Agenda

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

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

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

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

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

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

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

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

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

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

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

 
toronto.ca/council

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

Declarations of Interest under the Municipal Conflict of Interest Act

Confirmation of Minutes - April 5, 2024

Schedule of Timed Items:

9:30 a.m. - PH12.1, PH12.2, PH12.3

Speakers/Presentations: The speakers list will be posted online at 8:30 a.m. on May 9, 2024

Communications/Reports

The Interim Chief Planner and Executive Director, City Planning, and General Manager, Transportation Services, recommend that:

1. City Council adopt Official Plan Amendment 716, Downsview Secondary Plan, included as Attachment 1 to this report.

2. City Council amend Zoning By-law 569-2013 for certain lands within the Downsview Secondary Plan Area, substantially in accordance with the recommended Zoning By-law Amendment, included as Attachment 2 to this report.

3. City Council adopt the Downsview Urban Design Guidelines, included as Attachment 3 to this report, and direct the Chief Planner and Executive Director, City Planning, to use the Downsview Urban Design Guidelines in the evaluation of all current and new development applications within the Secondary Plan Area.

4. City Council authorize the City Solicitor to make such stylistic and technical changes to the Official Plan Amendment and Zoning By-law Amendment in Recommendations 1 and 2 above, as may be required.

5. City Council direct the Chief Planner and Executive Director, City Planning to use the Downsview Secondary Plan in Recommendation 1 above, in the evaluation of all current and new development applications within the Secondary Plan Area.

6. City Council adopt the Downsview Master Environmental Servicing Plan as described in this report and Attachment 4.

7. City Council authorize the General Manager, Transportation Services, to issue a Notice of Completion and put the Master Environmental Servicing Plan in the public record in accordance with the requirements of the Municipal Class Environmental Assessment Process.

8. City Council direct the General Manager, Transportation Services, to initiate Phases 3 and 4 of the Municipal Class Environmental Assessment process or appropriate major infrastructure studies if an Environmental Assessment is no longer required, which will be City-led, and completed in collaboration with the property owners, to advance the recommended public infrastructure detailed in this report.

9. City Council direct the Chief Planner and Executive Director, City Planning, and the Executive Director, Transit Expansion Office, to engage with Metrolinx on advancing higher order transit within the Secondary Plan Area, including the potential westerly Sheppard Rapid Transit Extension and the proposed new GO Rail Station, subject to further study as directed in the Master Environmental Servicing Plan.

10. City Council direct the Chief Planner and Executive Director, City Planning, to have regard for the Downsview Public Art Strategy, included as Attachment 5, in the evaluation of all current and future Public Art Plans within the portion of the Secondary Plan Area identified as Downsview Centre.

11. City Council direct the Executive Director, Housing Secretariat, in collaboration with the Chief Planner and Executive Director, City Planning and the Executive Director, Social Development, Finance and Administration, to engage property owners in the Secondary Plan Area to explore opportunities to create new rent-geared-to-income, supportive housing and affordable home ownership units in advance of District Plans and development applications.

12. City Council authorize the General Manager, Parks, Forestry and Recreation, in consultation with the Chief Planner and Executive Director, City Planning, to negotiate and enter into a Master Parks Agreement in accordance with the principles outlined in Attachment 12, and upon such other terms and conditions acceptable to the General Manager, Parks, Forestry and Recreation, and the Chief Planner and Executive Director, City Planning, in a form satisfactory to the City Solicitor.

13. City Council authorize the Chief Planner and Executive Director, City Planning, to enter into any necessary agreements with the property owners in the Secondary Plan Area, including a Restrictive Covenant Agreement, to restrict the permitted uses along the Runway segment within the Downsview Secondary Plan Area, in contemplation of a public access easement to be delivered over phases, for these lands, in a form satisfactory to the City Solicitor.

14. City Council authorize the City Solicitor and appropriate City staff to take such necessary steps, as required, to implement City Council's decision.

15. City Council require the property owners in the Secondary Plan Area to register, to the satisfaction of the City Solicitor, a section 118 restriction under the Land Titles Act, agreeing not to transfer or charge any part of the lands without the written consent of the Chief Planner and Executive Director, City Planning or General Manager, Parks, Forestry and Recreation, as the case may be.

16. City Council authorize the General Manager, Transportation Services to negotiate, enter into and execute a funding agreement with property owners to fully-fund the City of Toronto to complete Phases 3 and 4 of the Municipal Class Environmental Assessment process or appropriate major infrastructure studies if an Environmental Assessment is no longer required, on terms and conditions satisfactory to the General Manager, Transportation Services, including a term that any funding shall not predetermine, impact or influence any development approvals or applications made to the City of Toronto, and in a form satisfactory to the City Solicitor.

