the 80 existing rental dwelling units located at 135 Isabella Street after all the following have occurred:

a. all conditions in Recommendation 4 above have been fully satisfied and secured;

b. the Zoning By-law Amendment has come into full force and effect;

c. the issuance of the Notice of Approval Conditions for Site Plan approval by the Chief Planner and Executive Director, City Planning or their designate, pursuant to Section 114 of the City of Toronto Act, 2006, or as otherwise authorized by the Chief Planner and Executive Director, City Planning;

d. the issuance of excavation and shoring permits (conditional or full permit) for the approved development on the site; and

e. the owner has confirmed, in writing, that all existing rental dwelling units proposed to be demolished are vacant.

6. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Rental Housing Demolition Permit under Chapter 667 of the Toronto Municipal Code after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 5 above.

7. City Council authorize the Chief Building Official and Executive Director, Toronto Building to issue a Residential Demolition Permit under Section 33 of the Planning Act and Chapter 363 of the Toronto Municipal Code for 135 Isabella Street after the Chief Planner and Executive Director, City Planning has given Preliminary Approval referred to in Recommendation 5 above, which may be included in the Rental Housing Demolition Permit under Chapter 667 pursuant to Section 6.2 of Chapter 363, on condition that:

a. the owner removes all debris and rubble from the site immediately after demolition;

b. the owner erects the proposed building on the site no later than 4 years from the date on which the demolition of the existing rental dwelling units commences, subject to the timeframe being extended to the discretion of the Chief Planner and Executive Director, City Planning; and

c. should the owner fail to complete the proposed building within the time specified in Recommendation 7.b. above, the City Clerk shall be entitled to enter on the collector’s roll, as with municipal property taxes, an amount equal to the sum of twenty thousand dollars ($20,000.00) per dwelling unit for which a demolition permit is issued, and that such amount shall, until payment, be a lien or charge upon the land for which the Residential Demolition Permit is issued.

8. City Council authorize the appropriate City officials to take such actions as are necessary to implement City Council's decision, including execution of the Section 111 Agreement and other related agreements.

9. City Council request the General Manager, Transportation Services to review and report back on the feasibility of amending Schedule B of the City of Toronto Municipal Code Chapter 925, Permit Parking, to exclude the development located at 135 Isabella Street from Permit Parking.

The Toronto and East York Community Council held a statutory public meeting on June 11, 2024 and notice was given in accordance with the Planning Act and City of Toronto Act, 2006.

This report reviews and recommends approval of the application to amend the Zoning By-law to permit a 69-storey (219 metres excluding the mechanical penthouse) residential building at 135 Isabella Street. The proposal is comprised of 814 dwelling units, including 80 rental replacement dwelling units.

This report also reviews and recommends approval of the Rental Housing Demolition application to demolish 80 rental units. The proposal includes 80 rental replacement units and a Tenant Relocation and Assistance Plan that addresses the right of existing tenants to return to replacement rental units at similar rents and financial compensation to mitigate hardship.

The Toronto and East York Community Council recommends that:

1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 9 Benlamond Avenue substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 6 to the report (May 24, 2024) from the Director, Community Planning, Toronto and East York District.

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

3. City Council require the owner to provide and implement an acceptable Tenant Relocation and Assistance Plan, to the satisfaction of the Chief Planner and Executive Director, City Planning, for Eligible Tenants of the existing 4 rental dwelling units proposed to be demolished.

4. City Council request the Chief Planner and Executive Director, City Planning to require the Owner to enter into an agreement or legal undertaking with the City, to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning, securing the implementation of the Tenant Relocation and Assistance Plan required by Recommendation 3 above, prior to the issuance of the Notice of Approval Conditions for Site Plan Approval by the Chief Planner and Executive Director, City Planning or their designate, pursuant to Section 114 of the City of Toronto Act, 2006.

The Toronto and East York Community Council held a statutory public meeting on June 11, 2024 and notice was given in accordance with the Planning Act.

This report reviews and recommends approval of the application to amend the Zoning By-law to permit a four storey residential apartment building consisting of 16 residential units, nine underground vehicular parking spaces and 20 bicycle parking spaces at 9 Benlamond Avenue. In addition, the application proposes to amend the Zoning By-law to rezone the rear portion of the site from a Residential to Open Space and Natural Zone.

The residential apartment building is an appropriate scale for the site, fits with the character of the area and is adequately set back from the Glen Davis Ravine and Environmentally Significant Area. Additionally, the proposal contributes to the overall supply of larger housing units.

The proposed development is consistent with the Provincial Policy Statement (2020) and conforms with A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2020). The proposal also conforms to the City's Official Plan.

The Toronto and East York Community Council recommends that:

1. City Council direct the City Solicitor and appropriate City staff to attend the Ontario Land Tribunal to oppose the appeals of the Official Plan Amendment and Zoning By-law Amendment applications in their current forms for the lands at 321-355 Symington Avenue and 350 Campbell Avenue and City Council authorize the City Solicitor and appropriate City staff to continue discussions with the applicant team in attempt to resolve the outstanding matters.

2. In the event that the Ontario Land Tribunal allows the appeals in whole or in part, City Council direct the City Solicitor to request the Ontario Land Tribunal to withhold issuance of its final Orders until such time as the City Solicitor advises that:

a. the final form and content of the draft Official Plan Amendment is to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor;

b. the final form and content of the draft Zoning By-law is to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor; and