Agenda

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

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Declarations of Interest under the Municipal Conflict of Interest Act

Confirmation of Minutes - July 11, 2024

Speakers/Presentations: The speakers list will be posted online at 8:30 a.m. on September 26, 2024

Communications/Reports

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

1. City Council adopt Official Plan Amendment 528, substantially in accordance with Attachment 1 to the report (September 4, 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 Official Plan Amendment 528 as may be required and to submit the necessary bill for enactment.

3. City Council adopt an amendment to Toronto Municipal Code Chapter 213, Real Property, substantially in accordance with Attachment 3 to this report (September 4, 2024) from the Interim Chief Planner and Executive Director, City Planning.

4. City Council authorize the City Solicitor to submit the necessary bill to amend Toronto Municipal Code Chapter 213, Real Property, to give effect to City Council's decision.

This report recommends that Council adopt Official Plan Amendment 528 (OPA 528), which amends the City's Official Plan policies to specify limited exemptions when the sale or disposal of City-owned lands in Parks and Open Space Areas, within or outside of the Green Space System, may be permitted without the requirement of an Official Plan Amendment (OPA). The purpose and intent of Official Plan Amendment 528 is to facilitate conservation projects and essential public works and utilities that support Toronto's development and growth, provided certain criteria are met.

An associated amendment to Toronto Municipal Code Chapter 213 is also recommended. As recommended, Official Plan Amendment 528 will not revoke Council's current disposal framework contained in the City's Municipal Code, but rather will prescribe narrow circumstances under which a site-specific Official Plan Amendment is not needed.

Lands in the Parks and Open Space Areas of the Official Plan, within or outside of the Green Space System, accommodate natural habitat areas, important ecological services and many of the City's recreational opportunities. They are essential to health, prosperity, and quality of life in our City and receive a high level of protection in the Official Plan.

In the Official Plan, the City's Green Space System is made up of lands in Parks and Open Space Areas, much of the natural heritage system, and a variety of privately managed but publicly accessible spaces. Parks and Open Space Areas policies, which govern the Parks, Other Open Space Areas, and Natural Areas land-use designations, prohibit development within Parks and Open Space Areas, except for a limited list of uses, including conservation projects and essential public works and utilities. However, the Official Plan does not allow City-owned lands in Parks and Open Space Areas to be sold or disposed of by the City, except where the City-owned land is exchanged for nearby land of equal or greater size and comparable or superior green space utility.

This means that although certain land uses are permitted in Parks and Open Space Areas, such as conservation projects and essential public works and utilities, the enabling transaction to allow the sale or disposal of the land is prohibited and requires a site-specific Official Plan Amendment to proceed.

In Toronto's Municipal Code, the sale or disposal of land includes granting either a fee simple interest or a leasehold or easement interest for a term longer than 21 years. Chapter 213 of the Municipal Code requires that land be declared surplus prior to its sale or disposal. Official Plan Amendment 528 is intended to work together with the City's current disposal framework in Chapter 213 of the Municipal Code and provide a mechanism to allow transactions for specific types of projects to proceed without the requirement for a site-specific Official Plan Amendment.

This report recommends a balanced approach that would allow the sale or disposal to proceed without site-specific Official Plan Amendments in certain circumstances, provided:

1. the sale or disposal is to a public agency to undertake conservation projects; or

2. the sale or disposal is an easement to facilitate essential underground public works and utilities, including alternative energy systems; and

• the project restores and enhances the land (including the natural ecosystem); and
• the project meets all other applicable policies in the Official Plan.

The recommended amendment is technical in nature and seeks to reduce redundancy in the current process without changing policy direction or intent. Site-specific Official Plan Amendments would still be required for the sale or disposal of City-owned land in Parks and Open Space Areas related to all other project types, including public transit projects. This report does not propose changes to the City's current disposal framework set out in the Municipal Code beyond specifying limited exceptions where a site-specific Official Plan Amendment is not required, and this report will not result in the declaration of any City-owned lands as surplus.