17. City Council deem that the funding agreement authorized by Recommendation 16 above is not subject to the Donations to the City of Toronto For Community Benefits Policy on the basis that the study is in the public interest of the City and advancing the Municipal Class Environmental Assessment or appropriate major infrastructure studies will allow for the design of the transportation infrastructure to be coordinated effectively with private development in a manner consistent with the Council-approved Downsview Secondary Plan. 

This report provides the recommended comprehensive planning framework for the Downsview area over the next 30 years to guide development of resilient, sustainable and equitable complete communities. Included in this report are four recommended deliverables:

· Downsview Secondary Plan (“Plan”);

· Zoning By-law for Meanwhile Uses (“Meanwhile ZBL”);

· Downsview Urban Design Guidelines (“UDGs”); and

· Master Environmental Servicing Plan (“MESP”).

A fifth deliverable, the Downsview Community Development Plan (“CDP”), is proceeding through the Economic and Community Development Committee in the same Council cycle.

Over an anticipated 30 year build-out, the Downsview Secondary Plan Area (“Plan Area”) will accommodate approximately 115,000 new residents (63,000 units) and 52,000 workers, representing one of the largest city-building efforts in the history of Toronto. The Secondary Plan facilitates a significant amount of new housing – including affordable housing – that contributes to achieving the City’s housing targets, as well as employment growth that contributes to the local and regional economy. This is a transformative opportunity to leverage the area’s important past and to connect existing and new communities in accordance with two overarching goals: climate resilience and environmental sustainability, and achieving equitable outcomes for Indigenous, Black and equity-deserving groups. All deliverables align with these goals to provide an integrated approach for future private and public investment.

The recommended deliverables are the outcome of the Update Downsview Study ("Study"), initiated by the City in September 2021 following City Council's approval of Site and Area Specific Policy ("SASP") 596 in February 2021. The Study was informed by a comprehensive engagement program, interdivisional and inter-agency working groups, concurrent review of aligned initiatives, and analysis and preparation of a number of studies informed by the provincial policy and legislative context as well as the City’s Official Plan.

Staff have reported twice to City Council on the Study, most recently in May of 2023 with updates on the draft deliverables. This report brings forward the final recommended deliverables, and describes the implementation process and next steps, including District Plans and associated development applications, CDP implementation, further studies required to advance major infrastructure projects, and activating permissions for the lands in the years before future development proceeds.

The hard infrastructure required to support the growth expected in the Plan Area, including new streets, active mobility routes, rail crossings, and servicing infrastructure, will be secured through the development review process. This includes infrastructure needs outside the Plan Area boundaries to support growth within the Plan Area. Beyond that, infrastructure timing and funding will need to be determined and prioritized against other city-wide capital projects and operating impacts, both funded and unfunded, through the capital budget plan and operating budget processes.

Community service facilities needed to support the estimated growth are anticipated to be provided, in part, as in-kind Community Benefits Charge contributions. Additional funding for community service facilities is planned to be provided through the City’s capital budget, federal and provincial funding opportunities, and partnerships.

Beyond the infrastructure to be secured through the development review process, the capital costs anticipated for implementing the preferred transportation solution identified in the MESP, based on preliminary estimates, is approximately $38.72 million over a 20-year timeframe, in 2023 dollars. These shared capital costs are required to advance infrastructure projects in the Plan Area outside of lands with current development applications. Table 1 itemizes the costs and implementation timelines associated with the preferred solutions. Refer to Attachment 10 for the location of these improvements.

Table 1: Preliminary Cost Estimates for Preferred Transportation Solution

Given the implementation timeline, no provision has been made for these projects in Transportation Services' 2024-2033 Capital Plan. Subject to Council's approval of this report, staff will develop a funding strategy to identify potential funding sources to implement the preferred transportation solution in the MESP. Any potential City funding requirements would be considered as part of future year capital budget processes.

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

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

1. City Council adopt Official Plan Amendment 720 substantially in accordance with Attachment 1 to this report.

2. City Council amend the City of Toronto Municipal Code, Chapter 415, Development of Land, and Chapter 169, City Officials, substantially in accordance with Attachment 4 to this report.

3. City Council delegate by-law making authority to the Chief Planner and Executive Director, City Planning and their designate for the purposes of minor by-law amendments described in Attachment 4 to this report.

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

This report recommends amendments to Schedule 3 of the City of Toronto Official Plan, related to complete application requirements. The recommended Official Plan Amendment (OPA 720) clarifies and streamlines complete application requirements, enabling submission of complete applications, timely application review, and decision-making and approval.