This report proposes an amendment to Chapter 213 of the Municipal Code, Real Property, to add a new General Condition in Appendix B (Attachment 3). This new General Condition will make authority to approve a sale or disposal of land in the Parks and Open Space Areas of the Official Plan conditional upon either a site-specific Official Plan Amendment being in force that exempts the lands from the prohibition on sale or disposal, or confirmation from the Chief Planner and Executive Director of City Planning and the General Manager of Parks, Forestry and Recreation that the proposed sale or disposal satisfies Policy 4.3.9 of the Official Plan.

For more information about consultation activities, see Attachments 5a and 5b.

The City Planning Division confirms there are no financial implications resulting from the recommendations included in the 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 enact the Zoning By-law amendments substantially in accordance with Attachment 1.

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

On an ongoing basis, the City rectifies technical errors to the text and mapping of Zoning By-law 569-2013.

This report proposes technical amendments to Zoning By-law 569-2013 to correct cross references and typographical errors. Technical amendments are proposed to clarify an outdoor patio may be combined with an eating establishment in the open space golf course and marina zones. In response to a zoning enquiry by the owner of 244 Virginia Avenue, the lands are added to Zoning By-law 569-2013 to confirm its residential zoning.

For By-law 1154-2023 relating to outdoor patios located on private property that prevail over the former municipal zoning by-laws, a typographical error is corrected by separating a regulation into two regulations.

On May 22, 2024, City Council adopted By-law 499-2024 to amend the Municipal Code Chapter 415, Development of Land, and Chapter 169, City Officials, to delegate authority to approve technical amendments to Zoning By-law 569-2013 to the Chief Planner and Executive Director, City Planning or their designate, as identified in Section 5.1.10 of the Official Plan. A process to implement delegated authority is currently underway but is not yet in place.

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

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 Executive Director, Development Review, and the Interim Chief Planner and Executive Director, City Planning, recommend that:

1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 35 Bellevue Avenue substantially in accordance with the draft Zoning By-law Amendment included as Attachment 6 to this report.

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.

This report reviews and recommends approval of a City-initiated Zoning By-law amendment to permit a 4-storey residential apartment building with 78 new affordable rental dwelling units with supports at 35 Bellevue Avenue in the Kensington Market neighbourhood. The proposal is to replace an existing surface parking lot and add a mass timber building designed to have net zero greenhouse gas emissions, and will meet or exceed the Toronto Green Standard Version 4.

This project is one of five being delivered under a new Public Developer model, whereby the City retains ownership of its lands and is taking a more direct and intentional approach to the delivery of non-market homes that are affordable to low-and-moderate-income residents. Additionally, this project will support the City in delivering a full range of housing opportunities in line with the HousingTO 2020-2030 Action Plan ("HousingTO Plan") target of approving 65,000 rent-controlled homes, including 18,000 supportive homes, within complete communities.

Approval of the recommendations in this report will enable the City to move quickly to start construction on this project by the end of 2024 and ensure residents can move into new homes by the end of 2025. Once completed, the building will offer 78 rent-geared-to-income and supportive homes to be operated by the Kensington Market Community Land Trust (KMCLT) in partnership with St Clare's Multifaith Housing Society (St Clare's), who has been selected as the not-for-profit housing provider for the site.

There are no immediate financial implications resulting from the recommendations in this report. All associated project costs are already included within the Housing Secretariat's Capital Budget, and any necessary adjustments will be addressed through the annual budget process.

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

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

1. The Planning and Housing Committee endorse the proposed work plan and direct staff to report back with a detailed proposals report in the first quarter of 2025.

As part of TransformTO, staff were requested by City Council (IE9.7) to explore opportunities to remove zoning barriers to implement solar panels, energy storage devices, and heat pumps (alternative low-carbon energy systems).

This report provides an overview of the current policy and legislative context for alternative low-carbon energy systems; summarizes emerging trends; identifies potential barriers; and sets up a proposed workplan to identify opportunities to remove barriers to implement alternative low-carbon energy systems in low-rise residential zones.

Should Planning and Housing Committee endorse this workplan, staff will undertake further analysis and stakeholder consultations and will report back in the first quarter of 2025 with a proposals report outlining proposed amendments to advance for broader public consultation and implementation.