Amendments to Schedule 3 are organized in the following categories, with further information about individual requirements included in Attachment 2:

• Technical/housekeeping amendments;
• Amendments to reflect changes in legislation or policy; and
• Plan of Condominium requirements.

Official Plan Amendment 720 also updates Section 3.1.6, Heritage Conservation, detailing a new requirement for a Cultural Heritage Evaluation Report. If approved, the Cultural Heritage Evaluation Report requirement will be added to Schedule 3 of the Official Plan.

Additionally, to support continuous improvement of the development review process, this report recommends a Municipal Code amendment to Chapter 415, Development of Land, and Chapter 169, City Officials, to delegate authority for two types of minor zoning by-laws to the Chief Planner and Executive Director, City Planning, as identified in Section 5.1.10 of the Official Plan.

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

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

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

1. City Council amend the Official Plan substantially in accordance with the proposed Official Plan Amendment 727, appended as Attachment 1 to this report.

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

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

4. City Council direct the Interim Chief Planner and Executive Director, City Planning, to develop an addendum to the Townhouse and Low-Rise Development Guidelines as part of the Expanding Housing Options in Neighbourhoods (EHON) Major Streets Study Implementation program and address the addition of townhouse and small-scale apartment buildings as introduced through this report to the Neighbourhoods low-rise context.

5. City Council direct the Interim Chief Planner and Executive Director, City Planning to monitor the implementation and effectiveness of Official Plan Amendment 727 and the Zoning By-law Amendment in facilitating townhouse and small-scale apartment building development along the major streets, and to report to the Planning and Housing Committee following the earlier of two (2) years following the date the Official Plan Amendment 727 and the Zoning By-law Amendment come into full force and effect, or following the issuance of the 200th building permit for the construction of new small-scale apartment buildings or townhouses along major streets, in order to review and recommend any necessary revisions to the policy, zoning, and/or other changes to improve implementation.

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

Toronto is a dynamic, growing city which continues to attract newcomers, with at least 700,000 new Torontonians expected by 2051. To continue to thrive, both current and future residents will need homes that accommodate the diversity of household sizes and compositions across the city, and as a result, Toronto needs a diverse range of housing options. In recent years, the city’s housing growth has largely been in mid-rise and high-rise buildings concentrated in densely populated areas like the Downtown, Centres, and Avenues, while the supply of low-rise housing, such as townhouses and small-scale apartment buildings, has not kept up with demand.

Toronto’s low-rise Neighbourhoods are changing, but much of this change has come through expanding and rebuilding single-detached homes, through refreshing the existing housing with larger homes. The addition of secondary suites, laneway suites, and garden suites has occurred more slowly. More recently, new permissions for Multiplexes have enabled buildings with up to four units across the city. Introducing additional permissions for townhouses and small-scale apartment buildings can allow Neighbourhoods to add more housing that complements existing neighbourhood housing while creating a more intensive edge to the neighbourhoods along the major streets.

Townhouses and small-scale apartment buildings have been providing housing in many Toronto neighbourhoods for generations. By expanding permissions for this type of housing across the city, additional housing can be developed to expand the range of ground-related/low-rise housing options to support those who cannot afford a detached or semi-detached home, but who will contribute to the stability of neighbourhoods and benefit from the access to these stable environments in support of families and young Torontonians that want to set down roots across the city.

Permitting a broader variety of building types along major streets is generally consistent with the Official Plan. The Official Plan recognizes that major streets provide opportunities for additional density along the boundaries of the neighbourhoods. Providing land use permissions for townhouses and small-scale apartment buildings will provide a degree of height and density transition from growth areas to the interior of the Neighbourhoods. This initiative is one component of Toronto's 2022 - 2026 Housing Action Plan, which seeks to increase the supply of housing within complete, inclusive, and sustainable communities with critical infrastructure to support growth. It is in keeping with the recently adopted new Chapter 1 to the Official Plan vision to eliminate disparities, prioritize climate action, and to become the world’s most inclusive city.

To remove barriers and enable the creation of Neighbourhoods related housing, this report proposes an Official Plan Amendment (OPA) to permit townhouses and small-scale apartment buildings along the major streets in Neighbourhoods areas across the city. A Zoning By-law Amendment is also recommended to implement these permissions as-of-right in all residential zones across Toronto, and to implement appropriate performance standards. As part of the Zoning By-law Amendment, changes are recommended to enhance existing regulations requiring confirmation of adequate water and wastewater servicing for those applications with more than 10 dwelling units.

The recommended amendments will maintain a neighbourhood scale and align moderate density with transportation corridors and transit routes. With as-of-right zoning permissions, this type of housing can be delivered relatively quickly as owners will only be required to obtain a building permit (and Site Plan Approval, when applicable) rather than official plan or zoning by-law approvals. Once enabled, it will remain the choice of the individual property owner whether to exercise these permissions.

The addition of townhouse and small-scale apartment buildings along the edges of Neighbourhoods throughout the city, will provide more diversity of housing, and support neighbourhood facilities and access to amenities. New residents in Toronto’s neighbourhoods can help stabilize declining populations, make better use of existing infrastructure, and support local retail establishments and services.

These additional built form permissions introduce housing forms that are already present in many parts of the city into neighbourhoods that have historically been zoned to restrict housing types, helping the city distribute growth more evenly and to accommodate the needs of Toronto's diverse population.

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

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

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

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

This report presents a proposed zoning approach to permit certain small-scale retail, service and office uses on Residentially-zoned properties within Neighbourhoods city-wide. The report seeks endorsement of the Planning and Housing Committee to undertake continued consultation on the proposed zoning approach.

The Neighbourhood Retail and Services study is part of the Expanding Housing Options in Neighbourhoods (EHON) work program, which is a set of initiatives and strategies to introduce gentle intensification within designated Neighbourhoods in a form that makes efficient use of land, infrastructure and existing services. Neighbourhood Retail and Services are small-scale retail, service and office uses meant to support walkable and complete communities. This initiative supports and benefits from the development of new homes in Neighbourhoods driven by the EHON initiatives as well as other City initiatives.

The proposed draft Zoning By-law would provide as-of-right zoning city-wide with changes differentiated based on the location and type of streets. The first group are the major streets identified on the Official Plan Map 3. These streets act as thoroughfares and transportation corridors, as well as the edges and boundaries of the Neighbourhoods. The second group are the spectrum of less active streets that make up the interior of Neighbourhoods, and include collector roads, local roads and laneways as defined in the City’s Road Classification System.

On major streets, a broad range of retail, service and office use options are proposed to be permitted in a variety of building types, including the potential for a commercial-only building. These uses include but are not limited to an art gallery, wellness centre, production studio, repair shop, personal service shop, eating establishment, social club, and performing arts studio.

In the interior of Neighbourhoods, the range of proposed uses would be limited to a small retail store, with permissions for the serving of hot beverages and low-risk or pre-packaged, ready-to-eat food items that would allow the store to serve as a local café. Locations would be limited to corner sites and sites adjacent to existing non-residential uses, such as schools and parks.

Additional flexibility would also be provided for home-based businesses in all locations to accommodate up to two employees in addition to the resident of the home and to allow customers or clients to visit the premise for services. Home occupations would also be permitted to operate out of ancillary buildings, such as a rear garage. In all cases, a cap on non-residential gross floor area would limit the size of an individual establishment as well as the total non-residential floor area in a building.

These proposals reflect the direction of Official Plan Amendment 612, approved in July 2022 which updated Policy 4.1.3, adding language that supports new small-scale retail, service and office uses in Neighbourhoods. The proposed zoning approach is informed by an ongoing study workplan, including research and analysis of existing conditions and other jurisdictions, as well as consultation with City staff, stakeholders, and the business community.

The draft Zoning By-law appended to this report will form the basis of a city-wide consultation program, proposed for May and June 2024, to inform a refined Zoning By-law Amendment and final report to be brought to Planning and Housing Committee for consideration in late 2024. 

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

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

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

1. City Council authorize the City Manager or their designate to execute a Transit Oriented Communities (TOC) Program resource agreement between the City and Infrastructure Ontario to have Infrastructure Ontario fund temporary staff positions in support of the Transit Oriented Communities Program for the period from September 20, 2023 to March 31, 2026 and renewable in subsequent years through agreements with Infrastructure Ontario, subject to the terms outlined in Attachment 1 to this report.

2. Subject to the execution of the terms of the resourcing agreement with Infrastructure Ontario, City Council approve 12 new temporary operating positions be added to the 2024 Operating Budgets of commenting divisions as follows:

- 4 to City Planning,

- 2 to Engineering and Construction Services,

- 2 to Parks, Forestry and Recreation,

- 2 to Transportation Services, and

- 2 to Toronto Water.