City Planning 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 Executive Director, Housing Secretariat recommends that: 

Intergovernmental Requests for Successful Delivery of the City's Housing Plans

1. City Council re-iterate its requests to the Government of Ontario to urgently support delivery of the 65,000 new rent-controlled homes target by partnering with the Federal Government on their Canada Builds program and the City of Toronto to launch an Ontario Builds housing program and:

a. allocate between $3.2 billion and $4.8 billion in outstanding capital funding by 2030; and

b. allocate between $6.4 billion and $7 billion in low-cost financing/re-payable loans by 2030.  

2. City Council re-iterate its requests to the Government of Canada to urgently support delivery of the 65,000 new rent-controlled homes target by launching the Canada Builds program in partnership with the Province of Ontario and the City of Toronto to:

a. allocate between $3.6 to $5.2 billion in outstanding capital and operating funding by 2030; and

b. allocate between $6.4 to $7 billion in low-cost financing/re-payable loans by 2030. 

3. City Council re-iterate its request to the Government of Ontario to expand on its recent commitment to partner with the City of Toronto to create new supportive homes for people experiencing or at risk of homelessness, by:

a. Renewing current annual investments of $48 million for another three years (2026-2029) to ensure ongoing stability of housing and supports in over 3,000 occupied supportive homes; and

b. providing an additional investment of $12 million in 2025 and annually thereafter for housing benefits and wrap around housing and social supports for over 300 new supportive homes funded and under construction in 2024.

4. City Council re-iterate its request to the Government of Canada and the Government of Ontario to ensure Toronto’s Year 5 Canada-Ontario Housing Benefit allocation is $54 million, to enable at least 300 households per month to move out of homelessness into permanent housing and relieve pressure on the City's emergency shelter system.

Donation from United Way of Greater Toronto to Supportive Housing Project at 90 Dunn Avenue (formerly 150 Dunn Avenue): 

5. City Council authorize the Executive Director, Housing Secretariat to accept a donation of up to $120,000 from United Way of Greater Toronto for the City of Toronto, as financial contribution to the supportive housing project at 90 Dunn Avenue and in compliance with the Donations to the City of Toronto for Community Benefits Policy.

6. City Council authorize the Executive Director, Housing Secretariat, to negotiate and sign on behalf of the City a donor agreement with United Way of Greater Toronto, 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, or their designate, to allocate and disburse the donated amount to the 90 Dunn Avenue project. 

Memorandum of Understanding with Parc Downsview Park Incorporated

8. City Council authorize the Executive Director, Housing Secretariat, in consultation with the Deputy City Manager, Development and Growth Services, to negotiate and enter into, on behalf of the City of Toronto, a non-binding Memorandum of Understanding with Parc Downsview Park Incorporated, a subsidiary of Canada Lands Company Limited, or a related entity, substantially on the major terms and conditions set out in Attachment 4 to the report and on such other or amended terms and conditions acceptable to the Executive Director, Housing Secretariat, in consultation with the Deputy City Manager, Development and Growth Services, and in a form satisfactory to the City Solicitor.

9. City Council exempt up to 2,560 affordable rental housing units, to be constructed on lands owned by Parc Downsview Park Incorporated, or a related entity, within the Downsview Secondary Plan area, from the payment of development charges, parkland dedication fees, community benefits charges, if not exempted by provincial legislation, and planning application and building permit fees.

10. City Council authorize the Executive Director, Housing Secretariat, in consultation with the Deputy City Manager, Development and Growth Services, to negotiate and enter into, on behalf of the City, any agreements or documents necessary including municipal housing facility agreements, with Parc Downsview Park Inc., a subsidiary of Canada Lands Company Limited, or related entities, to secure the financial assistance for the affordable housing to be developed on lands owned by Parc Downsview Park in the Downsview Secondary Plan area, on terms and conditions satisfactory to the Executive Director, Housing Secretariat, in consultation with the Deputy City Manager, Development and Growth Services, and in a form approved by the City Solicitor.

Activating Provincial Funding through Building Faster Fund for Housing Solutions

11. City Council authorize the Executive Director, Housing Secretariat, to adjust the 2024/2025 approved Capital and Operating Plans for Housing Secretariat by $114,000,000 fully funded through the Building Faster Fund, with future year requests subject to Council approval through the annual budget process.