3. Subject to the execution of the terms of the resourcing agreement with Infrastructure Ontario, City Council approve a total increase of $2.895 million gross and zero net, fully funded by Infrastructure Ontario, to the 2024 Operating Budget for new temporary operating positions of the commenting divisions as follows:

- $0.770 million gross and $0 net to City Planning;

- $0.545 million gross and $0 net to Engineering and Construction Services;

- $0.465 million gross and $0 net to Parks, Forestry and Recreation;

- $0.570 million gross and $0 net to Transportation Services; and

- $0.545 million gross and $0 net to Toronto Water,

all wholly funded by Infrastructure Ontario at a net-zero cost to the City.

4. City Council authorize the City Manager or their designate to conclude negotiations and enter a Memorandum of Understanding with the Province at Gerrard Carlaw North subject to terms as outlined in Confidential Attachment 2.

5. In the event the Minister issues an MZO (Minister’s Zoning Order), City Council authorize the Interim Chief Planner and Executive Director, City Planning or their designate to enter into Development Agreements pursuant to Section 47 of the Planning Act, in lieu of Site Plan Agreements as contemplated under Section 41 of the Act and Section 114 of the City of Toronto Act, 2006, to give effect to conditions of site plan approval for Transit Oriented Communities.

This report provides an update on matters related to the Provincial Transit Oriented Communities (TOC) program and proposals that have progressed over the past year.

Firstly, it provides a status update on the TOC program and process including the Provincial Value Allocation Framework that covers community benefits for individual TOC proposals.  The report also seeks Council approval to enter into an agreement with Infrastructure Ontario (IO) to cover costs of City staff time required to process TOC submissions within the provincially expected timelines. The terms of the proposed agreement generally mirror cost recovery agreements signed with Metrolinx related to the work of City staff on Provincial transit projects.

Secondly, the report provides an update on all TOCs to date on two of the four provincial priority transit projects: the Ontario Line and Scarborough Subway Extension. This section includes updates on site-specific Memorandums of Understanding (MoUs) for TOC sites currently in market, final comments on the Gerrard Carlaw North TOC, and a summary of planning comments, outstanding issues, opportunities to secure City priorities and updates on community engagement on a second round of TOCs submitted to the City for review in late 2023. The report concludes with next steps on the process to resolve the concerns identified by City staff and the community.

Although Infrastructure Ontario (IO) delivers the TOC Program, the City's involvement in the Program is substantial and includes the review of early TOC design concepts, support for public engagement, review of formal TOC development submissions, review of draft Minister’s Zoning Orders and input into IO Market Offering documents. Because TOCs do not follow typical City planning approval processes, IO does not pay application fees.  As such, funding for temporary staff positions is required to support the implementation of the Program and to ensure the City’s interests are addressed.

The total cost of these temporary full-time resources covers a period from September 20, 2023, to March 31, 2026, and will be fully recovered from Infrastructure Ontario to a maximum of $4.906M in 2023 (retroactive), $5.102M in 2024, $5.152M in 2025 and $1.759M in 2026. The resource requirements to support the TOC program will be reviewed annually with Infrastructure Ontario.  

Upon Council authorization, Infrastructure Ontario and City staff will finalize an agreement to fund these resources. This agreement will include funding for 12 new and 13 existing permanent and temporary Full Time Equivalent (FTE) positions. The existing temporary FTE positions support the Provincial transit program and have divided their time with the TOC program to date.  The costs of the work of these temporary positions on transit projects will continue to be recovered from Metrolinx while their time spent on TOC projects will be recovered from Infrastructure Ontario. The TOC related costs of the existing permanent positions will also be recoverable from Infrastructure Ontario. Table 1 provides a summary of the cost of the new positions needed for this program.

Funding for the existing positions will be included in future years budget submissions. The temporary positions will expire on March 31, 2026, and will be renewable in subsequent years through agreements with Infrastructure Ontario.

Table 1: TOC Program City Staff Resourcing Requirements (net new)

* Subject to the execution of the terms of the resourcing agreement, costs will be net-zero to the City fully funded by Infrastructure Ontario.

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

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

1. City Council state its intention to designate the property at 26 Millwood Road under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 26 Millwood Road (Reasons for Designation) attached as Attachment 1, to the report, dated April 24, 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 26 Millwood Road under Part IV, Section 29 of the Ontario Heritage Act for its cultural heritage value according to the Statement of Significance which includes a description of Heritage Attributes found in Attachment 1.

The subject property at 26 Millwood Road is located on the north side of Millwood Road, approximately 30 metres to the east of Yonge Street in the South Eglinton-Davisville neighbourhood. It contains a two 2-storey detached house form building. A Location Map and Current Photograph of the heritage property is found in Attachment 2.

The property was constructed between 1880-1885 for prominent local businessman and former mayor of North Toronto, Joseph Stanley Davis (1851-1927), whose family founded Davisville Pottery and for whom the village of Davisville is named after. Originally located on Yonge Street, the house has stood at its current location at 26 Millwood Road for nearly a century following its relocation by owner Dr. George Pringle between 1925 and 1926.

Staff have determined that the property at 26 Millwood Road has cultural heritage value and meets 4 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. Designation enables City Council to review proposed alterations for the property, enforce heritage property standards and maintenance, and refuse demolition.

On April 3, 2024, Toronto and East York Community Council deferred consideration of the staff report regarding 26 Millwood Road - Residential Demolition Application Number 24 113823 DEM 00 DM until their May 7, 2024, meeting.

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

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

The Toronto Preservation Board recommends that:

1. City Council state its intention to designate the property at 26 Millwood Road under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 26 Millwood Road (Reasons for Designation) attached as Attachment 1 to the report (April 22, 2024) from the Acting Senior Manager, Heritage Planning, Urban Design, City Planning.

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

At its meeting on May 7, 2024 the Toronto Preservation Board considered Item PB18.1 and made recommendations to City Council.

Summary from the report (April 22, 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 26 Millwood Road under Part IV, Section 29 of the Ontario Heritage Act for its cultural heritage value according to the Statement of Significance which includes a description of Heritage Attributes found in Attachment 1.

The subject property at 26 Millwood Road is located on the north side of Millwood Road, approximately 30 metres to the east of Yonge Street in the South Eglinton-Davisville neighbourhood. It contains a two 2-storey detached house form building. A Location Map and Current Photograph of the heritage property is found in Attachment 2.

The property was constructed between 1880-1885 for prominent local businessman and former mayor of North Toronto, Joseph Stanley Davis (1851-1927), whose family founded Davisville Pottery and for whom the village of Davisville is named after. Originally located on Yonge Street, the house has stood at its current location at 26 Millwood Road for nearly a century following its relocation by owner Dr. George Pringle between 1925 and 1926.

Staff have determined that the property at 26 Millwood Road has cultural heritage value and meets 4 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. Designation enables City Council to review proposed alterations for the property, enforce heritage property standards and maintenance, and refuse demolition.

On April 3, 2024, Toronto and East York Community Council deferred consideration of the staff report regarding 26 Millwood Road - Residential Demolition Application number 24 113823 DEM 00 DM until their May 7, 2024, meeting.

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

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

On April 10, 2024, the Ministry of Municipal Affairs and Housing introduced Bill 185 – Cutting Red Tape to Build More Homes Act. The proposed Bill affects 17 acts, including the City of Toronto Act, Planning Act, Development Charges Act and others. Bill 185 has reached second reading and was referred to the Province’s Standing Committee on Finance and Economic Affairs. On April 10th, the Province also released a revised Provincial Planning Statement, 2024 (the "Planning Statement") and a new Minister Zoning Order (MZO) framework. The Planning Statement, which if adopted, will replace the existing Provincial Policy Statement, 2020 (the “PPS”) and include some policies from A Place to Grow: Growth Plan for the Greater Golden Horseshoe (the “Growth Plan”). The Growth Plan is proposed to be repealed.

The Province's 30-day commenting period on the proposed Bill 185, the revised Planning Statement and the new MZO framework closes on May 10, 2024.

Multiple divisions are reviewing Bill 185, the revised Planning Statement and new MZO framework. Staff will provide a supplementary report containing analysis and recommendations on the proposed legislative and policy changes. This report will be made available prior to the Planning and Growth Management Committee Meeting scheduled for May 9, 2024.

Staff are currently reviewing the impacts and any financial implications of Bill 185.

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

1. City Council endorse the Key Recommendations contained and appended in Attachment 1 with respect to Bill 185 - Cutting Red Tape to Build More Homes Act, and the PPS 2024, and with respect to the Development Charges Act and authorize staff to provide comments through the Environmental Registry of Ontario.

2. City Council endorse the recommendations contained and appended in Attachment 3 with respect to Bill 185 - Cutting Red Tape to Build More Homes Act, and the Provincial Planning Statement 2024 in Attachment 2, and in Attachment 4 with respect to the Development Charges Act and authorize staff to provide comments through the Environmental Registry of Ontario.

3. City Council authorize the Interim Chief Planner and Executive Director, City Planning to submit any future comments on any associated regulations as may be released by the Province and report to City Council on the implications to the City of the regulations.

4. City Council direct the City Clerk to forward the report City Comments on Proposed Bill 185 - Cutting Red Tape to Build More Homes Act, 2024, Provincial Planning Statement 2024, and New Minister Zoning Order framework, dated May 8, 2024, to the Standing Committee on Finance and Economic Affairs and the Ministry of Municipal Affairs and Housing.