12. City Council authorize the Executive Director, Housing Secretariat, in consultation with Deputy City Manager, Development and Growth Services, to prepare and submit the City of Toronto's Investment Plans, plan updates, and year-end reports for the Building Faster Fund, in accordance with program requirements, and to enter into a Transfer Payment Agreement and/or related agreement(s) with the Ministry of Municipal Affairs and Housing or any other provincial entity necessary for the receipt and expenditure of funding under the Building Faster Fund on such terms and conditions as are satisfactory to the Executive Director, Housing Secretariat, in consultation with Deputy City Manager, Development and Growth Services, and in a form approved by the City Solicitor.

13. City Council approve the receipt of Building Faster Fund program funds in 2024 and on an ongoing basis for housing-related projects and activities, in accordance with the terms and conditions of the Transfer Payment Agreement, approved Investment Plan, and any related agreements, directives or program guidelines.

14. City Council authorize the Executive Director, Housing Secretariat, to undertake the Building Faster Fund program administration in accordance with the approved allocations, the Transfer Payment Agreement and the approved Investment Plan, including appropriate measures as the program proceeds to adjust program parameter, recipients, and funding among program expenditure categories as required to ensure full and effective use of available provincial funds.

15. City Council authorize the Executive Director, Housing Secretariat, in consultation with Deputy City Manager, Development and Growth Services,  to enter into agreements or other suitable arrangements with the provincial government, other City divisions, community agencies, private entities and/or individuals to deliver the Building Faster Fund in accordance with the terms and conditions of the program guidelines on terms and conditions satisfactory to the Executive Director, Housing Secretariat in consultation with Deputy City Manager, Development and Growth Services, and in a form satisfactory to the City Solicitor.

Toronto is facing housing and homelessness crises - one where rising rents are creating unaffordable conditions for middle-income earners to live and work in the city; while a second crisis is due to a lack of deeply affordable and supportive homes for those with low-incomes, or who are experiencing homelessness, and often physical, mental health and/or addiction challenges. These crises are being driven by factors that range from inadequate housing supply, low wages and social assistance rates that have not kept pace with the rising cost of living, and structural inequities that disproportionately impact Indigenous, Black, and other racialized groups.

As noted in the Perspective on the Rental Housing Roundtable report, these intersecting but separate crises require different policy solutions. The City of Toronto and its partners are taking a range of actions across the housing continuum that are guided by the HousingTO 2020-2030 Action Plan ("HousingTO Plan") and the Housing Action Plan (2022-2026). Together, these plans provide a blueprint for comprehensive action that is rooted in the Toronto Housing Charter - Opportunity for All  which recognizes that all orders of government, including municipalities have a role to play in furthering the progressive realization of the right to adequate housing that is affirmed in international law.

City Council, through EX9.3 - Generational Transformation of Toronto’s Housing System to Urgently Build More Affordable Homes, directed staff to combine the annual update reports for the HousingTO Plan and Housing Action Plan. This report, along with Attachment 1, provide an overview of the progress made in 2023 in implementing these housing plans through five key areas: 

• Creating new supply;
• Protecting, and preserving existing supply;
• Supporting renters, and improving housing stability;
• Prioritizing diverse housing needs; and
• Transforming housing policies.

Building upon the progress made in 2023, the City is advancing transformative initiatives that will further support these objectives including establishing the new Rental Housing Supply Program (RHSP), the Community Housing Sector Modernization and Growth Strategy and developing the City’s first Renovictions By-law. This report also emphasizes the priority actions being taken by the City throughout 2024 to continue making progress towards these objectives.

This report also seeks authority to advance a number of critical partnerships that will further enable the City to deliver more affordable housing and support services for residents:

• Establishing a Memorandum of Understanding with Parc Downsview Park Incorporated to deliver an estimated 2,560 affordable rental homes in Downsview. Parc Downsview Park Incorporated is responsible for the planning and development of lands in Downsview on behalf of its parent company, Canada Lands Company Limited.
• Receiving a donation of $120,000 from United Way of Greater Toronto towards the supportive housing project at 90 Dunn Avenue.
• Investing City of Toronto's 2024 allocation under the provincial Building Faster Fund in affordable housing and housing enabling infrastructure projects.