The policy-led planning system under which Ontario municipalities have operated has experienced numerous changes over the last several years, requiring the City to continuously review, examine and adapt its planning policies and practices. The frequency of changes has created a level of land use uncertainty for approval authorities, development industry and communities.

On April 10, 2024, the Province introduced the Cutting Red Tape to Build More Homes Act, 2024 (Bill 185), which proposes amendments to 17 Provincial Acts. The Province also released an updated draft of the proposed Provincial Planning Statement 2024 ("PPS 2024") which combines the Provincial Policy Statement, 2020 (PPS 2020) and A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2020 (Growth Plan) into a signal document. In addition, the Province introduced a new Minister's Zoning Order Framework.

The Province provided stakeholders 30 days to review and provide comments on these proposals. Comments are due by May 10, 2024. As of the date of this report, Bill 185 received second reading and was ordered for Public Hearings on May 7, 14 and 15, 2024 before the Standing Committee on Finance and Economic Affairs. Staff recommend submission of this report to the Standing Committee following Planning and Housing Committee's consideration of this report. Staff will forward to the Province Council's comments raised at the May 22-24 City Council meeting when it will consider this report.

Specifically, Bill 185 proposes numerous amendments to the Planning Act, Development Charges Act, City of Toronto Act and other legislation. With the introduction of the PPS 2024, the Province intends to repeal the Growth Plan for the Greater Golden Horseshoe ("Growth Plan") and has incorporated some of its policies into the PPS 2024. The elimination of several Growth Plan policies reduces the role of intensification and increases the role of greenfield development across the region to accommodate residential growth.

Proposed changes to the Development Charges Act reverse some, but not all, of the previously introduced changes through Bill 23, More Homes Built Faster Act, 2022, that substantially impact the City's ability to collect development charges to fund growth-related services. The outstanding Bill 23 impacts, coupled with previous iterative changes to the growth funding tools, continues to negatively affect the City's ability to provide services and infrastructure to growth in a fiscally sustainable way, although the proposed amendments are a step in the right direction. The Province has also proclaimed the Affordable and Attainable Unit exemptions for development charges, community benefits charge and parks levy into force, effective June 1, 2024.

The comments and suggested revisions contained in this report and its attachments have been developed in consultation with City Divisions. This report provides a high-level summary of key Bill 185 proposals, Minister's Zoning Order Framework and PPS 2024 changes. Attachments to the report outline detailed staff comments and suggested revisions, which will be submitted to the Province's commenting portal.

Staff support several of the proposed changes, as these changes wind back changes that the Province previously put in place which were not previously supported by Council. Several of the changes would require the City to revisit recently implemented policies, practices and operations. Given the overlapping themes between Bill 185 and the PPS 2024, this report organizes staff analysis and comments into five headings, under which the specific impacts of the proposed changes on the City are described.

1. Housing and Development Approvals

·       Re-introducing housing affordability definitions

·       Expanding housing options definition

·       Incenting redevelopment of commercial and institutional sites to residential

·       453.1 of the City of Toronto Act - Social Housing Programs

·       Limiting third party appeals to the Ontario Land Tribunal (OLT)

·       Replacing the Community Infrastructure and Housing Accelerator with a new MZO framework

·       Winding back development application fee refunds

·       Introducing lapsing Site Plan and Plans of Subdivision approvals

·       Streamlining student housing approvals

·       Removing mandatory pre-application consultation

·       Allowing OLT Motions to dispute application completeness

2. Economic Development and Employment Lands

·       Re-defining Employment Areas

·       Allowing conversion/removal of Employment Areas anytime

·       Creating potential land use conflicts with residential encroachment closer to Employment Areas

·       Weakening land use compatibility of Employment Areas

·       Deleting Provincially Significant Employment Zones

·       Assisting manufacturing, industrial, and commercial businesses

3. Infrastructure and Development Charges

·       Introducing ability to allocate Water/Sewer system capacity

·       Directing municipalities to collaborate with school boards

·       Considering streamlining approvals for community service facilities

·       Removing certain transportation policies

·       Limiting protections for listed Heritage properties

·       Reinstating studies as an eligible DC cost

·       Repealing the mandatory five-year DC phase-in

·       Reducing the time limit on the DC freeze, from two years to 18 months

·       Introducing a time-limited streamlined process for scoped amendments to DC bylaws

·       Proclaiming the exemption for Affordable and Attainable Units from DCs, community benefits charge and parks levy into effect