As outlined in this report, the City and its community partners continue to invest the greatest effort and resources towards addressing the housing crises. While municipal and community action are important to meet the objectives the City's HousingTO Plan and Housing Action Plan, action and increased investment by federal and provincial governments are required to make transformative improvements to housing outcomes for Toronto residents.

The 2023 Housing Update Report is prepared by the Housing Secretariat with input from various City divisions and agencies including: City Planning, CreateTO, Environment and Energy, Financial Planning, the Indigenous Affairs Office, the Office of Strategic Partnerships, Municipal Licensing and Standards, Seniors Services and Long-Term Care, Toronto Shelter and Support Services, Social Development, Finance and Administration, Strategic Public and Employee Communications, Toronto Building, and Toronto Community Housing Corporation.

Delivery of the HousingTO Plan

In November 2023, through EX9.3, the City adopted an increase to the HousingTO Plan’s housing approval targets and the costing associated with these increased housing targets. This report highlighted the urgent need for increased federal and provincial actions to increase purpose-built rental housing supply, with a focus on affordable rental homes.

As outlined in EX9.3, the successful implementation of the HousingTO Plan is estimated to cost all three orders of government approximately $44.4 to $47 billion. This includes $31.6 to $33 billion in contribution and funding and $12.8 to $14 billion in repayable loans and financing.

Since the launch of the HousingTO Plan, all orders of government have made contributions towards its delivery. The breakdown of commitments to-date as well as outstanding investments are as follows:  

• City of Toronto - Approximately $7.5 billion committed to-date. Approximately $3 to $3.5 billion in funding outstanding;
• Federal government - Approximately $2.9 billion committed to-date. Approximately $7.6 to $8.1 billion in funding and $6.4 to $7 billion in financing outstanding; and
• Provincial government - Approximately $1.4 billion committed to-date. Approximately $9.1 to $9.6 billion in funding and $6.4 to $7 billion in financing outstanding.

Federal and provincial governments made significant investments towards the new supply of affordable rental homes in 2023:

• The City exceeded housing targets for 2023 set by the Government of Ontario by 51%. As a result, in February 2024, the Province committed to providing the City with $114 million in funding through its Building Faster Fund in response to action taken by the City and to support future home building targets. 
• The City received an allocation of $471 million from the Government of Canada through the Housing Accelerator Fund (HAF) in December 2023. This funding will contribute to achieving an additional 11,780 homes in Toronto on top of what has already been projected over the next three years.
• The City secured $169.4 million in funding for 416 new rental homes with supports in 2023 through Phase 3 of the Rapid Housing Initiative (RHI), bringing the total to $610.8 million in federal capital grant funding through the program to create 1,504 new rent-geared-to-income (RGI) and/or supportive homes. 

The City is investing these funds through programs including the Multi-Unit Residential Acquisition, Rental Housing Supply, and supportive housing programs that aim to protect existing supply of homes and increase net new homes delivered on City, private and non-profit lands.  

In spite of these investments, there continues to be inadequate financial support in the form of capital funding, low-cost financing and public land to build a new supply of homes, and insufficient operating funding to lower the cost of rent and provide wrap-around support services for residents. These enhanced investments are particularly needed to help the City make meaningful progress in meeting the following targets that are currently behind schedule, including: 

• Creating new affordable, adequate and safe homes that are targeted for Indigenous, Black and other racialized communities, as well as for women and gender diverse people;
• Increasing the supply of supportive homes for people experiencing homelessness to relieve the pressure on shelters, hospitals and correctional facilities;
• Assisting low-income households with housing benefits to ensure they can exit homelessness and remain housed, particularly through an increased allocation under the Canada-Ontario Housing Benefit (COHB) program;
• Investing in repairs, accessibility modifications, energy efficiency and resiliency of existing homes to ensure the existing supply of homes remain safe and functional for current and future residents; and,
• Investing in long-term care facilities provided by the City and non-profit organizations to address the growing need of our senior population.

Additionally, increasing social assistance rates along with increased investments in mental health and addictions services, enhanced resources for community and primary health care providers, new and sustainable funding to ensure availability of appropriate harm reduction and overdose prevention services are critical to complement investments in housing solutions.  

United Way of Greater Toronto Donation to the City of Toronto 

This report seeks approval from City Council to accept a donation in the amount of $120,000 and enter into a donor agreement with United Way of Greater Toronto, a registered charity, to provide kitchen equipment at the new modular supportive housing building at 90 Dunn Avenue. The value of this donation exceeds the $50,000 threshold for donation acceptance under the Donations to the City of Toronto for Community Benefits Policy. As a result, City Council approval is required to accept this donation.

The donated funds will be used for one-time contribution towards the development of 90 Dunn Avenue and will not create any future year pressure on the City. The proposed changes are not included in the Housing Secretariat’s 2024 proposed budget.  

City staff will submit a request for an in-year adjustment through the next 2024 Operating Variance report.  

Financial Incentives for New Affordable Rental Homes in Downsview

In May 2024, City Council adopted the "Update Downsview Plan: Secondary Plan, Zoning By-law, Urban Design Guidelines and Master Environmental Servicing Plan" as a comprehensive planning framework for the Downsview area to guide development of resilient, sustainable and equitable complete communities.

The Downsview 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.

Canada Lands Company, a self-financing federal Crown corporation specializing in real estate and development, is planning to deliver approximately 2,560 affordable rental homes at Downsview West and Arbo (William Baker), exceeding its affordable housing requirements under the Downsview Secondary Plan (see Figure 1).

Through this report, City staff are requesting Council authorization to enter into an Memorandum of Understanding with Parc Downsview Park Incorporated, a subsidiary of Canada Lands Company, to support the delivery of the affordable housing outcomes in Downsview. This is a unique partnership opportunity for the City and Canada Lands Company to advance a public developer model on federally-owned lands.

As part of the Memorandum of Understanding, and in order to achieve these affordable housing outcomes, Canada Lands Company is requesting a waiver of planning application and building permit fees for these affordable rental homes from the City. The value of these incentives is estimated at $5.3 million. The waivers are not a direct payment from the City but rather forgone revenues.

Additionally, these affordable rental homes, which also meet the provincial definition of affordable residential units as outlined under the Development Charges Act, 1997, are eligible for waivers of Development Charges, Community Benefit Charges and Parkland Dedication requirements as required under Bill 23, More Homes Built Faster Act, 2022 (Bill 23).

Bill 23 and other recent provincial legislation (including Bill 108, More Homes, More Choice Act, 2019 and Bill 109, More Homes for Everyone Act, 2022) have negatively impacted the City's key tools and programs for creating new housing.

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

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

The Executive Director, Housing Secretariat recommends that:  

1. City Council direct the Executive Director, Housing Secretariat, in consultation with relevant City Divisions, the Accessible Housing Working Group, community housing providers, private developers, and tenant representatives, to update the City’s Affordable Rental Housing Design Guidelines (“the Guidelines”) by the third quarter 2025 to support the delivery of more accessible rental homes for Toronto residents with disabilities.

2. City Council direct the Executive Director, Housing Secretariat, as part of the process described in recommendation 1, to include in the revised Guidelines:

a. A new set of universal design standards for affordable rental units, substantially based on the recommendations of the Accessible Housing Working Group included in Column C of Table 1 in Attachment 1 to this report;

b. a new standard of accessibility for barrier-free units which exceeds minimum accessibility requirements for barrier-free units contained in the Ontario Building Code;

3. City Council direct the Chief Planner and Executive Director, City Planning, to include in their upcoming report on parking regulations in the fourth quarter of 2024, recommended changes to Zoning By-law 569-2013, that facilitate the creation of additional accessible parking spaces, by providing exemptions to standard parking requirements, as part of accessibility retrofit and improvement projects.