4. Regional Planning and the Environment

·       Removing intensification requirements in the Greater Golden Horseshoe Area

·       Focusing intensification and student housing within Strategic Growth Areas

·       Removing required parking within Protected Major Transit Station Areas

·       Removing population and employment growth targets

·       Allowing appeals to new Settlement Areas and boundary expansions

·       Removing certain Natural Heritage policies

·       Weakening climate change policies

·       Removing the Agricultural System and protecting the Greenbelt

·       Removing waste management policies

·       Removing sub-watershed planning for large developments in greenfield areas

5. Implementation

·       Eliminating requirements for Municipal Comprehensive Reviews

·       Eliminating the need for standardized Land Needs Assessments

·       Changing long range planning time horizon

·       Applying the Provincial Planning Statement upon its approval

·       Requesting transitional matters

·       Removing policies for municipalities to undertake integrated planning

·       Reporting on municipal planning data

·       Engaging with Indigenous communities

·       Changing public notice requirements

The PPS 2024 reshapes land use planning in Ontario with significant implications for the City. Bill 185 introduces significant modifications to the policy framework for planning and development in Ontario, with impacts on Toronto. Although staff generally support the intent and purpose of streamlining the development review process, this report highlights implications and potential unintended consequences that could hinder desired outcomes and suggest considering alternative approaches.

Bill 185 impacts 17 Provincial Acts. Financial impacts, arising from the changes, including implementation of the policies in the proposed Provincial Planning Statement, if adopted, will be subject to future reporting.

Changes to the Development Charges Act, including repealing of the five-year phase-in and reinstating growth studies, could reduce some of the negative impacts of More Homes Built Faster Act, 2022 (Bill 23) on the City's ability to fund growth in a sustainable way. However, many Bill 23 changes were not repealed, such as the removal of housing as an eligible Development Charge service (estimated $1.3 billion impact over 10-years) and the provincial phase-in discount for projects with frozen rates (potentially up to $570 million impact). Some changes proposed, such as changes to the time limit on frozen DC rates, while having a positive impact on development, are estimated to have minimal financial impact. Staff’s preliminary estimate is that these changes will reduce Bill 23 impacts (estimated previously at $2.3 billion over 10 years) by approximately $144 million over a 10-year period.

Staff will continue to monitor and assess the changes based on the final legislation proclaimed, and in consideration of other intergovernmental funding announcements.

Councillor Vincent Crisanti recommends to the Planning and Housing Committee that:

1. City Council request the Chief Planner and Executive Director, City Planning, in consultation with the Executive Director, Municipal Licensing and Standards, to review zoning regulations that restrict outdoor parking of commercially licensed vehicles on private property in residential areas, with consideration for the need for vehicle operators to have convenient parking for commercial vehicles available near their residence, and to report to the Planning and Housing Committee by the first quarter of 2025 on the outcome of the review with any appropriate recommendations for zoning by-law amendments.

2. City Council request the Chief Planner and Executive Director, City Planning, in consultation with the Executive Director, Municipal Licensing and Standards to consider the impacts of COVID on working arrangements in the review of zoning regulations requested above. 

Recently, constituents in Etobicoke North have raised the issue of commercial vehicles parking in residential driveways. The City-wide zoning by-law 569-2013 prohibits approximately ten types of vehicles from parking on private residential properties. These prohibitions include vehicles with more than six wheels, large industrial vehicles, or commercially licensed vehicles to name a few.

City Council adopted MM43.12 in May 2022 which directed the Chief Planner and Executive Director, City Planning in consultation with the Executive Director, Municipal Licensing and Standards to conduct a review of zoning regulations that restrict outdoor parking of commercially licensed vehicles on private property in residential areas. Through this motion, a report back to Planning and Housing was requested along with the consideration to provide more convenient parking for commercial vehicles near their residence.

However, the City’s strategic priorities in addressing the housing crisis has put this matter on the back burner. Given the changing workplace environment because of COVID, a thorough review of this policy must be done to support and understand the diverse needs of Torontonians. Individuals and their families provide for their households and sustain their livelihoods in various ways. It is crucial to ensure our policies effectively capture these various means of contributing to the economy and align them with our policies.

After meeting with City staff, I am recommending that this item be brought back to the table and made a priority. Building on the existing adopted recommendations, I would also like to request that COVID’s impacts on working arrangements be considered in this review. The modality of working remote or hybrid has become the norm after the pandemic which has impacted the number of parking spaces at commercial buildings and has shifted some service providers’ model of operations to a “on call” basis. Given the City-wide implications of this zoning by-law, this matter is urgent to address and must be assessed through an adaptive lens.