4. City Council request the Board of Directors of Toronto Community Housing Corporation to direct the President and Chief Executive Officer, Toronto Community Housing Corporation (“TCHC”), in consultation  with the Responsible Personal Accessibility in Toronto Housing Committee (R-PATH), to evaluate the feasibility of implementing an enhanced accessibility modification program as part of TCHC’s turnover renovation program, to gradually support increasing the number of accessible units within the City’s social housing portfolio, and report back with any additional authorities or financial impacts as part of future years budget process.

5. City Council direct the Executive Director, Housing Secretariat, in consultation with TCHC, Toronto Seniors Housing Corporation, and community housing providers, to undertake an inventory of community housing units in 2025 to consistently establish the accessibility features within the existing community housing stock, for the purpose of improving the unit advertising and matching process with households on the centralized waitlist that are eligible for a modified unit.

6. City Council direct the Executive Director, Housing Secretariat, to continue to consult with the Accessible Housing Working Group to provide advice and oversight to the development of revised Guidelines as described in Recommendations 1 and 2 above.

7. City Council re-iterate its request to the Government of Ontario to improve the adequacy and structure of social assistance programs, based on data and evidence, so that recipients are better able to meet their basic needs, including the high cost of housing in Toronto, and to equalize the benefit rate across the Ontario Works (OW) and the Ontario Disability Support Program (ODSP).

Toronto is Canada’s largest and most diverse city, and home to over 476,000 seniors and over 570,000 people with disabilities. While Toronto is facing a housing and homelessness crisis impacting residents across the City, individuals with disabilities face additional barriers to accessing housing that is affordable, accessible, and livable. These challenges include a shortage of housing options that allow safe and independent living for residents with diverse abilities, inconsistent standards and requirements for accessibility across government programs, and a lack of universal design features that accommodate diverse needs.

In 2019 City Council adopted the Toronto Housing Charter and the HousingTO 2020-2030 Action Plan, and committed the City to furthering the progressive realization of the right to adequate housing. This approach is grounded in the principle of all residents having a right to housing that is accessible and takes into account the specific needs of historically disadvantaged and marginalized groups. A human rights-based approach also engages and empowers rights-holders in the process to identify and/or implement the actions required to address barriers. The HousingTO Action Plan outlined Strategic Priorities and Actions, including to develop interventions that will improve housing outcomes for specific populations, including people with disabilities.

To advance this priority, in 2020 City Council directed the City to establish a working group consisting of community members and advocates with lived experience in accessibility, staff from the Housing Secretariat, City Planning, Toronto Building, CreateTO and stakeholders from the development industry, to explore the feasibility of increasing the percentage of accessible units and incorporating universal design features for new housing development projects part of the City's Housing Now Initiative. The Accessible Housing Working Group (AHWG) was formed to advance this mandate. In 2022, City Council expanded the working group’s scope beyond Housing Now to include other accessible housing-related matters.

The AHWG has met over 25 times since being established in 2021 to undertake analysis and provide advice to the City, including reviewing existing technical standards for accessibility included in the Ontario Building Code and the City's Affordable Housing Design Guidelines, as well as to conduct assessments of the various industry standards that exist for accessibility. The knowledge and insights of the AHWG members have been instrumental in identifying opportunities to improve the accessibility and livability of new homes, the existing barriers faced by Toronto residents with disabilities in accessing affordable rental housing, as well as actions that the City could take to increase accessibility in the City's existing rental housing stock.

The recommendations in this report were developed in close consultation with the AHWG, who led the process of shaping them. The AHWG provided analysis and advice through information sessions and workshops, with a membership that grew from the original 13 members to include over 45 of the industry's most prominent accessibility experts, advocates, stakeholders, and builders. Out of these sessions, seven recommendations have emerged that seek to align Toronto with leading Canadian and global cities in their approach to accessible housing. Principally, these recommendations will improve housing outcomes for Toronto residents with disabilities by:

• Updating the City’s Affordable Rental Housing Design Guidelines with the advice of the AHWG to improve the accessibility performance of new rental homes;
•  Implementing a set of design standards, based on Universal Design principles, for affordable rental homes in City-led and City-supported rental housing developments;
• Developing a new City standard which exceeds minimum accessibility requirements for Barrier-Free units contained in the Ontario Building Code to ensure these units are not just visitable, but truly livable for people with disabilities;
• Taking action in partnership with community housing providers to improve the accessibility of existing rental homes, including creating a consistent accessibility inventory across the portfolio of community housing in the City, and;
• Improving access pathways to accessible homes for people with disabilities, with advice from the AHWG, to better match residents looking for an accessible home with affordable housing options that meet their needs.

As Toronto's population continues to age, the need for rental housing that is both accessible and affordable will continue to grow. Taking action to improve the accessibility of new and existing homes respects the dignity and independence of people with disabilities will help enhance independence, quality of life and equitable outcomes for residents with disabilities. In addition, this work will support the City in furthering the progressive realization of the right to adequate housing.

While Toronto takes action, the insufficient rates of social assistance available through the Ontario Disability Support Program (ODSP) remains a core barrier preventing low-income Torontonians with disabilities from being able to afford an accessible home. The level of financial support provided by ODSP has not kept up with the rising costs of living. In 2023, the average market rent for a one-bedroom apartment in Toronto was $1,708, and actual asking rents for vacant apartments were much higher. Meanwhile, a single person receiving ODSP is provided $556 per month for shelter costs. This report recommends Council reiterate its many previous requests that the Government of Ontario improve the adequacy and structure of social assistance programs so recipients are able to meet their basic needs including the high cost of housing in Toronto.

The recommendations in this report do not have immediate direct financial impacts to the City, however, they will likely lead to future costs associated with their implementation. These potential impacts will be evaluated as part of future reports and Housing Secretariat and TCHC annual budget requests.

The Chief Financial Officer and Treasurer has reviewed this report and agrees with the financial implications as identified in this Financial Impact section.

Councillor Dianne Saxe, seconded by Deputy Mayor Ausma Malik, recommends that:

1. City Council direct the Executive Director, Municipal Licensing and Standards, in consultation with other appropriate Division Heads, to report to the December 5, 2024, meeting of the Planning and Housing Committee on options and feasibility of requiring that:
 

a. landlords of leased residential properties constructed prior to 1950 with six or fewer units determine if their properties have a lead water service pipe through water testing, visual inspection by a plumber, or requesting records check through 311;

b. landlords of leased residential properties with lead water service pipes disclose the presence of the pipes to tenants; and

c. landlords of leased residential properties with lead water services pipes replace them or provide tenants with an NSF-053 certified filter and replacement cartridges as needed.

City Council on June 26 and 27, 2024 referred Motion MM19.19 to the Planning and Housing Committee for consideration.

Lead poisoning poses a serious risk to the wellbeing of Torontonians, especially children and people who are pregnant. Exposure to even small amounts of lead can impede kids’ ability to learn, cause adults nerve and brain damage, and lead to miscarriages. In Toronto, upwards of 20,000 households have City-owned lead water services pipes, and likely more have privately-owned lead pipes, from which lead can leach into drinking water.

Through the Priority Lead Water Service Replacement Program and Capital Water Service Replacement Program, the City of Toronto has taken important steps to eliminate lead pipes. However, landlords currently have no obligation to replace dangerous lead pipes on their properties, nor inform potentially vulnerable tenants that they are present. 

Tenants must not be kept in the dark. This motion seeks to protect tenants, especially those who are pregnant or have young children, by requesting that staff investigate requiring landlords to inspect their property for lead pipes, disclose the presence of lead pipes if they are found, and take action to prevent lead poisoning, either by replacing the pipes or providing their tenants with a high-quality filter. Currently, the City of Toronto provides a rebate for these filters for families with young children or pregnant women who earn under $50,000 – a lead poisoning prevention By-law would protect the right of every tenant to clean water while minimizing expense to the City. 

Implementing this By-law would make Toronto a leader in lead poisoning prevention as one of the first cities in Canada to require both disclosure and mitigation or replacement of lead pipes. However, the By-law would not be unprecedented – the Regina, Saskatchewan City Council approved requiring property owners to replace the private portion of lead water pipes in conjunction with city repairs when they take place in 2021.

Whether they own or rent their homes, Torontonians should feel safe turning on their faucets. Through a lead poisoning prevention By-law, the City can ensure that no tenant feels uninformed or helpless when it comes to the critical threat of lead poisoning.